Upcoming changes to AFSS requirements for owners corporations from February 2025

An Annual Fire Safety Statement (AFSS) certifies that a building’s fire safety measures meet legal standards and are functioning properly. It’s crucial for compliance with regulations, ensuring occupant safety, maintaining insurance coverage and managing fire risks effectively. New requirements will be introduced on 13 February 2025 under the Environmental Planning and Assessment (Development Certification and Fire Safety) Amendment (Fire Safety) Regulation 2022, part of the Environmental Planning and Assessment Act 1979.

At All Suburbs Strata Management, our team has over 40 years of experience in residential strata management in Greater Sydney, Nepean, and the Central Coast. We are strata compliance experts with in-depth knowledge of the Strata Schemes Management Act 2015 and stay updated on legislation. AFSS changes aim to reduce fire safety risks, property damage and costs through better oversight. Here’s what owners corporations need to know about their increased obligations.

Starting 13 February 2025, Annual Fire Safety Statement (AFSS) inspections must comply with Australian Standard 1851-2012 (AS1851) for the routine servicing of fire protection systems.

AS1851 ensures a standardised approach to maintaining fire safety measures across buildings and applies when maintenance activities are not covered by an approved performance solution.

One significant update under AS1851 is the increased frequency of inspections, requiring monthly servicing of seven essential fire safety measures. Additionally, any missed servicing must be documented promptly, as failure to do so can result in significant penalties.

To strengthen oversight and compliance, the regulation mandates that records be kept onsite for at least seven years in a prescribed format, including hard copies. These records must be readily available for inspection by Fire and Rescue NSW or local councils.

The AFSS changes significantly increase the workload and risk of penalties for owners corporations. With fines of up to $66,000 per incident, failure to meet servicing schedules or document missed inspections could lead to substantial financial consequences. Careful planning and diligence are essential.

Contractor qualifications are crucial, as they must be suitably experienced. While accreditation as fire safety practitioners is not mandatory, it’s advisable to hire those who are, as they will need to assess fire safety measures to obtain the AFSS.

There are notable cost implications. Owners corporations must budget for frequent inspections, extensive servicing and record-keeping. Unexpected repairs, such as those from long-term tests like sprinkler sampling at 25 years, could strain budgets. Financial preparation for these new requirements is key to maintaining compliance.

Planning ahead for the new AFSS requirements will ease the transition. Scheduling inspections early with accredited fire safety practitioners allows time to address any issues, while proactive budgeting ensures funds are allocated for increased costs. Taking action now will help owners corporations avoid last-minute complications and costly delays.

Start by arranging for all required records to be kept onsite and reviewing Council’s records to obtain relevant materials, such as performance solutions. It’s also wise to anticipate potential delays in providing an AFSS. Additionally, ensure you obtain copies of records for inspections under section 182 of the SSMA.

Owners Corporations should review their contracts and strata management agreements, and seek legal advice to identify unfair terms and ensure strata managers are fully responsible for AS1851 compliance.

Residents in strata buildings in New South Wales are likely familiar with the ASFF and obtain one annually. From 13 February 2025, amendments aimed at enhancing building safety will increase owners corporations’ obligations. We understand the impact on our clients and ensure each strata scheme meets all regulatory requirements, from consulting with FRNSW to implementing maintenance protocols. We keep our clients informed with clear updates and guidance at every stage.

For more information on the fire safety reforms, visit Fair Trading, consult your strata manager or talk to us at ASSM.

We have over 40 years of experience in strata management for residential, community, commercial and industrial properties.

Are you looking for a reliable strata manager? Our team can ensure your scheme runs smoothly. If you are considering buying into a strata scheme or want to secure a professional and qualified team, contact ASSM today.