NSW uses two declarations to keep buildings safe and compliant: the Annual Fire Safety Statement and the Supplementary Fire Safety Statement. Both sit on top of your Fire Safety Schedule and both are signed by an accredited practitioner. So which one applies to you? Both do, but in different rhythms and for different reasons.
The essentials in plain terms
An Annual Fire Safety Statement, or AFSS, confirms that every essential fire safety measure listed on your Fire Safety Schedule has been assessed and is performing to at least the required standard. A Supplementary Fire Safety Statement, or SFSS, applies only to critical fire safety measures and is issued more often, at the interval set out on the schedule. Think of AFSS as your yearly whole-building check and SFSS as the focused check for high-risk systems that need tighter oversight.
The law behind this sits in the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021. It replaced the older 2000 regulation and is the live reference you and your contractor should work from.
Who issues the statements and when
Only an accredited practitioner (fire safety) can assess and verify the measures that go into your statements. The owner issues and signs the AFSS or SFSS using the approved NSW form. No custom letterheads or edited templates are allowed.
Timing is where many owners slip. The AFSS must be issued every 12 months. The assessment and inspection work supporting that AFSS must be carried out in the three months before you issue it. That “three-month window” is explicit in clause 88.
By contrast, the SFSS follows the interval set against each critical measure in your Schedule. For example, a smoke detection interface or a sprinkler pump may require checks more often than once a year.
Where to lodge and what to display
Once your AFSS or SFSS is issued, you must give a copy to your local council and to the Commissioner of Fire and Rescue NSW. You must also display a copy of the statement and the current Fire Safety Schedule in a prominent place in the building. There is no fee to lodge with Fire and Rescue NSW. Councils may set their own lodgement processes.
What counts as “essential” and “critical”
Essential fire safety measures are the systems and features named in your Schedule. Typical items include alarms, sprinklers, hydrants, hose reels, emergency lighting, exit signs, fire doors and smoke control. Critical measures are a subset that the Schedule marks as needing tighter monitoring due to risk or complexity. The split matters because it drives your SFSS frequency.
Quick comparison
| Topic | Annual Fire Safety Statement (AFSS) | Supplementary Fire Safety Statement (SFSS) |
| Scope | All essential fire safety measures | Critical fire safety measures only |
| Frequency | Every 12 months | As per the Schedule, often more frequent |
| Inspection window | Assessment and inspection within the previous 3 months | As required to meet the nominated interval |
| Form and sign-off | NSW approved form, issued by or for the owner, signed by owner; measures verified by accredited practitioner | Same rules and form family; measures verified by accredited practitioner |
| Lodgement and display | Provide to council and FRNSW; display statement and Schedule prominently in the building | Same as AFSS |
| Source rules | EP&A (Development Certification and Fire Safety) Regulation 2021 | EP&A (Development Certification and Fire Safety) Regulation 2021 |
Deadlines, penalties and record keeping
Your AFSS due date is fixed by the first statement or the council’s notice. Missing fire inspection Sydney can trigger penalty notices and compliance action. Owners should keep assessment records, test sheets and defect rectification evidence to support each statement. While the Regulation names duties and penalties, the simplest way to stay onside is to run an annual plan that books inspections early within the three-month window and slots any SFSS checks into the same calendar.
What this means for budgeting
Costs vary with building size, system complexity and defect history. A small two-storey commercial site with basic alarms will sit at a different fire safety inspection cost to a mixed-use tower with pressurisation fans and a sprinkler pump room. The biggest variable is rarely the assessment fee. It is the time and materials needed to fix faults found during testing.
Owners often ask about fire inspection cost for the lodge step itself. Fire and Rescue NSW does not charge to receive your statement, but your practitioner’s fees and any council-related charges are separate. Get itemised quotes that split out testing, reporting, defect rectification and re-inspection so surprises don’t creep in.
Choosing the right practitioner
Look for current accreditation, relevant system expertise and a clear method for reporting defects. Ask how they manage the three-month window and how they stage SFSS checks against your Schedule. If you are scanning online for fire inspection services near me, verify that the provider actually holds NSW accreditation and is comfortable with your building class and assets. A good provider will explain any non-conformances in plain English and map rectification to your due date, not the other way around.
Majestic Fire services NSW owners and strata with assessment, rectification and lodgement support. If you are weighing up fire inspection services, ask for recent references on buildings like yours and a sample AFSS pack to see the level of detail before you commit.
Practical next steps
- Pull your Fire Safety Schedule and confirm which measures are marked critical. That sets your SFSS timetable.
- Book the AFSS assessment early in your three-month window and plan any defect rectification immediately after testing.
- Use the approved NSW form and keep copies of all supporting records. Then lodge to council and FRNSW and display the statement and Schedule in the building.
Get these basics right and your compliance calendar becomes predictable, your risk drops, and occupants get safer buildings year after year.