One if the key responsibilities of a strata scheme is the undertaking of the Annual Fire Safety Statement (AFSS), but it is not always clear what it involved, who is responsible, or why it matters so much.
This article explains what the AFSS is, which buildings need one, how the process works, and the significant role we all play in keeping your building compliant and safe.
What is an AFSS?
The AFSS is a legal document that confirms your building’s fire safety systems, like alarms, exit lights, sprinklers, and hydrants, have been inspected by a qualified expert and are functioning as they should. It is required under Part 12, Division 2 (sections 88-91) of the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021(NSW).
Once completed, the AFSS must be submitted to your local council and Fire and Rescue NSW each year, with a copy displayed in a prominent location in your building. Failing to submit on time can result in serious fines and liability for the Owners Corporation.
Does my building need an AFSS?
Your building does need an AFSS if it meets any of the following:
- It includes fire safety measures listed on a fire safety schedule (e.g. smoke detectors, hydrants, sprinklers),
- It has had building works that triggered a fire safety schedule such as a DA, CDC or Fire Safety order, or
- It is classified as a Class 2–9 building under the Building Code of Australia (which includes most residential apartment buildings and mixed-use developments) and was constructed after the 1st July 1988.
However, smaller, or lower-risk buildings — like 2-lot schemes, townhouse or villa complexes with no shared internal spaces or fire safety systems, may be exempt from this requirement. That said, they are still responsible for maintaining any existing fire safety equipment and ensuring general fire safety in common areas.
If you are unsure whether your building requires an AFSS, your strata manager can help clarify.
Why is the AFSS so important?
The AFSS is not just a formality, it plays a vital role in safeguarding your building and everyone in it.
- Life safety: It confirms that essential fire safety systems are in working order to protect residents, visitors, and emergency services in the event of a fire.
- Legal compliance: Submitting an AFSS each year is a legal obligation for buildings that require one. Failure to comply can result in fines and enforcement action.
- Insurance and liability: An up-to-date AFSS can impact your building’s insurance coverage and its ability to claim in the event of a fire-related incident.
Who organises the AFSS?
While we help coordinate the AFSS process, we do not carry out inspections or sign the AFSS. That responsibility lies with a qualified fire safety contractor, known as a Competent Fire Safety Practitioner (CFSP), who is engaged by the Owners Corporation.
Their role is to:
- Inspect the essential fire safety measures on-site
- Identify any issues or non-compliant items
- Return for reinspection (if needed) once issues have been addressed
- Sign and submit the AFSS once all systems comply
Repairs or rectification works are often carried out by other licensed trades, depending on what needs to be fixed. We support the coordination of those works where needed to keep things moving.
Inspections are usually conducted early morning before occupants leave for work (Monday to Friday, 7am–9am). Commercial inspections are usually held within business hours from 9am, which is when contractors can safely access fire systems, service records, and the equipment needed to complete the work. After-hours inspections are not typically offered due to large costs, safety and operational limitations.
To meet strict compliance timeframes and manage costs, contractors book inspections across all required lots and common areas within a fixed time window. Individual inspection times cannot be scheduled with every owner, so we provide advance notice to help residents prepare.
Why doesn’t Jamesons carry out the inspections directly?
Only a licensed and competent fire safety practitioner can legally assess and sign off on the AFSS. These are highly trained and regulated professionals.
Our role is to:
- Engage your building’s fire contractor (or support the committee to do so),
- Monitor timing and progress,
- Follow up on outstanding actions or delays,
- Lodge the AFSS with Council on your behalf,
- Keep your building compliant and informed throughout the process.
While we coordinate every step of the process, we are not licensed to carry out the inspection ourselves.
Why might a reinspection fee be charged?
If any fire safety measures fail the first inspection, the contractor will need to return to reassess the repaired items. This second visit is a reinspection and typically comes with an additional fee.
This is not a fee charged by Jamesons; it is a direct cost from the fire contractor. It reflects the extra time and labour required to ensure your building meets legal compliance.
In some cases, reinspection’s are needed because access was not provided at the scheduled time (e.g. no one was home to let the contractor in to inspect a smoke alarm). If access is missed, the item is marked non-compliant, and a revisit is required.
Our role in supporting your building
While we do not test and certify the AFSS ourselves, we do complete the role as your delegated agent to sign the declaration on the AFSS ensuring that the building has been inspected and certified in accordance with the Fire Safety Schedule, and this was completed by a suitably qualified Accredited Fire Safety Practitioner. Because a legal declaration is signed, our team ensures your building:
- Understands what is required and when,
- Has a reliable fire safety contractor engaged,
- Receives updates throughout the process,
- Avoids unnecessary delays, risks, or fines.
We are committed to supporting a safe and compliant building for everyone who lives there.
If you have any questions about the AFSS process or how it applies to your building, please contact your strata manager. We are here to help.
Frequently Asked Questions
Have a question? You’re not alone. Here are the answers to some of the most common queries about the Annual Fire Safety Statement (AFSS):
Why do fire safety inspections need to be done during business hours?
Inspections are usually conducted early morning before occupants leave for work (Monday to Friday, 7am–9am), Commercial inspections are usually held within business hours from 9am, which is when contractors can safely access fire systems, service records, and the equipment needed to complete the work.
We understand this may be inconvenient for some owners or tenants, but after-hours inspections are generally not offered due to cost, safety, and access limitations.
Why was the inspection booked without asking me first?
Fire safety contractors aim to inspect all applicable units and common property within a limited window to meet compliance deadlines. Coordinating individual times with every owner is unfortunately not practical or cost-effective.
Your strata manager will provide notice ahead of time so residents can make arrangements where access is needed, particularly for in-unit items like smoke alarms or fire doors.
Any residents who cannot attend will be asked to complete a reinspection, which may be a cost on-charged to the lot.
Can I reschedule the inspection?
If you genuinely cannot provide access at the scheduled time, you can contact your strata manager as early as possible to discuss options. However, please note:
- Rescheduling is often limited to the contractor’s availability,
- Missed inspections can delay compliance,
- Additional call-out or reinspection fees may apply.
What happens if I am not home and the contractor needs access to my unit?
If access to your lot is required (for example, to inspect internal fire doors or smoke alarms) and you are not home, the item may be marked as “non-compliant” and trigger a reinspection. This can delay the AFSS being issued and may result in an additional cost to the Owners Corporation, or directly to the owner, depending on the circumstances.
To adhere to compliance deadlines, please make any necessary arrangements to guarantee access is available with a trusted friend, neighbour or if your property has a building manager or real estate agent.
Why am I being charged for a reinspection?
If the building fails the initial fire safety inspection, for example, if an item is damaged, missing, or cannot be accessed, the fire contractor must return to reassess the fixed items before signing off the AFSS.
This return visit is a reinspection and is usually charged separately by the contractor. It is not a Jamesons fee, it reflects the extra time, travel, and labour involved in making sure the building is compliant.
Why do we need a fire contractor at all? Why can’t Jamesons do it?
Only a qualified competent fire safety practitioner (CFSP) is legally allowed to inspect, assess, and sign the AFSS. These contractors are certified under NSW legislation and follow strict processes to ensure safety and compliance.
Jamesons’ role is to coordinate the process, liaise with the contractor, and lodge the AFSS on time, but we are not licensed to perform the inspections ourselves.
Can’t we just skip it if the building has not changed?
No, if your building is legally required to submit an AFSS, it must be done every 12 months regardless of whether changes have occurred. Skipping the AFSS puts the Owners Corporation at risk of:
- Legal penalties and fines,
- Insurance complications, and
- Safety risks to residents and visitors.
