AFSS Failed? The Critical Fix is Passive Fire Sealing

The sinking feeling a strata manager gets when their Annual Fire Safety Statement (AFSS) is rejected is one we understand well. It brings fines, increased insurance risk, and immediate stress. While active systems like sprinklers get most of the attention, the most common culprit for failure, and the most critical safety lapse, is often hidden: Passive Fire Protection. This involves the hidden elements designed to contain fire and smoke within a compartment.

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Where Passive Fire Fails (and Why Strata Managers Miss It)

Passive fire protection is designed to compartmentalise a building and stop the spread of fire and smoke. These systems fail when contractors penetrate fire-rated walls or slabs for services (pipes, cables, ducts) and fail to properly reinstate the fire rating.

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• The Penetration Problem: Every hole for a service that runs between apartments or floors (a penetration) is a potential failure point. If these are not sealed with an approved fire-rated system (fire collars, sealants, pillows), the fire compartment is breached.

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• AFSS Implications: An Accredited Fire Safety Practitioner (APFS) will fail a building that has compromised compartmentation, directly preventing the issue of the AFSS and exposing the Owners Corporation to legal and insurance risks.

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The Dapcor Solution: Audit, Rectify, Certify

We approach passive fire upgrades systematically to ensure full compliance:

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• Detailed Audit: Comprehensive inspection of common areas and service risers to identify all unsealed or non-compliant penetrations in fire-rated walls and slabs.

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• Specialised Rectification: We use certified, compliant fire stopping products (often specific to the type of penetration, e.g., plastic pipe vs. metal duct) to reinstate the fire rating of the compartment.

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• Certification and Documentation: We provide the necessary documentation to support the Accredited Practitioner (Fire Safety) for the AFSS, ensuring a clear path to compliance.

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Trust Data and Compliance Assurance

The regulatory environment in NSW demands professional rigour in fire upgrades. Our commitment to quality means your project is handled by specialists who understand the complexity of the Environmental Planning and Assessment Regulation 2021 (EP&A Regulation).

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Dapcor’s 4.5-Star iCIRT Rating (Gold Confidence) assures strata managers that they are engaging a financially stable and capable firm to undertake these crucial life-safety works.

Don't risk AFSS failure or resident safety due to hidden passive fire defects. Secure your compliance with a specialist who understands the audit-to-certification pathway.

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Request a passive fire audit and upgrade consultation for your strata scheme today.

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See our full range of fire upgrade solutions: Fire Upgrades

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