With Queensland’s final smoke alarm compliance deadline now less than a year away, many lot owners and committees are starting to ask what action needs to be taken before 1 January 2027.

While smoke alarm compliance is often viewed as an individual owner’s responsibility, responsibility within community titles schemes is not always straightforward. For many bodies corporate, particularly older schemes, now is an ideal time to start raising awareness and ensuring owners understand their obligations before the deadline arrives.

Queensland’s smoke alarm reforms have been progressively introduced over several years, with the final stage commencing on 1 January 2027. From that date, all residential properties, including units and townhouses, must comply with the current smoke alarm requirements.

Although many investment properties and recently sold properties may already meet the standards, some owner-occupied lots may still contain older smoke alarms that are no longer compliant. Existing alarms may be beyond their service life, may not be photoelectric, or may not be interconnected as required under the legislation.

As the deadline approaches, demand for electricians and smoke alarm specialists is expected to increase significantly, making early planning a sensible step for owners.

One of the most common questions received by body corporate managers is whether responsibility for smoke alarms falls on the lot owner or the body corporate.

Under the Body Corporate and Community Management Act 1997 (Qld), smoke alarms could be considered utility infrastructure. Whether the body corporate or the individual owner is responsible depends on how the smoke alarm system operates within the scheme. In most cases, smoke alarms located within a lot are the responsibility of the lot owner. This is generally the case where the alarm only services that particular lot and does not communicate with other lots or a central monitoring system.

However, the position can change where smoke alarms are connected to a central fire indicator panel, back-to-base monitoring system, or are otherwise integrated into a broader building fire safety system. Adjudicators have previously determined that smoke alarms connected to a central fire indicator panel or monitoring system may be capable of servicing more than one lot, potentially making them the responsibility of the body corporate.

As a result, schemes with central fire systems should obtain advice specific to their building rather than assuming that responsibility rests solely with individual owners.

It is important to note that responsibility for maintenance and replacement is separate from responsibility for ensuring compliance. Even where individual lot owners are responsible for smoke alarms within their lots, committees may still wish to take reasonable steps to educate owners about the approaching deadline and the importance of compliance.

Owners may wish to start reviewing their smoke alarm arrangements now rather than waiting until the final months before the deadline.

This may include checking the age of existing smoke alarms, confirming whether alarms are interconnected where required and obtaining advice from a qualified professional regarding compliance. Where upgrades are necessary, owners can then plan and budget accordingly rather than facing last-minute time pressures.

Owners who are considering selling or leasing their property in the coming years may also benefit from addressing any compliance issues early, particularly as smoke alarm obligations already apply in certain sale and tenancy situations.

While committees are generally not responsible for smoke alarms located within individual lots, they can still play an important role in helping owners stay informed and understand their obligations.

Simple steps such as including reminders in committee newsletters, circulating links to Queensland Fire Department guidance material, or raising the issue at annual general meetings can help ensure owners are aware of the approaching deadline and any obligations that may apply to their lot.

Providing information well in advance may also reduce confusion and encourage owners to investigate their individual circumstances sooner rather than later, particularly as demand for electricians and smoke alarm specialists is expected to increase as the 1 January 2027 deadline approaches.

Given smoke alarm requirements already apply in certain sale and tenancy situations, committees may also wish to remind affected owners of their obligations when they become aware that a lot has recently been sold or leased.

Although much of the discussion surrounding smoke alarms focuses on legislative compliance, the reforms are ultimately aimed at improving safety outcomes.

Modern interconnected photoelectric smoke alarms provide earlier warning of fire and increase the time available for occupants to respond and evacuate safely. In strata communities, where residents may include families, elderly occupants and other vulnerable persons, ensuring smoke alarms are functioning correctly remains an important safety consideration.

With less than a year remaining before Queensland’s final smoke alarm compliance deadline takes effect, now is an appropriate time for both owners and committees to review their current arrangements and take any necessary steps towards compliance.

As always, where uncertainty exists regarding responsibility for smoke alarms within a particular scheme, bodies corporate and owners should obtain legal or specialist advice tailored to their specific circumstances.