New South Wales has kept Annual Fire Safety Statements (AFSS) front‑and‑centre this year, with a few late shifts to dates that every Sydney building owner should note. AFSS obligations haven’t gone away; they’ve been clarified, digitised in places, and staged toward bigger changes now set for 2026–2027. Here’s a clear, practical rundown so you can plan with confidence.
The big date change you need to know
In late January 2025, the NSW Government deferred the final stage of its fire safety reforms. The mandatory requirement to maintain essential fire safety measures in line with AS 1851‑2012 has been pushed back 12 months to 13 February 2026. A related reform—requiring a fire safety certificate to be issued only after assessment by an accredited practitioner (fire safety)—has been deferred to 13 February 2027. If you were gearing up for a February 2025 switch, you now have more runway.
That said, the direction of travel hasn’t changed. Fair Trading continues to steer owners toward AS 1851‑2012 routine servicing, and the government’s fact sheet spells out the staged approach. Smart operators are aligning their maintenance programs now to avoid a last‑minute scramble in early 2026.
AFSS: what must still happen in 2025
Your AFSS must still be issued every 12 months. It confirms that an accredited practitioner has assessed each essential fire safety measure and that exit systems have been inspected and do not contravene the Regulation. Use the approved AFSS template issued by the NSW Government, and keep your fire safety schedule handy—the schedule lists each measure and minimum performance standard for your building.
Sydney councils also require submission to Council and to Fire and Rescue NSW (FRNSW). FRNSW accepts electronic lodgement and, helpfully, does not charge a lodgement fee. City of Sydney maintains an online registration process for AFSS submissions.
Late? Expect escalating fines
If your AFSS is late, penalties escalate by the week: $1,000 (week 1), then an additional $2,000, $3,000 and $4,000 for weeks 2–4 and for each week after that. These are real costs Sydney owners face, so ring‑fencing the due date in your compliance calendar pays for itself.
What’s actually “new” for 2025
- Deferral, not deletion. The legal mandate to service to AS 1851 has moved to 13 February 2026, but agencies still encourage alignment now. Treat 2025 as the transition year to bed in contracts, frequencies and record‑keeping that match AS 1851‑2012.
- Accredited‑practitioner trigger shifted. The rule tying the issue of a fire safety certificate to an assessment by an accredited practitioner will start on 13 February 2027. If you’re completing new works in 2025–2026, keep that future trigger in mind when planning project close‑out.
- Templates and lodgement. The approved AFSS form remains in use (Version 4, effective 1 September 2022), and FRNSW continues to support electronic lodgement at no charge.
Your 2025 AFSS checklist
- Confirm your fire safety schedule. Make sure you have the current schedule for your building and that each essential measure is listed with its performance standard. This is the backbone of your AFSS.
- Lock in competent assessments. Book an accredited practitioner (fire safety) to assess each essential measure and ensure exit systems get their required inspection before you sign. Keep the practitioner’s assessment records with your file.
- Align maintenance frequencies. Even with the deferral, shift your routine servicing toward AS 1851‑2012 to avoid re‑tendering or renegotiating again in early 2026. Update contracts and asset lists now.
- Use the approved form. Complete the AFSS on the NSW Government template and avoid editing its sections. The fire safety certificate in NSW must be issued by or on behalf of the owner, not by the practitioner who carried out the assessment.
- Lodge on time—twice. Submit to your local council and to FRNSW. Build a reminder chain four weeks ahead of the due date to sidestep weekly fines. FRNSW lodgement is free.
- Display and retain. Keep a copy of the AFSS and fire safety schedule on site and available for inspection, as required by the Regulation and council procedures.
Also Read: Annual Fire Safety Statement: A Simple Checklist for Property Owners
AFSS vs certificates: clearing up common confusion
AFSS is the annual declaration about existing measures in an occupied building. A fire safety certificate relates to newly installed or altered measures, typically at completion of building work. The forthcoming 2027 rule ties that certificate to an accredited practitioner’s assessment, so project teams should factor that into procurement and program. If you’re wondering, do I need a fire safety certificate NSW for routine annual compliance—the answer is no; that’s AFSS territory. Certificates are tied to building work and the fire safety schedule for that work.
As for fire safety certificate requirements, they come from the Environmental Planning and Assessment Regulation and related NSW guidance. The certificate confirms the installed measures meet the performance standards on the fire safety schedule for the approved works.
And what about fire safety certificate NSW cost? There’s no government‑set price because the certificate is part of your project’s certification process, so fees vary with scope and the professionals engaged. Separate from that, FRNSW confirms there’s no charge to lodge an AFSS.
Practical tips for 2025
- Map your assets. Build a current register of all essential measures, from sprinklers to egress hardware, with make/model and service dates that will map cleanly to AS 1851‑2012 intervals in 2026.
- Tighten documentation. Councils and FRNSW expect clear, legible records supporting your AFSS. Use the approved template and keep assessment reports ready for audit.
- Plan for the double‑submission. Council + FRNSW remains the norm. Assign responsibility internally so one person isn’t doing it all at the eleventh hour.
Sydney owners who treat 2025 as a dress rehearsal for 2026 will find the transition painless—and avoid unnecessary penalties along the way. If you need a hand aligning your maintenance program or preparing your next AFSS, the team at Majestic Fire can help you get the paperwork right and the systems ready.