Annual Fire Safety Statements (AFSS)

How much does it cost to hire an Accredited Practitioner (Fire Safety) to complete my AFSS?

The cost of hiring a fire safety practitioner for an AFSS inspection is influenced by a myriad of factors, ensuring that every building is assessed to the highest safety standards.

Base Costs: For simple buildings with minimal measures in place, an initial ballpark estimate starts at about $200. However, this figure is a starting point and can vary based on numerous aspects.

Building Size and Complexity: The physical dimensions and design complexity of the building play a significant role in determining the inspection cost. Multi-storey structures or buildings with intricate layouts often require more time and resources to assess.

Number of Fire Safety Measures: A building equipped with numerous fire safety measures will naturally demand a more thorough and time-intensive inspection. Each measure, from smoke alarms to sprinkler systems, requires individual assessment.

Accessibility Concerns: Buildings with limited accessibility, such as those with restricted entry points or located in crowded urban environments, can pose challenges for inspection, leading to increased costs. Additionally, the presence of hazardous materials or conditions can add to the assessment's complexity.

Technical Complexity of Measures: Some fire safety measures involve advanced technologies or systems that demand specialized knowledge to assess. Hiring practitioners with expertise in these areas can affect the overall price.

External Factors: Market demand, regional variations, and even the time of year can influence practitioner availability and pricing. For instance, hiring a practitioner during peak inspection or on short notice times may incur higher charges. Scheduling inspections further in advance can help mitigate these costs.

Additional Services: While the primary goal is the AFSS inspection, practitioners often offer supplementary services like guidance on compliance, training sessions, or follow-up inspections, which, while valuable, may add to the overall cost.

Customized Quotations: While general pricing structures provide a rough idea, every building is unique. Therefore, for a precise and tailored estimate, it's always recommended to reach out directly. Engaging in a detailed discussion about your building's specific needs ensures you receive an accurate quote, devoid of generalizations.

Before committing, it's essential to:

Research and Compare: Look into multiple practitioners, understanding their expertise, reputation, and pricing structures.

Ask for Recommendations: Seek advice from peers or industry experts for reputable fire safety practitioners.

Offer Transparent Communication: When reaching out, provide clear information about your building and its measures, ensuring the quote you receive aligns with your requirements.

For the most accurate representation of pricing tailored to your facility, please call or email us. We're committed to providing thorough assessments and are happy to arrange an obligation-free quote.

What is an Annual Fire Safety Statement?

An Annual Fire Safety Statement (AFSS) is more than just a bureaucratic document; it is a demonstration of a building's commitment to safety and regulatory compliance. It serves multiple purposes, some of which are described below:

Declaration of Compliance:

The AFSS is essentially a declaration made by or on behalf of the building owner. It confirms that an Accredited Practitioner (Fire Safety) has thoroughly:

Inspected Essential Measures: Each essential fire safety measure present in the building is not merely glossed over but undergoes rigorous assessment. The accredited practitioner ensures that these measures perform effectively, aligning with the safety standards set by regulatory authorities.

Verified Exit Systems: Beyond the immediate fire safety measures, the AFSS also underscores the importance of functional and compliant exit systems. The accredited practitioner meticulously inspects these exit pathways and systems, ensuring they adhere to specific regulations, notably the provisions of Division 7 of Part 9.

Purpose and Importance of AFSS:

Regulatory Adherence: The AFSS isn't just a standard procedure; it has roots in regulatory requirements, specifically clause 182 of the Environmental Planning and Assessment Regulation 2000. This regulation mandates that building owners maintain the efficacy of their fire safety measures, ensuring the safety of occupants and the building's integrity.

Building Owner's Assurance: By procuring and displaying the AFSS certificate, building owners publicly assert their dedication to fire safety. It signifies their responsibility and commitment to ensuring that every fire safety measure within the building is not only present but functions at the optimal standard of performance.

Reassurance to Occupants: For residents, tenants, or employees within the building, the presence of an AFSS is a reassurance. It informs them that the building's management is proactive about safety measures and that experts have deemed the premises secure against potential fire hazards.

Comprehensive Evaluation: The AFSS is not a rudimentary check. When an accredited practitioner evaluates a building, they delve deep into the intricate details of each fire safety measure. Their goal is to ensure that every measure, whether it's a fire alarm system or an emergency exit route, meets or exceeds the standards set by the relevant authorities.

A Continuous Commitment: Fire safety is not a one-time task. By regularly updating their AFSS, building owners demonstrate a continuous commitment to upholding and improving fire safety standards in line with advancements in technology and evolving regulations.

You can obtain a blank AFSS from the Department of Planning website

Who fills out an Annual Fire Safety Statement?

The process of completing an Annual Fire Safety Statement involves collaboration between multiple stakeholders, primarily the building owner and a Accredited Practitioner (Fire Safety). Here’s a breakdown of their respective roles:

Building Owner or Their Designated Agent:

Initiator: The onus initially falls on the building owner to recognize the need for an AFSS and initiate the process. They have a regulatory obligation to ensure the safety of the building’s occupants and to maintain compliance with fire safety standards.

Providing Details: The building owner or their agent provides foundational details about the building, including its history, previous fire safety measures, modifications, renovations, and any prior incidents or concerns. This context aids the accredited practitioner in their assessment.

Final Approval: Once the accredited practitioner completes their sections, the building owner reviews the statement. They must ensure that all details align with their knowledge of the property and that the report reflects the current state of fire safety measures.

Accredited Practitioner (Fire Safety):

Site Visit: The AFSS is not just a paper exercise. The accredited practitioner conducts a thorough onsite inspection of the building. They assess, test, and verify the functionality and efficiency of all fire safety measures implemented.

Detailed Assessment: The accredited practitioner documents the condition of each fire safety measure, noting any discrepancies, malfunctions, or areas that require attention. Their assessment isn't just about compliance; it also takes into account the unique characteristics and challenges of the building.

Recommendations: Apart from the assessment, the accredited practitioner often suggests improvements, upgrades, or replacements to ensure that the building's fire safety is up-to-date with the latest standards and technologies.

Signing Off: The accredited practitioner's endorsement of the AFSS is a professional testament that the building has met all the necessary fire safety standards. Their signature or stamp provides the document with authenticity and assures regulatory bodies of its validity.

The process of filling out an AFSS is a collaborative effort. The building owner provides context, while the accredited practitioner offers expertise. Together, they ensure that the document is comprehensive, accurate, and truly reflective of the building's fire safety status. This partnership doesn’t just fulfill a regulatory requirement; it underscores a shared commitment to ensuring the safety and well-being of all building occupants.

My AFSS is completed, what do I do with it now?

Once your AFSS has been completed you are required to:

Submit the AFSS to the Council:

• Why? The local council maintains records of all buildings in its jurisdiction to ensure compliance with building codes and safety regulations. The AFSS provides the council with evidence that your building adheres to mandated fire safety standards.

• How? Depending on the specific guidelines of your council, the AFSS can often be submitted electronically through the council's online portal or delivered in person. Ensure you retain a receipt or acknowledgment of submission as proof.

• When? Timely submission is crucial, as delays might attract penalties. Check the due date specified by your council and aim to submit well before this deadline to allow time for any potential clarifications or corrections.

Submit the AFSS to Fire and Rescue NSW:

• Why? Fire and Rescue NSW need to be apprised of the fire safety status of buildings in their coverage area. This information helps in their planning and response strategies.

• How? The preferred method of submission may vary, but electronic submission through their dedicated system or direct email to the appropriate department is common. Again, always keep a record of your submission.

• When? Submit concurrently with your council submission to ensure all regulatory bodies are informed simultaneously.

Display the AFSS at the Building's Entrance:

• Why? Displaying the AFSS prominently signals to occupants and visitors that the building is compliant with fire safety standards. It's both a measure of transparency and a reassurance.

• How? Place the AFSS in a protective frame or case in a location that's easily visible. Consider areas like the main reception, lobby, or near the building directory.

• Maintenance: Periodically check that the AFSS is still in place and legible. Replace any faded or damaged statements promptly.

Provide the AFSS to WH&S and Insurance Suppliers (When Requested):

• Why? Workplace Health and Safety bodies (WH&S) and insurance companies might request an AFSS to evaluate the safety measures in place and determine insurance premiums, respectively. A timely submitted AFSS can also expedite claims in the unfortunate event of a fire.

• How? Usually, a scanned copy sent via email or the provider's online system suffices. However, always clarify the preferred method of reception and adhere to it.

• When? As soon as they request it. Delays could impact your insurance coverage or WH&S compliance status.

Having your AFSS completed is just part of the process. It's the subsequent steps—ensuring it reaches the right authorities and stakeholders—that finalize your building's compliance. Treat the document with the gravity it deserves, as it is a testament to your building's safety and your commitment to protecting its occupants.

Can I be fined for failing to submit my AFSS on time?

Absolutely. The timely submission of an Annual Fire Safety Statement (AFSS) isn't just a bureaucratic requirement—it's a critical step in ensuring the safety of building occupants and the broader community. Failing to comply with submission deadlines can lead to both financial and legal repercussions.

Legal Framework:

The requirement to submit a timely AFSS is embedded in the Environmental Planning and Assessment Act 1979. Non-compliance is viewed seriously under this act, which seeks to ensure the well-being of the public by maintaining fire safety standards.

Types of Penalties:

Court Imposed Penalties: Failure to meet AFSS deadlines can escalate to court proceedings. In such scenarios, a court can impose penalties reaching up to $110,000. These hefty fines reflect the gravity of non-compliance and the potential risk to public safety.

On-the-Spot Fines: Depending on the jurisdiction and specific circumstances, regulatory bodies may issue immediate fines for non-compliance. This acts as a deterrent and encourages building owners to prioritize AFSS submission.

Weekly Fines: These are structured to escalate the longer the AFSS remains outstanding. Starting at $1000 for the first week, the fines can increase incrementally to $4000 by the fourth week and maintain that amount for subsequent weeks. This progressive structure emphasizes the importance of immediate action.

Other Implications:

Reputation Damage: Regular non-compliance or late submissions can tarnish the reputation of building management or owners, potentially affecting rental or sale prospects.

Insurance Complications: Insurance providers may reconsider policy terms, premiums, or even the validity of the policy in light of non-compliance, potentially leading to greater liabilities.

Potential Litigations: In the unfortunate event of a fire-related incident, failure to have a current AFSS can expose owners to legal actions from affected parties.

Mitigating the Risks:

Stay Informed: Regularly review any changes to the Environmental Planning and Assessment Act and related regulations.

Engage Experts: Partner with fire safety professionals who can help navigate the requirements and ensure timely submissions.

Set Reminders: Use digital tools or professional services to remind you of upcoming AFSS deadlines.

What can I do if I am going to be late submitting my AFSS and don't want to get fined?

Late submission of an AFSS is not an uncommon challenge faced by many building owners. However, proactively addressing the situation can often mitigate potential fines and show your commitment to fire safety compliance.

Immediate Communication: At the first indication that you might be late with your submission, communicate with the relevant council or authority. Open channels of dialogue demonstrate your commitment and can often lead to better understanding and flexibility.

Document Everything: Ensure that you have a thorough documentation of the reasons causing the delay. If it's due to a recently discovered issue with a fire safety measure, have detailed reports, photos, and any assessments related to the problem. This provides concrete evidence to support your reasons for delay.

Submit a Stay of Infringement: A 'stay of infringement' is essentially a formal request to delay the submission deadline without incurring penalties. When submitting this request to the council:

• Clearly outline the reasons for your delay.

• Provide an estimated timeline for when you can submit the AFSS.

• Attach any relevant supporting documentation to strengthen your case.

Seek Professional Advice: Consult with fire safety professionals or experts familiar with the requirements. They can offer guidance on best practices, potential pitfalls to avoid, and any other requirements specific to your jurisdiction.

Engage with an Accredited Practitioner (Fire Safety): If the delay is due to issues with fire safety measures, engage with an accredited practitioner as soon as possible. They can assist in rectifying problems more efficiently, ensuring that you can submit your AFSS as soon as the measures meet the required standards.

Develop a Contingency Plan: While addressing the current delay, also develop a plan for future submissions. This could include setting reminders, scheduling earlier inspections, or having regular checks with your accredited practitioner to ensure everything is on track.

Remember, while councils and regulatory bodies emphasize timely AFSS submissions, their primary concern is ensuring buildings are safe and compliant. Demonstrating your proactive approach and commitment to resolving any issues can go a long way in maintaining a positive relationship with these entities.

What Fire Safety Measures should be listed on my AFSS?

There is a number of Fire Safety Measures defined in clause 166 of the Environmental Planning and Assessment Regulation 2000. Any of these could appear on your annual fire safety statement depending on the specific details of your facility. It is not uncommon however to see measures that are not a part of this list featured, usually because of a performance solution being used instead of a NCC deemed-to-satisfy solution, or because the local council or fire brigade have placed specific requirements on your building. 

The list of Fire Safety Measures defined in the Environmental Planning and Assessment Regulation 2000 are:

• Access panels, doors and hoppers to fire-resisting shafts

• Automatic fail-safe devices

• Automatic fire detection and alarm systems (level 1)

• Automatic fire detection and alarm systems (level 2)

• Automatic fire suppression systems (level 1)

• Automatic fire suppression systems  (level 2)

• Division 7 Miscellaneous fire safety offences

• Emergency lifts

• Emergency lighting

• Emergency planning

• Emergency warning and intercommunication systems

• Exit signs

• Fire alarm monitoring

• Fire control centres and rooms

• Fire dampers

• Fire doors

• Fire hose reel systems 

• Fire hydrant systems (level 1)

• Fire hydrant systems (level 2)

• Fire seals protecting openings in fire-resisting components of the building

• Fire shutters

• Fire windows

• Lightweight construction

• Mechanical air handling systems

• Perimeter vehicle access for emergency vehicles

• Portable fire extinguishers

• Safety curtains in proscenium openings

• Smoke alarms and heat alarms

• Smoke and heat vents

• Smoke dampers

• Smoke detectors and heat detectors

• Smoke doors

• Solid core doors

• Standby power systems

• Wall-wetting sprinkler and drencher systems

• Warning and operational signs

What is the difference between an Annual Fire Safety Statement and a Supplementary Fire Safety Statement?

An Annual Fire Safety Statement (AFSS) and a Supplementary Fire Safety Statement (SFSS) both refer to documents required by building codes and fire safety regulations in New South Wales. These statements are formal acknowledgments that the relevant fire safety measures have been inspected, are currently operational, and have been deemed suitable for the building to which they are installed. However, there are some key differences between the two:

1. Annual Fire Safety Statement (AFSS): As the name suggests, this statement is required annually. It encompasses all the essential fire safety measures installed in the building. The AFSS states that each of the measures has been assessed by an Accredited Practitioner (Fire Safety) and was found, when it was last tested, to be capable of performing to the required standard. The owner of the building or the owner's agent needs to provide this statement.

2. Supplementary Fire Safety Statement (SFSS): Unlike the AFSS, which is a comprehensive review of all fire safety measures, the SFSS only covers critical fire safety measures that require more frequent – i.e., more than once per year – inspection, testing, or preventative maintenance to confirm and ensure their continued performance. These measures are determined by the fire safety schedule for the building and may need to be inspected quarterly, biannually, or at another interval depending on the specific requirements.

In both cases, it's essential that the relevant statements are given to the Commissioner of Fire and Rescue NSW and the local council, and a copy is prominently displayed in the building.

My AFSS has the wrong Essential Fire Safety measures listed, what can I do?

Discovering inaccuracies or discrepancies in your Annual Fire Safety Statement (AFSS), especially concerning Essential Fire Safety Measures, can be concerning. It's vital to address these errors promptly to ensure compliance with fire safety regulations and maintain the safety and integrity of your building. Here's what you should do if you find that the wrong Essential Fire Safety Measures are listed on your AFSS:

Immediate Verification: Firstly, cross-check the listed measures with your building's fire safety schedule, blueprints, and previous AFSS (if available). This will help confirm the discrepancy.

Contact your accredited practitioner: Reach out to the accredited practitioner who inspected your building and prepared the AFSS. Briefly explain the discrepancies you've observed. They might be able to provide clarifications or rectify the error.

Re-assessment: If the error was on the part of the accredited practitioner, they should offer to reassess the building without any additional charge, considering it's their oversight. However, if the error arose due to changes in the building's structure or function, a new assessment might require a fee.

Revision and Re-issuance: Once the errors are rectified, a revised AFSS should be issued. Ensure all incorrect measures are appropriately amended or added, and the new document correctly reflects the building's current state.

Inform Relevant Authorities: If you had already submitted the erroneous AFSS to the council, Fire and Rescue NSW, or other relevant bodies, it's essential to inform them about the discrepancy and provide them with the revised statement. This ensures compliance and avoids potential misunderstandings or penalties.

Maintain Proper Documentation: Keep copies of all communication regarding the discrepancy, including emails, letters, and inspection reports. This documentation can serve as proof of your proactive efforts to rectify the situation, should any questions arise in the future.

Future Precautions: To prevent such discrepancies in the future, consider:

• Regularly reviewing your building's fire safety schedule, especially after any renovations or changes.

• Engaging in open communication with your accredited practitioner, ensuring they have access to accurate building plans and records.

• Cross-checking the AFSS against your records before submission.

Errors can occur, but the prompt and appropriate response to such discrepancies ensures the safety of the building's occupants and maintains the trust of relevant authorities and stakeholders. Remember, the goal of the AFSS is not just compliance but ensuring a safe environment for all.