Window Safety Devices & Fire Safety Compliance: What Sydney’s North Shore Strata Committees Need to Know

Under the Strata Schemes Management Act, the owner’s corporation is responsible for installing and maintaining window safety devices on common property windows. This cost comes from the administrative fund unless your by-laws specify otherwise. Larger-scale maintenance or replacement programmes may be planned through your 10-year capital works fund.

Individual lot windows may also be captured under your by-laws, so it’s worth checking your specific scheme’s documentation.

Why Audit Season Triggers Inspection Requests

Many strata schemes schedule window safety audits annually or biannually as part of their broader compliance review. The audit process typically involves:

1. Walking every floor of the building and identifying windows that meet the two-condition threshold.
2. Checking whether an approved device is fitted and in working order.
3. Documenting any gaps and scheduling remediation.

This is exactly the time our team gets busy. We carry out inspections across North Shore apartment buildings, assess every window against the regulatory criteria, supply compliant restrictors where needed, and provide documentation for your records.

What Happens if You’re Not Compliant?

Beyond the obvious safety risk to children in your building, non-compliance exposes the owner’s corporation to liability if an incident occurs. Strata committees have a duty of care — acting on audit findings promptly is the best protection.

After the Fire Inspection

The Annual Fire Safety Statement

Most strata buildings in NSW — particularly residential apartment blocks — are required to submit an annual fire safety statement to their local council and Fire and Rescue NSW. This statement certifies that all essential fire safety measures in the building (sprinklers, fire doors, exit lighting, smoke detectors, and so on) have been assessed by an accredited fire safety practitioner and are functioning correctly.

From 13 February 2026, an important change came into effect: all apartment buildings in NSW must now have their essential fire safety systems inspected and tested in accordance with Australian Standard AS 1851-2012. If the standard is not followed, building owners and the owners corporation — which includes all lot owners — can be held responsible and fined.

Key compliance points for your strata committee to note:

• The accredited practitioner must leave a physical logbook on site after each inspection. Electronic records alone are not sufficient.
• You do not need to upgrade your fire systems unless specifically ordered by your local council — the obligation is to maintain what is already installed.
• After inspection, follow-up repair work may be required, and some of that work requires a licensed tradesperson (electrical, plumbing, or locksmith, depending on the defect).

The Smart Move: Use a Local Locksmith for Post-Inspection Repairs

Here’s something many strata managers and committee members don’t realise until they’ve done it the expensive way: fire safety companies are not necessarily the best (or the cheapest) people to carry out the repairs.

Fire safety practitioners are specialists in assessing and certifying. When they identify defects — a fire door that doesn’t self-close properly, a panic bar that’s stiff, a door that won’t latch under pressure — they will note it in their report. But having the same company come back to fix those defects often comes at a significant premium.

A licensed local locksmith who specialises in strata work can handle the vast majority of hardware-related fire door and exit door deficiencies at a fraction of the cost. This includes:

• Fire door hardware adjustments and replacements (hinges, closers, latches, seals)
• Panic bar and push bar repairs and replacements
• Door alignment and frame repairs affecting self-closing function
• Exit sign and emergency hardware associated with doors
• Re-keying and master key system updates following inspection

At Lock, Stock and Barrel Locksmiths, we work with strata managers across the North Shore to review fire inspection reports, identify the items we can cost-effectively address, and complete those works quickly — often before the next committee meeting.

What to Do When You Receive Your Fire Inspection Report

1. Read the defect list carefully. Separate items that relate to electronic/detection systems (smoke alarms, sprinkler heads, panel issues) from items that relate to doors, hardware, locks, closers, and exit devices.
2. Contact a local locksmith for a quote on the hardware items before going back to the fire company. The savings can be substantial, especially in larger buildings.
3. Act promptly. Critical fire safety deficiencies must be rectified before your next statement is due. The longer they sit, the greater your exposure.
4. Keep documentation. Ensure any remedial work is recorded and can be presented alongside your fire safety statement.

Why North Shore Strata Schemes Trust a Local Locksmith

We’ve been working with strata committees, managers, and owners corporations across Sydney’s North Shore for many years. We understand the pressure of compliance season — the tight timelines, the need for clear documentation, and the importance of getting the job done right the first time.

Whether you’re preparing for an audit, following up on a fire inspection report, or just not sure whether your building’s windows are compliant, we’re the people to call.

Our strata services include:

• Window safety device inspections, supply, and installation
• Fire door and exit hardware repairs following annual inspections
• Master key system design, installation, and ongoing management
• Lock replacements and security upgrades for common property
• Emergency locksmith call-outs for strata common areas

We provide written reports to support your compliance records — something strata managers tell us is invaluable come audit time.

Quick Reference: NSW Strata Window Safety Rules

Condition	Requirement
Window bottom is less than 1.7m from the inside floor AND the floor is 2m+ above outside ground	Safety device required
Window is fixed (does not open)	Not required
Window bottom is 1.7m or higher from the inside floor	Not required
Opening restricted to 12.5cm or less	Device is compliant
Device must resist outward force of	At least 25 kg
Who pays for installation	Owners corporation (admin fund)

Get in Touch

Audit season waits for no one. If you’re a strata manager or committee member on Sydney’s North Shore and you need window safety device inspections, fire door hardware repairs, or a general strata security assessment, get in touch with our team today.

We’ll give you a clear scope, a competitive quote, and the documentation you need to keep your building compliant and your residents safe.

Lock, Stock & Barrel Locksmiths – servicing Sydney’s North Shore, from Turramurra to Hornsby, St Ives to Pymble – and everywhere in between. Contact us today for more information.

This article is general in nature. For specific advice about your strata scheme’s compliance obligations, consult your strata manager or refer to the NSW Government strata safety guidelines.