Window safety devices are a serious compliance issue for NSW strata buildings and managed residential properties. The purpose is simple: reduce the risk of children falling from windows while still allowing windows to be used safely by residents.
For strata managers, owners corporations and property managers, the challenge is not only installing a device. The real challenge is keeping evidence that the right windows have been checked, the devices are working, defects have been recorded and repairs have been followed up.
NSW Government guidance explains that certain strata windows must have safety locks if the lowest part of the window is within 1.7 metres above the inside floor and the inside floor is 2 metres or higher above the outside ground. The device must stop the window opening more than 12.5 centimetres and must resist a force equivalent to 25 kilograms. Owners corporations are responsible for installation and repair unless the strata scheme has adopted a by-law that says otherwise.
For property managers and landlords, window safety is also part of good rental risk management. A window may have had a restrictor installed years ago, but that does not mean it is still operating properly today. Devices can become loose, keys can be lost, residents can disengage hardware, frames can deteriorate and old reports can become too vague to rely on.
The safest management approach is to treat window safety as an inspection, reporting and reinspection process. A proper inspection should identify which windows were inspected, which safety devices were present, which devices appear to be working, which items need repair, and which areas could not be accessed.
Flyscreens should not be treated as a solution unless they are specifically designed and strong enough for the safety requirement. Standard insect screens are not enough. Managers should also be careful with language. If a building needs certification or compliance assurance, the inspection scope, limitations and device application must be clear.
Haven Compliance provides child safety window lock inspections, window safety device audits and photo-backed reports for strata and managed properties across Sydney and NSW. We also support ongoing maintenance and reinspection programs so strata managers can keep clear evidence that window safety devices remain fully compliant with annual inspection requirements.
Key takeaways
1 Some NSW strata windows require safety devices based on internal and external height.
1 The relevant opening limit is less than 12.5cm.
1 The device must resist force equivalent to 25kg.
1 Owners corporations are responsible for installation and repair unless a by-law says otherwise.
1 A device being present is not the same as having current inspection evidence.
1 Annual inspection records help managers prove ongoing maintenance.
- Photo-backed reports are stronger than informal notes.
Call to action
If you manage a strata building, rental portfolio or residential property in Sydney or NSW, contact Haven Compliance for a window safety inspection quote.
Why property managers should not rely on old installation records
Many buildings had child safety devices installed years ago, but installation is only one part of the risk-management picture. A lock or restrictor can be fitted correctly on day one and still become unreliable later. Screws can loosen, timber can split, aluminium frames can wear, keys can disappear, residents can disengage devices and repair work can change how a window operates.
This is why a current inspection record is valuable. It gives the strata manager or property manager a practical snapshot of what exists now, not what someone believes was installed in the past. A good record also makes it easier to brief owners, committees and contractors without relying on memory.
What a strong window safety report should include
A useful report should include the property address, inspection date, inspection scope, areas inspected, unavailable areas, photos, defect notes and recommended next steps. For strata buildings, the report should be easy to follow by lot, unit, level, room or window position depending on the building layout.
If rectification is required, the report should separate urgent issues from routine follow-up. It should also make it clear whether a device is missing, damaged, loose, inoperable, unable to restrict the window properly or unable to be assessed because access was not available.
What strata committees usually want to know
Committees usually ask simple questions: are we covered, what failed, how much work is needed, which lots were missed and what should we do next? The inspection process should be built around answering those questions clearly.
Haven Compliance’s role is to make that process easier. We inspect, document, report and help managers move from uncertainty to action. For buildings that need ongoing maintenance evidence, Haven can also support reinspection programs and annual inspection records.
Suggested internal links
Link this article to the Child Window Safety Compliance Sydney page, the Strata Window Lock Compliance NSW page, the 125mm/250N guide, the inspection checklist and the pricing page.
