It arrives via registered post from your local council. The letterhead reads “Notice of Intention to Give a Fire Safety Order.” For a strata manager or an active member of an Owners Corporation in Wollongong or Sydney, this letter changes your entire weekly priority list.
With council site audits increasing across New South Wales, receiving a Notice of Intention is no longer a rare occurrence. It means the council has identified an unsubmitted AFSS, outstanding compliance defects, or structural fire gaps in your asset. You are now officially locked into a strict regulatory timeline.
The Timeline: Notice of Intention vs. A Formal Order
The most critical thing to understand when you receive a Notice of Intention is that this is not a formal order yet. It is an invitation to respond.
[Notice Received] --> 14 to 21 Days to Object/Respond --> [Formal Order Issued]
▲ ▲
Pauses Fines Public Record / Insurer Risk
The Crucial 14-to-21-Day Window
The council typically grants you between 14 and 21 days to make a formal “Representation.” This is your window to object, clarify, or provide a schedule of proposed works. If you ignore this notice or respond with vague promises like “we are looking into quotes,” the council will automatically escalate the notice into a formal, binding Fire Safety Order.
Why You Must Avoid a Formal Fire Order
Once a formal Fire Order is stamped on your building, it becomes a permanent matter of public record. It will appear on all future Section 10.7 Planning Certificates, which can stall property sales within the strata scheme and drastically increase your building’s insurance premiums.
The Strata Paradox: Council Deadlines vs. Committee Budgets
Strata managers often find themselves caught in a difficult compliance deadlock. The local council demands immediate compliance, while the strata committee needs weeks to review quotes, hold general meetings, or potentially vote on a special levy to cover major structural repairs.
The “Technical Advocacy” Approach
Councils do not want to fine your building; they want code compliance. If you respond to a Notice of Intention with a vague email, you will face fines. However, if you respond with a highly detailed, professional Rectification Roadmap compiled by an accredited practitioner, the council will typically pause legal actions and grant a formal extension.
Your Step-by-Step Emergency Protocol
If your building has been served with a Notice of Intention, execute these steps immediately:
- Do Not Wait for Quotes: Immediately notify an accredited fire safety specialist to review the council’s specific items.
- Verify the Scope: Ensure the council isn’t mistakenly demanding retrospective upgrades that are not legally required under your building’s original approval basis.
- Draft the Roadmap: Compile a phased action plan separating immediate life-safety items from long-term asset upgrades.
- Submit the Representation: File the formal roadmap with the council before the 14-day window expires to halt all penalty escalations.
Caught in a compliance deadlock with the council?
Let Complete Fire Group act as your technical advocate. Upload your council notice directly to our Compliance Recovery Portal, and we will assist you in compiling a legally defensible Rectification Roadmap.
“Download Your Free Building Managers Compliance Kit”
Stay Safe with Complete Fire Group
At Complete Fire Group, your safety is our top priority. Whether it’s ensuring compliance with Australian Standards or providing expert fire protection services, we’re here to support you every step of the way. Together, we can protect what matters most.
Need expert advice or assistance? Contact us today!
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