Strata Fire Safety Services

Comprehensive, compliance‑focused fire safety services for Owners Corporations, Strata Managers and Building Managers. Bells Fire delivers inspections, reporting, design and advisory services that help you meet your obligations, manage risk and keep residents safe.

Bells Fire coordinates and conducts the performance assessment of installed essential fire safety measures in preparation for the AFSS.

What we do

• Review the list of essential fire safety measures for the building
• Verify inspection, testing and maintenance records
• Functionally test measures and verify performance against relevant standards
• Compile evidence and reporting to support AFSS issuance

We conduct programmed inspection, testing and maintenance of fire protection systems and equipment in accordance with AS 1851:2012. Typical assets include

• Fire detection and alarm systems
• Occupant warning and EWIS
• Fire sprinkler, hydrant and hose reel systems
• Portable fire extinguishers and fire blankets
• Fire doors, passive fire and smoke control features
• Emergency and exit lighting

Deliverables

• Site attendance and routine service in line with the prescribed frequencies
• Rectification notes for defects and non‑conformances
• Asset registers and test records suitable for audit

We can be formally appointed to act on behalf of the Owners Corporation to manage the AFSS process end‑to‑end.

Scope

• Liaison with Council and certifying practitioners
• Coordination of contractors and access arrangements
• Collation and verification of evidence
• Preparation and lodgement support for the AFSS

Independent evaluations of the condition, compliance and lifecycle status of your fire safety assets.

Outcomes

• Condition grading and risk prioritisation
• Defect lists with recommended corrective actions
• Capital planning inputs (renewal/upgrade budgeting and timing)

Objective review of your current service provider’s activities to confirm alignment with AS 1851:2012 and site requirements.

Includes

• Audit of maintenance records and test frequencies
• Sampling verification of on‑site asset performance
• Gap analysis against AS 1851:2012 clauses and manufacturer requirements
• Practical recommendations to address shortfalls

 Design and documentation for new works, refurbishments and performance upgrades.

Capabilities

• Smoke detection and occupant warning systems 
• Sprinkler and hydrant layouts and performance checks
• Emergency and exit lighting design and photometrics
• Passive fire protection detailing and fire door schedules
• Performance solutions and design reports as required

Deliverables can include concept options, detailed design drawings, specifications, calculations and compliance statements. 

We attend committee and general meetings as your fire safety specialist to inform decision‑making.

How we help

• Explain obligations, risks and options in plain language
• Present inspection findings, defect priorities and budget options
• Provide independent advice on tenders, quotations and scope decisions
• Support resolutions and implementation plans

1. Discovery & Scope – confirm assets, building classification and objectives
2. Inspection & Testing – conduct on‑site activities to the required standards
3. Evidence & Reporting – produce clear, auditable records and recommendations
4. Close‑out & Certification Support – coordinate rectifications and AFSS actions
5. Ongoing Compliance – establish routine schedules and improvement plans

• Strata‑focused expertise across mixed‑use and residential portfolios
• Transparent, standards‑aligned methodology
• Clear communication for committees and residents
• Practical, staged recommendations to suit budgets and programs

Ready to schedule AS 1851:2012 inspections, arrange AFSS, review your incumbent contractor, or seek independent design/advice? We’re here to help

Contact us