Fire safety schedule

A fire safety schedule (FSS) is a document prepared and updated by the certifier that lists every fire safety measure required for a building under the NCC. The FSS is mandatory for Class 2-9 buildings (multi-unit residential, commercial, industrial, public buildings); Class 1a houses typically rely on smoke alarm compliance under NCC H7 / AS 3786 only. The FSS drives the annual Fire Safety Statement obligation under EP&A Regulation 2021 in NSW, where the building owner certifies each year that every listed measure is in working order.

What’s on a fire safety schedule:

Measure	Where it appears in residential
Smoke alarms	Class 1a (single dwellings) and Class 2-9
Heat alarms	Sometimes Class 2-9
Sprinkler systems	Class 2-9 above certain heights
Fire hose reels	Class 2-9 commercial
Fire extinguishers	Class 2-9 commercial
Emergency lighting	Class 2-9 above certain occupancies
Exit signs	Class 2-9
Fire dampers in ducted systems	Class 2-9 above certain heights
Fire doors (FRL rated)	Class 2-9 fire compartments
Stairwell pressurisation	Class 2-9 high-rise
Fire detection and alarm system	Class 2-9 above certain occupancies
Hydrant systems	Class 2-9 above certain sizes

The certifier compiles the FSS based on the NCC Volume One Section E fire safety provisions and the specific design parameters of the building.

When the FSS is issued:

Initial FSS: at Construction Certificate (CC) stage; lists every measure proposed in the design.
Updated FSS: at Occupation Certificate (OC) stage; lists every measure installed and commissioned.
Revised FSS: any time the building changes (modifications, fit-out, change of use).

The annual Fire Safety Statement (NSW):

NSW EP&A Regulation 2021 requires building owners of Class 2-9 buildings (and some Class 1b) to submit an Annual Fire Safety Statement (AFSS) to council and Fire & Rescue NSW:

By 1 anniversary of the OC and every 12 months thereafter.
Certifies that every measure in the FSS is in working order, inspected by an accredited inspector.
Penalty for non-submission: typically $1,000-$3,000 fines initially, escalating to $30,000+ for repeat offenders.

The AFSS regime is administered by council; lodgement is via the Planning Portal in NSW.

Where Class 1a houses fit:

Most NSW Class 1a houses (single dwellings) are NOT required to have an FSS in the formal sense. The fire safety provisions for Class 1a (NCC H7 + AS 3786 interconnected photoelectric smoke alarms in every bedroom and corridor) are typically certified at OC stage but don’t require ongoing AFSS submissions.

The exception: a Class 1a with specialised fire safety provisions (e.g. a granny flat with a fire wall to comply with proximity to neighbour) may have a limited FSS-style document.

Common builder issues:

FSS not finalised at OC: certifier hasn’t compiled the updated FSS; OC delayed.
Items in FSS but not installed: certifier identifies missing items at final inspection; rectification required.
Items installed but not in FSS: e.g. an extra hose reel that doesn’t appear on the schedule; FSS revision required.
Annual AFSS not submitted post-OC: owner exposure to council fines. Builder should brief the owner at handover.

For builders.

Engage the certifier on the FSS draft during CC so the build can install measures matching the schedule.
At each stage payment, walk the FSS items installed to date against the schedule. Catch discrepancies early.
At OC, confirm the FSS is final and matches reality. Any gap delays the OC.
Brief the owner on the annual AFSS at handover with a copy of the FSS, the council lodgement portal address, and the first AFSS due date.
For Class 1a residential, ensure smoke alarm compliance with AS 3786 and NCC H7 is documented as part of the OC pack even though a formal FSS may not apply.

Also known as: FSS, Schedule of fire safety measures, essential safety measures schedule.

Category: Fire safety / NCC / approvals.

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