Window Safety Regulations for Strata and Apartment Buildings

September 8th, 2026

Key Takeaway 

• The NCC’s fall prevention requirement applies the same way in apartments as in standalone homes, but the trigger height depends on the room. Openable bedroom windows 2 metres or more above the floor must be fitted with a compliant barrier, openable windows in other rooms trigger at 4 metres or more
• Apartment buildings carry higher aggregate risk than a single home due to multiple households, children, across many storeys 
• Compliance responsibility in strata setting can be more complex than a single owner home, involving common property and body corporate considerations 
• CommandeX Kids Fallsafe Screens meet AS5039-2023 for fall prevention while allowing windows to fully open

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Apartment living comes with a version of window fall risk that’s easy to overlook, precisely because it’s spread across many households rather than concentrated in one home. With apartment construction continuing to grow across major Australian cities, more buildings than ever are subject to these NCC requirements. While compliance is mandatory for new builds, verifying that every window in a new development actually meets the standard, and remains compliant over time, is worth confirming rather than assuming.

What does the NCC require in apartment buildings?

Under NCC clause P2.5.2, a barrier is required where a person could fall 2 metres or more from an openable bedroom window, or 4 metres or more from an openable window in any other room. That barrier must either restrict the window to a maximum 12.5cm opening, or be a screen independently tested to withstand 25kg of outward force at three points. For further information read our blog on window fall protection. 

In an apartment building, these thresholds are reached quickly. A typical bedroom window on the second floor or above will usually fall within the 2-metre bedroom trigger, and living areas or kitchens on higher floors will often exceed the 4-metre threshold for other rooms.

Why strata buildings need particular attention

A single-family home has one household managing window safety for their children. An apartment building can have dozens of households, and fall risk isn’t limited to families with young kids, with any young child who visits is exposed to same risks regarding non-compliant window. 

Strata buildings also often predate current fall prevention requirements. Older apartment stock built before these NCC provisions existed may have no fall protection at all on upper-floor windows, creating a genuine compliance gap that only becomes visible when someone actually checks.

Who’s responsible for compliance?

Responsibility can sit in different places depending on the specific window and the building’s strata arrangements. Windows and their fittings are usually classified as common property unless the strata agreement says otherwise. Body corporates and owners should clarify responsibility for their specific buildings rather than assume it defaults one way.

However regardless of who holds responsibility, the underlying safety risks exist either way. 

A note on NSW-specific strata legislation

In addition to the general NCC requirement covered above, NSW has its own specific strata window safety legislation that applies more narrowly, but with different trigger conditions.

Under NSW law, a window safety device is required where all of the following apply:

• The window can be opened
• The lowest part of the window opening is less than 1.7 metres above the inside floor
• The inside floor is 2 metres or more above the ground or surface outside
• The window is on common property, or forms part of a residential lot within a strata scheme

Where this applies, the device must restrict the opening to a maximum of 125mm or be capable of withstanding an outward horizontal force of 250N (approximately 25kg).

The Owners Corporation is generally responsible for installing and maintaining these devices on common property and applicable lot windows. Non-compliance can result in a penalty notice of up to $550. Lot owners may install a device themselves after notifying the Owners Corporation; tenants need written permission from their landlord first.

This NSW-specific rule operates alongside the general NCC requirement, strata buildings in NSW should ensure compliance with both.

The compliant solution: Kids Fallsafe Screens

CommandeX Kids Fallsafe Screens are independently tested and compliant with AS5039-2023 specifically for fall prevention. They withstand 25kg of outward force at three points, meeting NCC requirements while allowing windows to be fully opened for ventilation and airflow, a meaningful benefit in apartment buildings where natural cross-ventilation is often more limited than in a standalone home.

Available across the SecureView Eclipx, SaltWaterSeries, Xceed and BasiX ranges, Fallsafe Screens can be specified consistently across an entire building, giving strata committees and building managers a single, uniform compliance solution rather than a patchwork of different products across different units.

Specifying for multiple units

For strata committees managing compliance across an entire building, working with a single CommandeX dealer for the whole project ensures consistency in appearance, specification, and compliance documentation across every unit, rather than each owner sourcing their own solution independently.   

Frequently Asked Questions

Do NCC window fall prevention rules apply to apartments?

Yes. The requirement applies the same way in apartments as in standalone houses: openable bedroom windows 2 metres or more above the floor need a compliant barrier, and openable windows in other rooms need one at 4 metres or more

What’s the difference between the 2-metre and 4-metre rules?

The 2-metre threshold applies specifically to bedroom windows. Openable windows in other rooms, living areas, kitchens, bathrooms, trigger the requirement at 4 metres or more.

Who is responsible for window safety compliance in a strata building?

This depends on the specific strata plan and whether the window is classified as common property or part of an individual lot. Body corporates and owners should confirm responsibility for their specific building.

Can older apartment buildings be retrofitted for window fall safety?

Yes. CommandeX Kids Fallsafe Screens can be custom manufactured to fit any existing window opening, making retrofit straightforward for older buildings that predate current fall prevention requirements.

Does a Fallsafe Screen restrict ventilation in an apartment?

No. Kids Fallsafe Screens are designed to allow windows to be fully opened while still meeting the 25kg force requirement, maintaining airflow and visibility.

Does NSW have different window safety rules for strata buildings?

Yes. In addition to the general NCC requirement, NSW strata legislation requires window safety devices where a window can be opened, its lowest opening point is less than 1.7 metres above the inside floor, and the floor is 2 metres or more above the ground outside. Devices must restrict the opening to 125mm or withstand the required outward force, and must include a child-resistant release mechanism if removable.