Annual Fire Safety Statements (AFSS) are crucial for ensuring that buildings comply with fire safety regulations. This article delves into the endorsement timeframes for AFSS and the role of third-party repairs in maintaining fire safety standards.
Regulatory Background
The Environmental Planning and Assessment Regulation 2000 (EPAR) mandates that each fire safety measure listed on the AFSS must be endorsed by an Accredited Practitioner (Fire Safety). This ensures that the fire safety systems in a building are inspected, tested, and verified by qualified professionals.
Accredited Practitioners
Accredited Practitioners (Fire Safety) are individuals with the necessary skills and knowledge to assess and endorse fire safety measures. They are audited regularly to ensure compliance with legislation and good practice guidelines. The accreditation is held by individual practitioners, not by the companies they work for.
Endorsement Timeframes
The endorsement of fire safety measures must be completed within specific timeframes to ensure timely submission of the AFSS. Delays in endorsement can lead to significant fines and penalties for building owners. It is essential to plan and schedule inspections and repairs well in advance to meet these deadlines. Accredited Practitioners are only authorized to endorse measures on the AFSS once they verify the measures are functional. The date listed in Section 4 indicates when the Accredited Practitioner confirmed the measure’s functionality, which may not coincide with the annual inspection date.
A work order issued just before the AFSS deadline does not guarantee the system’s functionality. To avoid potential sanctions for legislative breaches, Civil Fire will not issue an AFSS based on a work order if the defects could compromise system performance.
Repair processes can be time-consuming. We may need to thoroughly assess the job, order parts, coordinate with residents for access, and schedule repairs when our skilled technicians are available. Therefore, it is crucial for building owners to initiate repairs promptly. Civil Fire aims to complete standard repairs within four weeks of receiving a work order, but more complex jobs or delays in parts or access may require additional time.
To provide building owners with sufficient time to review reports, seek alternative quotes, and complete repairs, Civil Fire aims to schedule annual inspections approximately 90 days before the AFSS due date, considering staffing and individual building requests. We also strive to issue defect quotes within 48 hours of completing inspections. After that, it is up to the owners. Delaying action on a defect quote or taking months to obtain comparative quotes may result in missing the AFSS submission deadline.
If defects remain unresolved past the AFSS due date, owners will need to apply for extensions through the council.
Third-Party Repairs
Building owners have the discretion to engage third-party contractors for repairs. However, these repairs must be assessed and endorsed by an Accredited Practitioner before they can be included in the AFSS. This ensures that all repairs meet the required standards of performance.
“The building owner has discretion as to who they engage to undertake appropriate rectification action or assist the owner to undertake appropriate rectification action.
A further assessment and inspection by a competent fire safety practitioner [Accredited Practitioners (Fire Safety)] is required once the rectification is undertaken, to ensure the required standard of performance is being achieved prior to the competent fire safety practitioner [Accredited Practitioners (Fire Safety)] endorsing the fire safety statement and the building owner being able to complete and issue the fire safety statement” – Good Practice Guide
Key Points for Building Owners
- Timely Inspections and Repairs: Schedule inspections and repairs well in advance to avoid delays in AFSS submission.
- Qualified Contractors: Ensure that third-party contractors have the appropriate qualifications and experience.
- Further Assessment: After repairs by third parties, a further assessment by an Accredited Practitioner is required to endorse the repairs.
Maintaining compliance with fire safety regulations is essential for the safety of building occupants. Understanding the endorsement timeframes and the role of third-party repairs can help building owners ensure that their fire safety measures are up to standard. Regular inspections and timely repairs are key to achieving this goal.
REDMEN: your AFSS solution provider
REDMEN Fire Protection Management is a NSW based fire protection provider and we know the industry inside and out. With offices in Sydney, Newcastle and the NSW Central Coast, we have hundreds of years of combined experience in fire protection. We have tracked the evolution of fire standards and legislation, and even been instrumental in their development.
Our AS 1851 expert staff will provide a free walk-around to make sure that you are compliant with the legislation, and not at risk of legal jeopardy. There are severe financial penalties for non compliance. Just contact us today and we can set up an appointment today and we will be able to set your mind at ease.
