Are You Over-Maintaining
Your HVAC Systems?
Many businesses are spending valuable time and money over-maintaining HVAC systems that don’t require detailed fire compliance testing. The issue lies in common confusion of AS1851-2012 – the Australian Standard that outlines the routine servicing of fire protection systems and equipment. Learn which systems actually need testing to cut your costs while improving compliance.
TL:DR – Key Takeaways
- Costly Confusion: Many businesses are overspending on HVAC fire compliance due to a misinterpretation of the Australian Standards, specifically Section 13 of AS1851-2012.
- Critical Distinctions: Full testing and reporting are only mandatory for systems that actively manage smoke during fire conditions.
- Easy Fixes: Classify your systems correctly. By identifying system functions you can ensure you are not running unnecessary detailed testing on non-operational HVAC systems and remain compliant with standards.
Understanding AS1851-2012
AS1851-2012 is clear: HVAC systems serve different roles in the case of a fire event. Yet across many sites, general systems like office AHUs, retail ventilation, and standard air conditioning are mistakenly maintained as critical safety assets. The key distinction? whether a system is meant to operate or shut down during a fire event. By recognising this critical difference teams can streamline maintenance and reduce costs without compromising safety.
AS1851-2012, Section 13 – The Cost of Compliance Confusion
Section 13 of AS1851-2012 outlines routine service requirements for smoke hazard management systems. But here’s the catch: it only applies to systems that operate during a fire – not every HVAC unit in your building. Despite this, many contractors and asset managers are still applying the full Section 13 treatment to all HVAC systems, including those designed to shut down when an alarm is triggered. The result?
- Unnecessary maintenance driving up costs.
- Service contracts inflated with redundant testing.
- False compliance flags complicating audit processes.
- Critical fire systems receiving less attention than needed.
- Teams managing excessive paperwork for non-essential systems.
This kind of over-servicing results in a fire compliance approach that may look thorough on paper but fails to prioritise the systems that truly matter in a critical fire event. When section 13 is applied too broadly, it means a compliance strategy that appears comprehensive for your business but diverts attention and resources from the systems that genuinely matter.
So What Does Section 13 Actually Require?
Systems like smoke exhaust, stair pressurisation, or zone smoke control must remain operational in a fire so they need the full suite of inspection and testing defined in Section 13 of AS1851-2012. But for shutdown systems like general office Air Handling Unites (AHUs) or retail ventilation systems, the standard only requires a functional check to confirm that they shut down when the fire alarm is activated. That’s it! No detailed inspections, formal test routines, or ongoing reporting required for these non-operational systems.
Four Steps to Smart HVAC Compliance
Here’s how to eliminate unnecessary servicing while staying 100% compliant with the standard:
- Know the fire function – Check your Fire Matrix or Fire Engineering Report to determine which HVAC systems operate vs. shut down during fires.
- Match testing to function – Apply Section 13 for operational systems only as these need detailed testing, reports, and logbooks. Shutdown systems get basic checks.
- Simplify shutdown checks – Verify systems shuts down during fire alarm testing.
- Update your contractors – Update digital maintenance schedules and contracts to reflect actual requirements. Avoid over-servicing by ensuring everyone understands what’s in-scope and what’s not.
Getting AS1851-2012 Right — Why Accurate Compliance Matters
Over-maintenance of systems that don’t require it drains your budget, wastes technician time, and distracts from true life safety priorities. By clarifying how Section 13 should be applied, you can:
- Improve your site’s cost efficiency
- Avoid false non-compliance; and
- Focus efforts on critical fire safety systems that matter most.
Still unsure whether you’re servicing the right systems? Our team can help you review your HVAC assets and fire matrix documentation to align with the standard cutting unnecessary work while keeping your compliance airtight.
Glenn Talbot, Founder and Managing Director of Verified, has extensive experience and knowledge across the Australian Standards for Fire Safety Maintenance. He can walk you through what’s in scope, what’s not, and how to focus your efforts where they matter most. Reach out to chat with Glenn to ensure you are not over-maintaining your HVAC systems.