Published 2026-10-22 by Neighbourhood Electrician
Rental properties make up a large share of homes in Bondi, Randwick, Coogee and the rest of the Eastern Suburbs, and smoke alarms are one of the clearest legal obligations a landlord has. This is a plain-English summary of what the rules require, and how to make compliance easy across one property or a whole portfolio.
The basics
Every home in NSW must have working smoke alarms on each level. For rental properties, the Residential Tenancies Regulation sets out extra obligations for landlords.
What landlords must do
- Ensure smoke alarms are installed and in working order
- Check alarms every year
- Replace removable batteries every year, and replace lithium batteries within the period the manufacturer recommends
- Replace an alarm within the period the manufacturer recommends, typically 10 years
- Repair or replace a faulty alarm within two business days of becoming aware of it
Hardwired alarms must be repaired or replaced by a licensed electrician. Check the current rules with NSW Fair Trading, as they can change.
Tenants' part
Tenants must tell the landlord or agent when a smoke alarm is not working, and must not remove or disconnect an alarm or its battery. Depending on the alarm, tenants may be allowed to replace a removable battery. A clear reporting process, set out at the start of the lease, makes it far more likely that faults are reported quickly.
Terraces and multi-level homes
A three-level terrace needs alarms on every level. We recommend interconnecting them so an alarm on any floor sounds throughout the house.
Terraces in Paddington, Woollahra and Randwick often have bedrooms on a different level to the living areas, with a steep staircase in between. In that layout, an alarm sounding on one floor may not be heard on another, especially with doors closed. Interconnection solves that, and hardwired interconnected alarms can often be added without major disruption by using the roof space and existing cavities.
Apartments
In apartment buildings, responsibility for alarms inside a unit can depend on the building and its by-laws. Check with your strata manager who looks after them. Building-wide fire detection and alarm systems are the owners corporation's responsibility, and are maintained by fire safety contractors.
Which type of alarm?
Photoelectric smoke alarms are the type recommended by Fire and Rescue NSW. They respond well to the smouldering fires that are common in homes. If your property still has older ionisation alarms, replacing them with photoelectric alarms when they reach their replacement date is a sensible upgrade.
Keeping records
For each property, keep a record of every check: the date, each alarm's location, its type and expiry date, battery replacement and the result of the test. If an alarm is replaced, note when and why. These records protect you as a landlord and give the property manager a clear picture of what is due next.
Notice and access
Landlords must give tenants proper notice before entering for smoke alarm checks or repairs. Your property manager will know the current notice periods. Combining smoke alarm checks with other routine maintenance reduces visits.
Making it easy
We work with property managers across the Eastern Suburbs. Send us a list of properties and we'll book them in, test them and give you a record for each. Faulty or out-of-date alarms can be replaced on the same visit. More on our smoke alarm installation service, or call 0421 772 661.
Between tenancies
The gap between tenants is the easiest time to test every alarm, replace batteries and upgrade older alarms, because there is no one to disturb and no notice to give. Many property managers book a smoke alarm check as part of the routine before a new lease starts.