SMOKE ALARM COMPLIANCE IN QUEENSLAND: PREPARING FOR 1 JANUARY 2027
The final compliance deadline for Queensland’s smoke alarm reforms is fast approaching. From 1 January 2027, all domestic dwellings must meet the updated legislative requirements.
If you are a body corporate committee member, caretaker, letting agent, or planning to sell, now is the time to review compliance. Delays can lead to settlement adjustments, contractual disputes, regulatory action, and avoidable stress.
Here is what you need to know.
What the Law Requires
Under the Fire and Emergency Services Act 1990 (Qld), the Building Fire Safety Regulation 2008 (Qld) and the Queensland Development Code (QDC MP 6.1), smoke alarms in domestic dwellings must:
- Be photoelectric and comply with AS 3786:2014.
- Be installed:
- In each bedroom;
- In hallways connecting bedrooms to the rest of the dwelling (or between bedrooms and the remainder of the storey if no hallway exists); and
- On each storey of the dwelling.
- Be interconnected, so if one alarm activates, they all activate.
- Be hardwired or powered by a 10-year non-removable battery.
- Be replaced if more than 10 years old.
From 1 January 2027, these requirements apply to all residential dwellings, including strata lots.
Bodies Corporate – What Is (and Is Not) Your Responsibility
It is important to distinguish between:
- Lot owner responsibility: Lot owners are responsible for smoke alarms within their lots; and
- Body corporate responsibility: Bodies corporate are responsible for:
- Fire safety installations on common property (for example, hydrants, extinguishers, fire panels, exit lighting)
- Maintaining evacuation plans and records where required under the Regulation
- Ensuring compliance with inspection and maintenance obligations for common property systems
While the body corporate does not usually maintain smoke alarms inside lots, committees should be mindful that widespread non-compliance within a scheme can create risk, disputes, and reputational issues — particularly where management rights are involved.
A proactive communication and education approach is often the most effective strategy.
Management Rights and Letting Considerations
Caretaking agreements may include obligations relating to routine testing or compliance oversight. These should be reviewed carefully.
For rental properties, landlords must ensure smoke alarms are compliant at the start of each tenancy and in accordance with prescribed testing requirements. Failure to comply can expose landlords and agents to regulatory and civil risk.
Now is the time to:
- Review agreements;
- Confirm responsibility allocation; and
- Schedule inspections ahead of 2027.
Selling Property – Avoid Settlement Issues
Queensland contracts require sellers to disclose whether smoke alarms comply with legislative requirements.
If alarms are not compliant at settlement, the buyer is typically entitled to a price adjustment (currently 0.15% of the purchase price under standard REIQ contracts).
Inaccurate disclosure can also expose a seller to misrepresentation claims in certain circumstances.
For smooth conveyancing:
- Conduct a compliance check early;
- Replace non-compliant alarms before listing; and
- Retain installation records or certificates.
Practical Steps – Act Now
For Bodies Corporate:
- Audit common property fire safety installations.
- Ensure inspection and maintenance records are current.
- Communicate upcoming 2027 obligations to lot owners.
- Review caretaking agreements.
For Owners
- Inspect all alarms.
- Replace alarms older than 10 years.
- Ensure interconnection requirements are met.
- Obtain confirmation of compliance before sale or lease.
- Engage a suitably licensed electrician or qualified fire safety contractor for installation and certification.
How Quartz Legal Can Assist
Strata compliance intersects with property law, contract law and regulatory obligations. We advise bodies corporate, managers, landlords and sellers on compliance strategy, contractual risk and dispute resolution.
For tailored advice, contact us at info@quartzlegal.com.au.
Disclaimer
This update is provided for general information only and does not constitute legal advice. Readers should not act solely on the information contained herein. Specific advice should be sought from a qualified legal practitioner regarding your circumstances before entering into any property transaction or contract.
Written by Vanessa Sciortino, Legal Practice Director, Quartz Legal Qld