Compliance isn't glamorous. It doesn't feel urgent until it becomes urgent — usually when a deadline has passed and penalties are looming.
But the fines for missed strata compliance deadlines in NSW are substantial. More importantly, compliance gaps create liability exposure for committees and can affect insurance coverage.
Here are six deadlines that Sydney strata committees commonly miss — and what you need to know about each.
Your AFSS must be submitted within 12 months of the previous statement. The inspection and testing must occur no more than three months before lodgement.
The penalty for failing to submit a compliant AFSS on time can be substantial — up to $110,000 in court-imposed penalties, or on-the-spot fines. Even smaller fines of around $4,000 per week can accumulate quickly.
What your manager should do: Track the AFSS anniversary date, book inspections at least four months in advance, allow time for any required repairs, and submit before the deadline with confirmation of receipt.
Since June 2022, all NSW strata schemes must submit annual reports to the Strata Hub within three months of their AGM. There's a $3 per lot administrative fee.
Non-compliance can result in fines up to $5,500. Beyond the fine, failure to report affects the scheme's compliance record and may trigger additional scrutiny from Fair Trading.
What your manager should do: Calendar the reporting deadline immediately after each AGM, gather required information in advance, and submit well before the deadline.
When key information changes — new secretary, new chairperson, new strata manager, new building manager, emergency contact changes — you have 28 days to update the Strata Hub.
Fines up to $2,200 apply for failing to update within this timeframe. It's an easy deadline to miss, especially when committee changes happen mid-year.
What your manager should do: Build Strata Hub updates into the AGM process and maintain a standing reminder to update whenever key personnel change.
If your strata scheme has a pool or spa, it must be registered with your local council. More importantly, it must be inspected every three years to verify barrier compliance.
Operating an unregistered or non-compliant pool creates serious liability exposure. If a child drowning occurred in an unregistered pool, the legal and personal consequences for committee members would be severe.
What your manager should do: Maintain the registration, track the three-year inspection cycle, book inspections in advance, and address any compliance issues identified.
From 13 February 2026, all NSW apartment buildings must have their essential fire safety systems inspected and tested under Australian Standard 1851-2012. This is a new requirement that many buildings are not yet prepared for.
This standard requires more rigorous and documented maintenance than many buildings currently have in place. Contracts with fire safety practitioners may need to be updated.
What your manager should do: Start preparing now. Review current fire safety maintenance arrangements, consult with your Accredited Practitioner (Fire Safety), and update contracts before the deadline.
Smoke alarms must be replaced within 10 years of manufacture — or earlier if specified by the manufacturer. From July 2025, only accredited fire safety practitioners can service alarms, and maintenance must align with AS 1851-2012.
For hardwired alarms connected to the building's fire panel, the owners corporation is typically responsible. For standalone battery alarms in individual lots, responsibility varies by scheme.
What your manager should do: Maintain a register of all smoke alarms including manufacture dates, track replacement schedules, and ensure servicing is conducted by appropriately qualified practitioners.
These deadlines exist because the underlying obligations matter — fire safety, pool safety, proper governance. They're not arbitrary bureaucracy.
A good building manager doesn't just track these deadlines — they complete requirements early, allowing time for unexpected issues. They don't submit on the due date; they submit weeks before it.
If your committee is regularly surprised by looming deadlines or has received fines for late compliance, that's a building management problem worth addressing.
How does your building management measure up?
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NSW Environmental Planning and Assessment Act 1979 — AFSS penalties
NSW Government: Strata Annual Reporting — https://www.nsw.gov.au/housing-and-construction/strata/annual-reporting
PICA Group: NSW State Legislation Updates — https://picagroup.com.au/nsw-state-legislation/
NSW Fair Trading: Swimming Pool Register requirements
SmokeSafe: Smoke Alarm Compliance NSW July 2025 — https://smokesafe.com.au/smoke-alarm-compliance-nsw-july-2025/
Dino Biordi
Founder & Managing Director, LUNA Management
25+ years in construction | NSW ABMA Independent Review Panel
A Building Manager oversees the safety, security and maintenance of designated properties and ensures that these properties comply with all applicable regulations. A Building Manager is also known as a Facilities Manager, Caretaker or Resident Manager. They are assisting the Owners Corporation with managing the common property, controlling the use of the common property by non-residents, arranging the maintenance and repair of common property.
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