When it comes to building safety, few documents are as important—and legally binding—as the Annual Fire Safety Statement (AFSS). Yet, many building owners and managers find themselves scrambling at the last minute to resolve non-compliances before submission. The consequences of submitting an inaccurate or incomplete AFSS can be severe, including fines, legal liability, and even forced building closures.
In this post, we’ll break down practical steps you can take to identify and fix non-compliances before submitting your AFSS. Whether you’re managing a commercial property, residential complex, or industrial facility, these insights can help you stay compliant, avoid delays, and protect your occupants and assets.
Understanding the Annual Fire Safety Statement (AFSS)
An AFSS is a document submitted annually to your local council and fire brigade that declares all fire safety measures in your building have been assessed and are working as intended. These measures include equipment like fire extinguishers, sprinklers, fire doors, alarms, smoke detectors, and evacuation systems.
The person signing off on the AFSS must confirm that each item has been maintained according to the standards in the original fire safety schedule and current codes. In other words, you’re legally declaring that your building is fire-safe.
In cities like Sydney, regulations are particularly strict. Submitting an inaccurate annual fire safety statement in Sydney can lead to serious penalties. That’s why addressing non-compliances proactively is crucial.
Step 1: Start Early
The biggest mistake property managers make is waiting too long to begin the AFSS process. Start preparing for your annual fire safety assessment at least 2–3 months in advance. This gives you enough time to:
- Conduct internal checks
- Schedule professional inspections
- Complete any necessary repairs or upgrades
- Gather and review documentation
Early planning gives you breathing room to resolve issues properly rather than rushing and risking a fine or AFSS rejection.
Step 2: Conduct a Pre-Assessment Audit
Before engaging an accredited practitioner for your AFSS, conduct a pre-assessment audit of all essential fire safety measures in the building. This involves checking:
- Whether all fire safety equipment is present and accessible
- If equipment has been serviced and tagged within required timeframes
- Whether signage is visible and evacuation routes are clear
- If doors, exits, and stairwells comply with code
Document everything. Any anomalies or signs of wear and tear should be flagged for immediate action.
Step 3: Engage Qualified Professionals
When it comes to fixing non-compliances, DIY approaches won’t cut it. Hire licensed fire safety contractors who specialise in assessing and repairing fire safety systems. They can:
- Test alarm systems
- Service sprinklers and pumps
- Repair or replace faulty fire doors
- Certify passive fire protection (e.g., fire-rated walls, ceilings)
Having licensed professionals involved also ensures your work is done to code and is legally certifiable, which is critical when completing your AFSS.
Step 4: Address Passive Fire Protection
One area often overlooked is passive fire protection—structures that are built to contain fire and prevent it from spreading. This includes:
- Fire-rated walls and ceilings
- Fire doors and frames
- Fire-resistant penetrations (for cables and pipes)
If you’ve made renovations or repairs in the past year, it’s essential to check that passive protection hasn’t been compromised. An opening around a pipe or a poorly installed fire door could result in a failed assessment.
Step 5: Review Documentation and Test Reports
Before signing the AFSS, make sure all test reports, inspection logs, and certifications are up to date and clearly documented. This includes:
- Service reports from maintenance providers
- Evidence of rectification work on non-compliances
- Previous fire safety certificate documents (if applicable)
- Emergency evacuation plans
Step 6: Clarify Outstanding Issues with Your Assessor
If your fire safety assessor identifies non-compliances during their inspection, don’t panic. Clarify exactly what’s wrong and what needs to be done. In many cases, issues can be resolved quickly with targeted repairs or minor upgrades.
If significant work is required, create a timeline and act promptly. Never submit your AFSS with unresolved non-compliances unless you’re applying for an exemption (which is rare and complex).
Step 7: Budget for Annual Compliance
Some building owners try to cut costs by skipping assessments or delaying repairs. However, the annual fire safety statement cost is small compared to the penalties of non-compliance. Budget annually not just for the statement itself, but for ongoing maintenance, upgrades, and possible rectification work.
Having a dedicated compliance fund ensures you’re financially prepared and reduces the temptation to delay necessary work.
Step 8: Submit with Confidence
Once all non-compliances are resolved, documentation is gathered, and your assessor is satisfied, you can confidently submit your AFSS. Most councils have strict submission dates, and late or incomplete submissions can lead to automatic fines.
Make sure you also retain a copy for your records and post the signed AFSS prominently in the building, as required by law.
Final Thoughts
Fixing non-compliances before submitting your Annual Fire Safety Statement isn’t just about avoiding penalties—it’s about protecting the lives of everyone who enters your building. With fire risks increasing due to extreme weather and aging infrastructure, compliance is more important than ever.
If you’re unsure about where your building stands, don’t wait. Schedule a professional inspection today and give yourself enough time to address any issues. A little preparation now can prevent major headaches—and costs—later.