Fire safety is one of those responsibilities that can’t be pushed aside or handled at the last minute. For strata buildings across Sydney and nearby areas, staying compliant is part of keeping people safe and protecting the building itself. One of the key requirements owners corporations need to stay on top of is the annual fire safety statement.
If you’re unsure what it covers, who’s responsible, or how the process works in NSW, this guide breaks it down in plain terms.
What Is an Annual Fire Safety Statement?
An annual fire safety statement is a yearly declaration that confirms a building’s essential fire safety systems are in working order.
Each year, the building owner or owners corporation must confirm that every required fire safety measure has been inspected and tested by a qualified professional. Once completed, the statement is submitted to:
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The local council
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Fire and Rescue NSW
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The owners corporation
It also needs to be displayed in a visible area within the building.
For strata properties in Sydney and Parramatta, this is not optional. If the building has a fire safety schedule, an AFSS is required every year.
You can review the official NSW Government guidance on fire safety certification here.
Fire Safety Statement vs Fire Safety Certificate
These two documents are often mixed up, but they serve different purposes.
A fire safety certificate is usually issued when a building is newly constructed or when fire systems are installed or upgraded. A fire safety certificate in NSW confirms that new or altered fire safety measures meet approval requirements at that point in time.
A fire safety statement, on the other hand, is ongoing. It confirms that the building’s fire systems continue to work as required, year after year.
What’s Included in the Fire Safety Schedule?
The fire safety schedule lists every fire safety measure that must be checked annually. This schedule is issued by the local council or certifier and applies for the life of the building.
An example of a fire safety schedule template is available via NSW Government resources.
Common items on a fire safety schedule include:
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Fire detection and alarm systems
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Emergency lighting and exit signs
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Fire doors and fire-rated walls
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Hose reels, hydrants, and extinguishers
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Smoke control systems
Each item must be inspected and confirmed as operational before the annual statement can be signed.
What Does AFSS Certification Involve?
AFSS stands for Annual Fire Safety Statement.
AFSS certification refers to the process of inspecting, testing, and documenting each fire safety measure listed on the schedule.
The process typically involves:
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Inspection: An APFS assesses each measure (e.g., sprinklers, smoke alarms, fire doors).
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Maintenance Standards: Rectification: Any defects identified during inspection must be repaired before the statement can be signed.
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Submission: The final AFSS is lodged with the council and Fire and Rescue NSW.
If even one item does not meet the required standard, the AFSS cannot be issued until the issue is resolved.
The Cost of Non-Compliance: Penalties and Risks
NSW councils enforce strict penalty regimes for late or missing submissions. These requirements are enforced under the Environmental Planning and Assessment Act 1979. Financial penalties for failing to provide an AFSS by the due date are significant:
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Initial Fines: Fines often start at $1,000 for the first week of non-compliance.
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Escalating Costs: Penalties increase weekly (e.g., an additional $2,000 for the second week).
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Legal Action: For serious or continued non-compliance, legal proceedings in the Land and Environment Court can lead to maximum penalties of up to $110,000 for corporations.
Beyond fines, non-compliance can lead to insurance complications and increased legal liability for the Owners Corporation in the event of a fire.
Who Is Responsible for AFSS Compliance?
While the legal responsibility for AFSS compliance rests solely with the building owner (the Owners Corporation), the coordination is typically managed by the strata manager. It is important to note that as of 2026, building owners must ensure that the person performing the assessment is an Accredited Practitioner (Fire Safety) and that all maintenance follows the AS 1851:2012 standard to avoid liability and ensure the statement is legally valid. Accreditation requirements are governed by NSW legislation.
NSW councils take AFSS deadlines seriously. Missing a due date can result in fines, even if inspections were completed late. This is why many buildings rely on professional support through strata management services to keep everything on track.
Timing and Submission Requirements in NSW
An annual fire safety statement in NSW must be completed and lodged:
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Every 12 months, based on the previous AFSS date
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Or 12 months from the issue of a fire safety certificate
Once signed, copies must be sent to:
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The local council
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Fire and Rescue NSW
A copy must also be displayed within the building. Strata managers often handle this alongside ongoing repairs and maintenance to avoid last-minute issues.
What Happens If a Building Is Non-Compliant?
Failing to submit a valid fire safety statement can lead to:
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Financial penalties
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Compliance action from the local council
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Insurance complications
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Increased legal exposure if a fire-related incident occurs
In Sydney, councils are actively monitoring compliance, particularly for larger and mixed-use buildings. Staying organised and proactive reduces risk across the board.
How Strata Managers Help Keep Buildings Compliant
AFSS compliance is not just about paperwork. It requires coordination, follow-ups, and accurate records.
Experienced strata managers assist by:
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Tracking AFSS due dates
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Booking inspections with qualified contractors
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Managing defect repairs
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Lodging documentation with authorities
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Keeping compliance records up to date
Strata United supports buildings across Sydney and Parramatta with hands-on compliance management.
If your building is considering a change in strata management, we also offer guidance on how to make the switch smoothly.
Why Staying Ahead of Fire Safety Matters
Fire safety compliance protects people first. It also protects property value, limits liability, and helps owners' corporations avoid unnecessary stress.
Clear records and regular inspections make it easier to stay compliant and respond quickly if issues arise. Reliable strata management helps ensure these responsibilities are handled properly year after year.
Forms and documentation related to compliance can be accessed through our site here.
Frequently Asked Questions
What is an AFSS in NSW?
An AFSS is an annual fire safety statement that confirms a building’s fire safety systems meet required standards each year.
Who signs an annual fire safety statement?
The building owner or an authorised representative signs the statement after inspections are completed by qualified professionals.
Does every strata building need an AFSS?
Most strata buildings in NSW require an AFSS, provided a fire safety schedule applies to the property.
What happens if an AFSS is submitted late?
Late submission can lead to fines and compliance action from the local council, even if inspections were completed.
How can strata managers help with AFSS compliance?
Strata managers coordinate inspections, documentation, submissions, and defect management. Additional guidance is available on Strata United’s FAQs page.
Final Thoughts
AFSS compliance is a yearly responsibility that works best when managed early and consistently. For strata buildings across Sydney and Parramatta, experienced support makes a real difference.
If you need help managing fire safety obligations or have questions about compliance, Strata United can assist.