Safety Measures Blog 2016-10-20T11:44:03+00:00

Safety Measures Blog

Occupancy Permits do not Confirm Regulatory Compliance

VIC - The recent changes to the Building Act 1993 that commenced on 1 July 2016 now requires owners to be more aware of building work activities on their property. Owners need to ensure building permits are in place and that the closure of any building work is achieved by the issue of either an [...]

Changes to Baseline Data AS1851-2012

AUST - Baseline data is the set of data required at the time of installation of a system or equipment to establish a performance benchmark.  It's highly recommended that building owners and facility/property managers are aware of the changes to AS1851-2012 Routine Service of Fire Protection Systems and Equipment as [...]

Fire Stopping: Essential Safety Measures

AUST - Hendry advise building owners, building managers and sub-contractors (walls and ceilings) play a critical part in building occupant fire safety. Essential safety measures regulations have recognised this fact by strengthening the Regulation’s relative to fire stopping, over the years. Substantial essential safety measures statutory penalties under most State [...]

Fire Alarm Systems: Essential Safety Measures

AUST - Hendry advises that fire alarm systems (essential safety measures) detect the presence of fire (heat and smoke) and raise an alarm to alert the occupiers of a building to the fire. Heat sensors and smoke detectors are integrated to most fire alarm systems. Building surveyors and building certifiers nominate in essential safety measures schedules/ determinations either ‘fire detectors and alarm [...]

Hold Open Devices: Sliding Fire Doors: Fire Door Inspections

AUST - Essential Property Services advises the Building Code of Australia (BCA) in clause 3.6 Sliding fire doors requires fire walls incorporating sliding fire doors, that are held open during use must be provided with electromagnetic hold open devices, these must be implemented during fire door inspections. The electromagnetic device, audible warning device and flashing red light must be initiated [...]

Essential Safety Measures: Logbooks Explained

AUST – Essential Property Services advises that various Australian Standards for the maintenance of active prescribed essential safety measures have reporting instructions, generally provided for by the requirement of an on site Specialist Maintenance Contractor logbook. These Specialist Maintenance Contractor logbooks form the basis in turn, for the preparation of [...]

Solid Core Doors: Building Code of Australia: Clause C3.11

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the use and installation of solid core doors in buildings classified as Class 2, 3 and 4 under Clause C3.11 of the BCA. Many clients have enquired about the use of solid core doors in these types of buildings. Solid core doors are also nominated as [...]

Building Alterations: Essential Safety Measures

AUST – Essential Property Services advises that during essential safety measures inspections we are noticing a number of tenants have enclosed part of a storey (usually a basement or carpark area) and are using the area as a store or workshop with the appropriate building permit. Under the Building Code [...]

Kitchen Exhaust Canopy: Essential Safety Measures

AUST – Essential Property Services advises that it is important to remind building owners and managers of the dangers associated with an essential safety measure known as kitchen exhaust canopies. Managers should anticipate extensive damage when a fire occurs in a commercial kitchen at the cooking appliance and then spreads [...]

AS 1905.1: Fire Door Installation: Verification Evidence

AUST - Essential Property Services advises building owners, property managers and occupiers of buildings rely onfire doors inspections for life safety during an emergency, e.g. a fire. Determining whether a fire door was suitable for its use is meaningless where the fire door failed and loss of life has occurred. Part of a building occupier’s protection is [...]

Identification of Safety Measures by Building Owners and Property Managers

WA – Essential Property Services advises building owners and property managers that safety managers defined in Regulation 48A Maintenance of Buildings must be maintained to allow each to be capable of performing to a standard set out in the relevant building standards. For a comprehensive safety measures list click here.

Specialist Maintenance Contractors Logbook Audits: Fire Safety Installations

QLD – Hendry advises that various Australian Standards for the maintenance of active prescribed fire safety installations have reporting instructions, generally provided for by the requirement of an on site Specialist Maintenance Contractor logbook. These Specialist Maintenance Contractor logbooks form the basis in turn, for the preparation of the mandatory Annual [...]

Verification: Annual Fire Safety Statement: Essential Fire Safety Measures

NSW - Hendry advises building owners of their legal obligation, under the Environmental Planning and Assessment Regulation 2000 (EPAR), to supply an Essential Fire Safety Measures annual fire safety statement to Council and the Fire Commissioner (NSW Fire Brigades) and have the annual fire safety statement prominently displayed in the building verifying that [...]

Fire Door Compliance Tags: Fire Door Inspections: AS 1905.1

AUST – Essential Property Services advises that fire doors must be tagged to show building owners, occupiers, authorities and maintenance contractors the basics relevant to the tested door type which are nominated as essential safety measures. Fire door Inspections must check for compliance tags or metal tags used as markings [...]

Compliant Building Alterations: Essential Safety Measures

AUST – Essential Property Services advise building owners and managers of the need to ensure that their consultants, contractors or tenants’ contractors know when ‘fire-rated wiring’, an essential safety measure, is required.  This problem seems to arise when a tenant instigates a new fit out (building upgrade) and finds out [...]

Accuracy of Essential Safety Measures Schedules

AUST – Essential Property Services advises that the first most property owners and property managers know about essential safety measures is when they are nominated on a statutory document (Certificate of Occupancy, Schedule of Essential Safety Provisions) requiring the owner (and tenant in some states) to ensure the essential safety [...]

Large Isolated Building: Vehicular Access: Essential Safety Measures

AUST – Essential Property Services advises property owners and managers of existing large buildings that they should make themselves aware of the local Fire Brigade’s guidelines on “Hard Standing and Vehicular Access Paving” for vehicular access for large isolated buildings which are nominated as essential safety measures and usually a [...]

Types of Doors: AS1905.1: Fire Door: Smoke Door: Fire Door Inspections

AUST – Essential Property Services advises that various types of fire doors and smoke doors are installed in new buildings and buildings undergoing alterations and require fire door inspections in accordance with AS 1851-2005 and essential safety measures directions from statutory authorities. Due to the performance requirements contained within the [...]

Exit Signs: Emergency Lighting: AS 2293.1-2005: Essential Safety Measures

AUST – HENDRY building surveyors advise that the Building Code of Australia (BCA) under Part E4 emergency lighting, exit signs (essential safety measures when nominated by a building surveyor in a determination/schedule) and warning systems requires the installation of exit signs to be in accordance with AS 2293.1-2005 Emergency escape [...]

Smoke Door Inspections: AS 1851-2005: Smoke Door Maintenance

VIC - Essential Property Services advises that under various state regulations, smoke doors have been nominated as an essential safety measure and used in older type buildings for decades. It is only just recently that the Building Code of Australia and AS 1851-2005 ‘Maintenance of fire protection systems and equipment’, (smoke door [...]

Essential Safety Provisions and Australian Standards

SA - Essential Property Services advises that the Building Code of Australia references many Australian Standards for the design and installation of building elements, with building regulators (building surveying consultants) nominating either Installation Standards or Maintenance Standards as the reference for the maintenance of essential safety provisions… (more) Fire Safety Compliance: Essential [...]

Fire Windows are Essential Safety Measures

AUST – Essential Property Services advises that fire windows have been installed in buildings across Australia for many years before the Building Code of Australia (BCA) was adopted. The BCA has formalised the use and construction of fire windows which become essential safety measures when nominated in the building surveyors [...]

BFSR: Prescribed Fire Safety Installations: Mandatory: Critical Defect Reporting

QLD - Essential Property Services advises commercial building owners, managers and contractors that specialist maintenance contractors servicing and maintaining fire safety installations must notify the building occupier or managing entity of any critical defect with prescribed fire safety installations. In accordance with part 53 of the Building Fire Safety Regulations [...]

Emergency Lifts are Essential Safety Measures

AUST – Essential Property Services advises that emergency lifts known as essential safety measures under the Building Code of Australia are required in all buildings over 25m in height and any class 9a building in which patient care areas are located at a level that does not have direct egress [...]

Smoke Door Maintenance Essential Safety Measures

AUST – Essential Property Services advises that under various state regulations around Australia, smoke doors have been nominated (as essential safety measures under a determination/ schedule) for use in older type buildings for decades. It is only just recently that the Building Code of Australia (BCA) and AS 1851-2005 ‘Maintenance of [...]

Essential Safety Measures: Specialist Maintenance Contractor Contracts

AUST – Essential Property Services advises building owners and managers that there are a number of checks and balances required when selecting and engaging maintenance contractors to undertake maintenance and testing of essential safety measures nominated in a building surveyor‘s determination/schedule. While sound maintenance contractor selection processes will not generate [...]

Preventative Maintenance: Essential Safety Meausures

AUST – Essential Property Services advises clients of an excellent White Paper on preventative maintenance concerning essential safety measures. Titled, ‘Maintenance of Fire Equipment: What The Results Show’, it analysis over 1 million maintenance records, provides results and a clear picture of the amount of maintenance done on essential safety [...]

Fire Mains: Essential Safety Measures

AUST – Essential Property Services advises that a sprinkler system or hydrant system (an essential safety measure) cannot be installed in a building unless it is fed by a fire main (a water pipe), and nominated as an essential safety measure. Victoria’s MFB provides the following definitions in guideline GL-34… (more) Fire Safety Compliance: Essential [...]

Stairwell Pressurisation: Fire Doors: Fire Door Inspections

AUST – Essential Property Services advises our fire door inspections show that facility and property managers should audit the contractor who audits/ maintains the stair pressurisation system in fire isolated stairways. Contractors are required to inspect and report on whether the relief vent is operating satisfactorily as this is part of the essential safety measures system. Some relief vents have [...]

Essential Fire Safety Measures: Fire Safety Schedule: Essential Safety Measures

NSW – Essential Property Services advises that a fire safety schedule contains essential fire safety measures (essential safety measures), must be issued when granting/ issuing a development consent, complying development certificate, construction certificate or a fire safety order. A fire safety schedule must deal with the whole building, not merely the part of the building to which the approvals [...]

Exit Signs are Essential Safety Measures

AUST - Essential Property Services advises that exit signs and directional exit signs are significant essential safety measures nominated by a building surveyor in a determination/schedule requiring to be operational during a power failure and in particular, a fire situation. Exit sign positioning must be clearly visible to persons approaching [...]

Fire Doors: Fire Door Inspections: AS 1851: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia (BCA) nominates fire doors as essential safety measures in Part I1 ‘Equipment and Safety Installations’. Various state regulations nominate fire door inspections to be performed under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’ when nominated by [...]

Fire Door Clearances: AS 1851: Essential Safety Measures

AUST – Essential Property Services advises that Essential Safety Measures building legislation around Australia provides for the on going maintenance of fire doors under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’ (or similar) when nominated by a building surveyor in a determination/ schedule, specifically fire door clearances… (more) Fire Safety Compliance: Essential Safety Meaures Refer to our Essential Safety Measures [...]

Fire Safety Installations and Australian Standards

QLD - Essential Property Services advises that the Building Code of Australia references many Australian Standards for the design and installation of building elements, with building surveying regulators nominating either Installation Standards or Maintenance Standards as the reference for the maintenance of fire safety installations… (more) Fire Safety Compliance: Fire Safety Installations Refer to our Fire Safety Installations [...]

Lodge Fire Safety Statement: FRNSW

NSW – Essential Property Services advises that under Division 5 of the EPAR 2000 owners of builders must provide the FRNSW Commissioner with a copy of Fire Safety Statements and its corresponding Fire Safety Schedule. Annual and Supplementary Fire Safety Statements are records of maintenance of the essential fire safety measures installed in the building… (more)

MSSA 76D Swimming Pool Safety

SA – Essential Property Services advise a revised Minister’s Specification SA 76D – Swimming Pool Safety – new prescribed requirements for upgrading prescribed swimming pools took effect on 15 May 2014 by notice in the Government Gazette. The Minister’s Specification was revised to refer to the 2012 version of Australian Standard AS [...]

Essential Safety Measures: Lightweight Construction

AUST – Essential Property Services advises that building approvals to construct or alter buildings issued by building surveyors quite often contain elements defined in the Building Code of Australia (BCA) as ‘lightweight construction’as essential safety measures when nominated by the building surveyor in the determination/ schedule. Care must be taken, as not all lightweight construction in a building is deemed an essential safety measure in a [...]

MSSA 76D Swimming Pool Safety

SA – HENDRY building surveyors advise a revised Minister’s Specification SA 76D – Swimming Pool Safety – new prescribed requirements for upgrading prescribed swimming pools took effect on 15 May 2014 by notice in the Government Gazette. The Minister’s Specification was revised to refer to the 2012 version of Australian [...]

Essential Safety Measures and Refrigerated Chambers

AUST – Essential Property Services advises that the Building Code of Australia (BCA) under Part G1, Clause G1.2 Refrigerated chambers, strong rooms and vaults sets out safety criteria for the safe operation of refrigerated chambers (cool room/freezers), these are maintained as essential safety measures when nominated by a building surveyor in a determination/ schedule around Australia.  These provisions are ignored frequently. Building [...]

EPAR: New Fire Safety Regulations

NSW – HENDRY building surveyors advise that the NEW Government Planning & Environment have issued a technical guideline (under EPAR) titled ‘New fire safety requirements when development affects an existing building’ for class 1b to 9 buildings. The main new provision is the new obligation for a certifying authority or principle certifying [...]

Buildings Under 200m²: Essential Safety Measures

VIC – Essential Property Services advises that under Part 12 of the Building Regulations 2006, it is a requirement for an owner and occupier to maintain essential safety measures in a building nominated by the building surveyor in a determination/ schedule, regardless of floor area. The Building Code of Australia (BCA) in clause D2.21, requires compliant [...]

Schedule of Essential Safety Provisions

SA – Essential Property Services staff are experienced and familiar with the statutory forms (Schedule of Essential Safety Provisions), including the many variations that have existed over the years. Schedule of Essential Safety Provisions documents assist in the development of the inspection, maintenance and Annual Certificate of Compliance with Maintenance Procedures for… (more) Fire Safety Compliance: Essential [...]

Fire Rated Structures: Penetrations: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia requires penetrations in fire-rated structures (fire protection at service penetrations) to be fire protected. Penetrations (known as essential safety measures) through elements requiring a fire resistance level (i.e. fire walls, floors, shafts, ceilings) must maintain the integrity of the building element requiring that fire-resisting level. All penetrations in fire rated structures [...]

Fire Doors Defects: Fire Door Inspections: AS 1851-2005

AUST - Essential Property Services advises that the Building Code of Australia nominates fire doors as safety measures in Part 11 Equipment and Safety Installations. Various state regulations nominate fire door inspections to be performed under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’. During the course of performing fire door inspections, our essential safety measures assessors [...]

Alarm Systems: Automatic Fire Detection: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia in clause E2.2 General Requirements and clause G3.8 Fire and smoke control systems (essential safety measures), specify the installation of automatic fire detection and alarm systems in buildings. These systems ultimately are nominated as essential safety measures in a building surveyor’s essential safety measures determination/ schedule… (more) Fire [...]

Solid Core Doors: Essential Safety Measures

AUST – Essential Property Services advises that Solid core doors have been installed in buildings across Australia under previous regulation regimes in most states even before the Building Code of Australia (BCA) has nominated them as an essential safety measure in the building surveyor’s determination/ schedule. Each state has had various conditions for their use and in what [...]

Hotel: Smoke Doors & Fire Doors: Fire Door Inspections

AUST – Essential Property Services advises that some of our essential safety measure fire door inspections and smoke door inspections (under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’) in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door for entrance purposes and cleaning. Since these fire doors and smoke doors are required [...]

Essential Safety Measures: AS 1851-2005 & 2012: As Built Drawing

AUST – Essential Property Services advises building owners, practitioners and managers that a building which has been issued with an Occupancy Permit, Schedule/ Determination or Certificate of Final Inspection that requires maintenance of essential safety measures to AS 1851-2005 needs specific attention. The essential safety measures required to be maintained can be divided into two general areas known as active (fire [...]

Fire Safety Installations: Logbooks: Essential Safety Measures

QLD – Essential Property Services advises that various Australian Standards for the maintenance of active prescribed fire safety installations have reporting instructions, generally provided for by the requirement of an on site Specialist Maintenance Contractor logbook. These Specialist Maintenance Contractor logbooks form the basis in turn, for the preparation of the mandatory Annual Occupier’s Statement in accordance with the BFSR 2008. One of [...]

AS 1851: Fire Door Inspections: Fire Door Clearances

AUST – Essential Property Services advises that Essential Safety Measures building legislation around Australia provides for the ongoing maintenance of fire doors and fire door inspections under AS 1851-2005 ‘Maintenance of fire protection systems and equipped’ (or similar), specifically fire door clearances. Building Code of Australia The Building Code of Australia nominates the type and location of fire [...]

Release Controls: Fire Doors: Smoke Doors

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems – System design and commissioning – Fire’ is nominated for compliance… (more) Fire Safety Compliance: Essential Safety [...]

Fire Door: Single Fire Door: Fire Wall

UST – Essential Property Services advises that the Building Code of Australia in clause C3.5 Doorways in fire walls states a single fire door or shutter must achieve an insulation level of at least 30 and an FRL equivalent to Specification C1.1. Fire doors are nominated by building surveyors as essential safety measures in adetermination/ schedule… (more) Fire Safety Compliance: Essential Fire Safety Measures Refer [...]

Sprinkler System: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia in Part E1 Fire Fighting Equipment in clause E1.5 Sprinklers, nominates when a sprinkler system is to be installed in a building. A sprinkler system is designed to suppress a fire and alert the fire brigade automatically. All building surveyors/ building certifiers will nominate a sprinkler system in the essential safety measures determination/ schedule… [...]

Fire Doors: Activating Automatic Door Closers

AUST – Essential Property Services advises that the Building Code of Australia in clause C3.5 ‘Doorways in fire walls’ requires fire doors (nominated by a building surveyor in a determination/ schedule) to close automatically upon the activation of a smoke detector or other detector deemed suitable under AS 1670.1 – 2004 ‘Fire detection, warning, control and intercom systems – [...]

Fire Door Inspections: AS 1851: Fire Doors

VIC – Essential Property Services advises that the Building Code of Australia (BCA) nominates the installation of fire doors in a all classification of buildings, in various types of construction and within specific uses. Invariably fire doors are nominated as essential safety measures by a building surveyor in a determination/schedule and fire door inspections need to be performed under AS 1851-2005… (more) Fire Safety Compliance: [...]

Glossary of Definitions: Building Fire Safety Regulation 2008: BFSR

QLD – Essential Property Services advises that the Building Fire Safety Regulation 2008 (BFSR) provides the objectives and operation framework for the safe occupation of buildings in Queensland. The following lists the definitions for fire safety installations contained in Schedule 3 Dictionary of the BFSR… (more) Fire Safety Compliance: Fire Safety Installations Refer to our Fire [...]

BCA: Part C3: BCA Clause C3.7: Protection of Doorways in Horizontal Exits

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in Part C3 ‘Protection of Openings’ contains BCA Clause 3.7 ‘Protection of doorways’ in horizontal exits (fire doors). HENDRY building surveyors are presented with a number of designs incorporating fire doors that do not comply or are revealed during fire door inspections. The [...]

Release Controls: Fire Doors: Smoke Doors: Fire Door Inspections

AUST – Essential Property Services advises that the Building Code of Australia nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems – System design and commissioning – Fire’ is nominated for compliance. Fire door inspections are to be performed under AS 1851-2005. [...]

EPAA: Interim Fire Safety Certificate: Essential Fire Safety Measures

NSW – Essential Property Services advises that an interim fire safety certificate is a certificate issued by the owner of a building to the effect that all essential fire safety measures specified in the current fire safety schedule issued by a building certifier for the part of the building to which the certificate relates does comply with the EPAA and EPAR… [...]

Glossary: Fire Safety Installations

QLD – Essential Property Services advises that the Building Code of Australia references many Fire Safety Installations as Safety Measures in Part I1 Equipment and Safety Installations. The following table lists all the Safety Measures and BCA Clause References in Part I, with a glossary/ definition of each Safety Measure in terms of language used to [...]

AS 2419.1: Booster Assembly: Essential Safety Measures: EPAR

NSW – Essential Property Services advises that the NSW Fire Brigades has issued a guide sheet which outlines the features of an AS 2419.1 booster assembly an essential fire safety measure when nominated on a fire safety schedule by building certifier. When inspecting an AS 2419.1 booster assembly system, ensure the following… (more) Fire Safety Compliance: Essential Fire Safety Measure Refer to our Essential [...]

BCA Specification C1.1: Single Fire Door: Fire Door Inspections

AUST – Essential Property Services advises that the Building Code of Australia (BCA) in clause C3.5 ‘Doorways in fire walls’ states a single fire door or shutter must achieve an insulation level of at least 30 and a fire resistance level equivalent to BCA Specification C1.1. The aggregate width of openings (fire doors) that are not part of a [...]

Essential Safety Measures: Australian Standards

AUST – Essential Property Services advises that the Building Code of Australia references many Australian Standards for the design and installation of building elements, with State and Territory building regulations nominating either installation standards or maintenance standards as the reference for the maintenance of essential safety measures. The following table lists all the essential safety [...]

Fire Safety Installations: Certificates of Classification: Essential Safety Measures

QLD – Essential Property Services advises building owners and managers that the Certificates of Classificationmust be displayed in most commercial buildings in Queensland (fire safety installations protocols). The department of Infrastructure and Planning Building Queensland advises the Certificates of Classification are to be displayed in Queensland commercial buildings completed on or since 1 July 1997. Section [...]

Sprinkler System: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia in Part E1 Fire Fighting Equipment in clause E1.5 Sprinklers, nominates when a sprinkler system is to be installed in a building. A sprinkler system is designed to suppress a fire and alert the fire brigade automatically. All [...]

Fire Door: Compliance Tags: Metal Tags: Essential Safety Measures

AUST – Essential Property Services advises that fire doors must be tagged to show building owners, occupiers, authorities and maintenance contractors the basics relevant to the tested door type. Fire door compliance tags or metal tags used as markings on fire-resistant doorsets are nominated as essential safety measures… (more) Fire [...]

Fire Doors and Smoke Doors: Essential Safety Measures

AUST - Essential Property Services advises that various types of fire doors and smoke doors (nominated as essential safety measures) are installed in new buildings and buildings undergoing building upgrades under building permit requirements. Due to the performance requirements contained within the Building Code of Australia and resultant fire engineered [...]

Non-Combustible Materials: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia nominates materials to be non-combustible throughout PARTS C1, C2 and C3. A material is deemed non-combustible (and nominated as essential safety measures) if it is tested in accordance with AS 1530.1 – 1994 ‘Methods for fire tests on [...]

Fire Stair Pressurisation: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia requires a stairwell pressurisation system (an essential safety measure) to ensure the occupants of a building in a fire emergency have sufficient time to evacuation the building before the stairwell becomes untenable. The following illustration from BCA Illustrated [...]

Essential Saftey Measures Glossary

VIC – Essential Property Services advises that the Building Act and Building Regulations provide the objectives and operational framework for building surveyors in Victoria. The following lists all the terms used in the legislation that surround essential safety measures, with a glossary/ definition of each term as it relates to [...]

EPAR: Vehicular Access: Essential Fire Safety Measures

NSW – Essential Property Services advises that the NSW Fire Brigades have issued a policy ‘Guidelines for Emergency Vehicle Access’ as required also by the Building Code of Australia (building regulations – EPAR) for ‘Vehicular Access Around Large Isolated Buildings known as essential fire safety measures when nominated by a [...]

Static Water Supply: Essential Safety Measures

AUST – Essential Safety Services advises that the Building Code of Australia (BCA) requires a static water supply – a secondary water supply storage in buildings over 25m in effective height with conditions to provide the water supply for the buildings sprinkler system. The building surveyor / building certifier will [...]

EPAR: Annual Fire Safety Statement: Essential Fire Safety Measures

NSW – Essential Property Services advises property managers and real estate agents of the need to advise building owners to be more aware than ever of the need to supply an Annual Fire Safety Statement (AFSS) to council and the fire brigade. The fines payable under Environmental Planning and Assessment [...]

Smoke Hazard Management: Essential Safety Measures

AUST – Essential Property Services advises that a smoke hazard management system (smoke control measures) is provided in a building under the Building Code of Australia to allow sufficient evacuation time for the occupants under fire and smoke conditions. Smoke and heat vents play an important part of a smoke [...]

Vaults: Refrigerated Chambers: Strong Rooms: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia  in clause G1.2 Refrigerated Chambers, Strong-Rooms and Vaults sets out specific criteria for the installation/ use of these in a building. For the requirements to apply the refrigerated chamber, strong-room or vault must be of a size sufficient [...]

Essential Fire Safety Measures Explained

NSW – Essential Property Services advises that administrative provisions in force governing Statutory Essential Fire Safety Measures under the the Environment Planning and Assessment Regulation 2000 (the Regulations) must be understood by building owners and managers. Current Situation The Regulations place obligations on the owner/ agent of a building to ensure [...]

Hotel Fire Doors: Smoke Doors: Essential Safety Measures

AUST – Essential Property Services advises that some of our essential safety measures fire door inspections and smoke door inspections (under AS 1851 – 2005 ‘Maintenance of fire protection systems and equipment’) in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door [...]

Fire Safety Schedules: EPAR: Essential Safety Measures

NSW – Essential Property Services advises that the Building Professionals Board has issued a Practice Advice for Fire Safety Schedules, (issued by building certifiers) specifying the standard of performance of components of alternative solutions under EPAR building regulations for essential fire safety measures… (more) Fire Safety Compliance: Essential Safety Measures Refer [...]

Fire Resisting Structures: Essential Safety Measures

AUST – Essential Property Services advises that building surveyors/ building certifiers in Australia issue building approvals, construction certificates and building permits based on their state or territory’s building regulations and the Building Code of Australia  on a daily basis. Except for houses and outbuildings, all of these approval documents will [...]

Dangerous Goods: Tenants: Essential Safety Measures

VIC – Essential Property Services advises property owners to be concerned about the storage of dangerous goods as non compliance may affect the payout on insurance claims in the event of the building being damaged by fire, and rendering essential safety measures ineffective (essential safety measures are nominated by the [...]

Full Function Fire Systems Test: System Interface Test

NSW – Essential Property Services provides commercial and residential building owners, managers and contractors with an annual System Interface Test (also known as Full Function Fire Systems Test), which is a mandatory requirement of Australian Standard AS 1851-2005, when nominated as essential fire safety measures by the building certifier in [...]

Passenger Lift Fire Service Controls: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia  in clause E2.7 Fire service controls states “In passenger lifts designed in accordance with AS 1735 Part 1 and 2, all lift cars serving a story above an effective height of 12m must be provided with fire service [...]

Fire Curtain: Proscenium Walls: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia (BCA) in Part H1 Theatres, Stages and Public Halls requires the installation and maintenance of a proscenium wall (fire curtain known as an essential safety measure) in every theatre and public hall (without a sprinkler system) between the [...]

Exit Doors: Path of Travel: Fire Safety Installations: BFSR

QLD – Essential Property Services advises building owners and managers that recent changes to Building Fire Safety Regulation 2008 (BFSR) prohibits locking of an exit door on evacuation routes without reasonable cause and adopts the Building Code of Australia (BCA) as the benchmark for exit door hardware. There is now prohibition [...]

Fire Safety Advisor: BFSR: Essential Safety Measures

QLD - Essential Property Services provide qualified Fire Safety Advisor services for high occupancy buildings or for those buildings above 25 metres in effective height. The Building Fire Safety Regulation 2008 (BFSR) requires the appointment of a Fire Safety Advisor for these types of buildings to oversee the fire safety installations… (more) Fire [...]

Building Owners: Essential Safety Measures: AESMR

VIC - Essential Property Services advises for all sorts of reasons building owners and managers find that they are unable to comply with the essential safety measures provisions of the Building Regulations 2006. Essential safety measures are nominated by a building surveyor in a occupancy permit or determination/ schedule. A number [...]

Fire-Rated Access Panels: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia in Part C3 Protection of Openings clause C3.4 Acceptable methods of protection, sets out the criteria for the protection of openings. Fire-rated access panels are nominated as “other openings” in sub-clause (a)(iii). A building surveyor or building certifier [...]

Essential Safety Measures: Building Regulations 2006: Essential Services

VIC – A number of Essential Property Services clients ask us, what is the frequency of inspections for their essential services/ essential safety measures contained in their building which was built or altered pre- June 2005 under the Building Regulations and the Building Code of Australia (BCA).  The system prior [...]

Fire Safety Installations: Building Legislation: MP6.1: BFSR

QLD – Essential Property Services advises that a building owner, occupier or owners agent for a building inherits obligations under various statutory legislation to ensure occupation of a building, inspection, testing and maintenance of nominated fire safety installations and building works and alterations allowed under a building approval by a [...]

New Queensland Building and Construction Commission: QBCC

QLD – Essential Property Services advises that Queensland has a new building industry regulator (to oversee contractors licensed for fire safety installations inspections), with the formation of the Queensland Building and Construction Commission (QBCC). The QBCC has officially replaced the Building Services Authority (BSA)… (more) Further Advice For further advice, [...]

Fire Shutters: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia nominates in Part C3 ‘Protection of Openings’ the installation of fire shutters in certain situations. Fire shutters are nominated as an essential safety measure by a building surveyor or building certifier in a determination/ schedule upon completion of [...]

Classification & Use of Building: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia  in Part A3 Classification of Buildings and Structures nominates the Classes of buildings in categories from Class 1 though to Class 10. The building surveyor/ building certifier issues occupancy permits/ certificate of classifications and essential safety measures determinations/ [...]

Building Owners: AESMR: Annual Essential Safety Measures Report

VIC – Essential Property Services advises that building owners and tenants are governed by the essential safety measures provisions contained in the Building Regulations 2006, these provisions including the signing each year of the annual essential safety measures report (AESMR) in many cases pass unnoticed. Few building owners and occupiers [...]

Discharge From Exits: Essential Safety Measures

AUST – Essential Property Services advises that ‘discharge from exits’ is a provision in the Building Code of Australia to maintain a safe unobstructed path of travel from the ‘exit door’ of a building to a road or open space. Discharge from exits are always nominated as essential safety measures [...]

Penalties: Annual Fire Safety Statement: Essential Fire Safety Measures

NSW – Essential Property Services advises Property and Facility Managers that a number of NSW Councils are applying fines for late lodgement or failing to lodge the Annual Fire Safety Statement on time. Building owners are required to lodge an Annual Fire Safety Statement (AFSS) and are receiving penalty notices [...]

Prescribed Fire Safety Installations: BFSR

QLD – Essential Property Services provides this overview of the Queensland building legislation applicable to prescribed fire safety installations (essential safety measures) under the Building Fire Safety Regulation 2008 (BFSR) and AS 1851-2005 ‘Maintenance of fire protection systems and equipment’ (AS 1851). This article enables building owners and managers to [...]

Fire Dampers: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in Part C2 Protection of Openings clause, C3.12 'Openings in floors and ceilings for services' and C3.15 'Openings for service installations' sets the parameters for when openings in floors and walls are to be protected and then [...]

Heat Vents: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia allows the use of heat vents in buildings to expel heat in the event of a fire evacuation. The use of heat vents provides extra time at floor level for occupants to evacuate the buildings. The location of [...]

Glazed Assemblies: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia in Part B1 Structural Provisions allows for glazed assemblies in buildings, providing compliance with specified requirements. The building surveyor/building certifier should be specific in the description used in the essential safety measures determination/schedule so that the essential safety [...]

Fire Doors: Fire Door Inspections: Essential Fire Safety Measures

NSW - Essential Property Services advises that Building Code of Australia (BCA) nominates the installation of fire doors in all classification of buildings, in various types of construction and within specific uses. Invariably fire doors are nominated as an essential fire safety measures by a building certifier in a fire [...]

Annual Occupiers Statement: Prescribed Fire Safety Installations

QLD – Essential Property Services advises that the Annual Occupiers Statement can be a building owner’s, property manager’s or Body Corporation manager’s nightmare. Property managers have obligations with regards to providing an Annual Occupiers Statement for fire safety installations to the Queensland Fire and Rescue Service (QFRS) Commissioner under the Building Fire Safety Regulation [...]

Tender Documents: Maintenance Costs: Essential Safety Measures

AUST – Essential Property Services advises building owners and property managers that sloppy and inadequate tender documentation for essential safety measures maintenance contracts for buildings in the end will cost the building owner a lot of time, worry and money and prevent them from confidently signing the annual maintenance statement. [...]

Essential Safety Provisions Identification: Development Regulations

SA – Essential Property Services advises that the identification of essential safety provisions during an essential safety provisions inspection is paramount for building owners and property managers to comply with maintenance requirements under the Development Regulations and Safety Measures under Section I Maintenance Building Code of Australia (BCA)…(more) Building Legislation [...]

Fire-Isolated Stairs: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia defines the essential safety measures known as fire-isolated stairs to be a stairway within a fire-resisting shaft and includes the floor and roof or top enclosing structure. Part D2 Construction of exits in clause D2.2 Fire-isolated stairs, sets [...]

Essential Safety Measures Advice: Property Manager: Client: Occupier

VIC - Essential Property Services assists property managers in the education of their stakeholders (clients and occupiers/ tenants) for their respective obligations under the essential safety measures provisions contained in the Building Regulations 2006. Essential safety measures are nominated by a building surveyor in a determination/ schedule. Our property managers are [...]

Full Function Fire Systems Test: Essential Safety Measures

AUST – Essential Property Services advises that commercial building owners, managers and contractors need to be aware that an annual System Interface Test (better known as Full Function Fire Systems Test) is mandatory where the requirements of Australian Standard AS 1851-2005 are applicable as essential safety measures stemming from a [...]

Approval Documents: QFRS: BFSR: Fire Safety Installations

QLD - Essential Property Services advises building owners, occupiers and facility managers that the Queensland Fire and Rescue Service (QFRS) is requesting approval documents during their regular fire safety installations auditing processes of occupied buildings. Facility managers are aware of the requirement to display the Certificate of Classification for a [...]

Artificial Lighting: Essential Safety Measures

AUST- Essential Property Services advises that artificial lighting is required to be provided in new buildings and buildings undergoing alterations as essential safety measures in accordance with clause F4.4 Artificial lighting of the Building Code of Australia and subsequently nominated as an essential safety measure in an occupancy permit, determination [...]

Fire Service Booster Connections: Essential Safety Measures

AUST - Essential Property Services advises that fire brigade connections under the Building Code of Australia are 'fire service booster connections'. Fire service booster connections (which become nominated essential safety measures and subject to the Annual Statement) consist of an arrangement of valves and pipe work specifically designed to suit [...]

Fire Safety Installations: Full Function Fire Systems Test: BFSR

QLD – Essential Property Services provides building owners, managers and contractors with an annual Fire System Interface Test (better known as the Full Function Fire Systems Test), which is a mandatory requirement for fire safety installations under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’ where applicable and complies with the [...]

Qualifications: Essential Safety Measures Inspectors

AUST – Essential Property Services advises that specific State building regulations or State authorities call for an individual to hold a trade or academic qualification to inspect, test or maintain essential safety measures, while there will be no qualification for an assessor/ inspector required for an individual to inspect essential [...]

Fire Stopping: Essential Safety Measures

AUST - Essential Property Services advises that building owners, building managers and sub-contractors (walls and ceilings) play a critical part in building occupant fire safety. Essential safety measures regulations have recognised this fact by strengthening the Regulation's relative to fire stopping, over the years. Substantial essential safety measures statutory penalties [...]

Fire Walls: Fire Doors: Fire Door Inspections: BCA Clause C3.5

AUST – Essential Property Services advises that the intent of BCA Clause C3.5 ‘Doorways in fire walls’ in the Building Code of Australia (BCA)  is to nominate the use of fire doors in such situations. (AS 1851-2005 stipulates fire door inspections) This clause permits doorway openings to be constructed in a fire [...]

Explanation for Essential Safety Measures and AESMR

VIC – Essential Property Services advises that maintenance requirements for essential safety measures over successive generations of Building Regulations had been almost non-existent until a major amendment occurred to the Victoria Building Regulations 1994 by the inclusion of Part 11 “Maintenance” with subsequent amendments. Current Situation Part 12 of the [...]

Hold Open Devices: Sliding Fire Doors: Fire Door Inspections

AUST - Essential Property Services advises the Building Code of Australia (BCA) in clause 3.6 Sliding fire doors requires fire walls incorporating sliding fire doors, that are held open during use must be provided with electromagnetic hold open devices, these must be implemented during fire door inspections. The electromagnetic device, audible warning device and flashing red light must be initiated [...]

Fire Safety Advisor: BFSR: Fire Safety Installations

QLD – Essential Property Services provides qualified Fire Safety Advisor services (fire safety installations) for high occupancy buildings or for those buildings above 25 metres in effective height. The Building Fire Safety Regulation 2008 (BFSR) requires the appointment of a Fire Safety Advisor for these types of buildings… (more) Fire Safety Compliance: Fire [...]

Solid Core Doors: Building Code of Australia: Clause C3.11

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the use and installation of solid core doors in buildings classified as Class 2, 3 and 4 under Clause C3.11 of the BCA. Many clients have enquired about the use of solid core doors in these types of buildings. Solid core doors are also nominated as [...]

Guide To Using AS 1851-2012 In Queensland

QLD - Essential Property Services asks - Do I need to change to the new standard for my routine servicing? All maintenance contracts for sites located in Queensland must by law be tested to AS 1851-2012 by 1st January 2015. It is strongly recommended that building owners and their representatives [...]

Fire Resisting Elements: Essential Safety Measures

AUST – Essential Property Services advises commercial building owners and managers that various state regulations specify differing requirements for mandatory testing, inspection and maintenance of essential safety measures. The following article is generic information on building fire integrity, which includes fire resisting elements. The objective of Part I of the [...]

Stretcher Facilities in Lifts: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia requires a lift to be installed in a building to allow a stretcher to be used for the safe evacuation of an injured or sick person in the building. A “stretcher” lift would be deemed an essential safety [...]

Prescribed Fire Safety Installations Identification

QLD – Essential Property Services provide this identification of prescribed fire safety installations and special fire services for all types of buildings under previous and current regulations in Queensland. The Building Fire Safety Regulation 2008 (BFSR) makes it mandatory for building owners to establish the prescribed fire safety installations and [...]

Kitchen Exhaust Canopy: Essential Safety Measures

AUST – Essential Property Services advises that it is important to remind building owners and managers of the dangers associated with an essential safety measure known as kitchen exhaust canopies. Managers should anticipate extensive damage when a fire occurs in a commercial kitchen at the cooking appliance and then spreads [...]

Smoke Door Inspections: AS 1851-2005: Smoke Door Maintenance

VIC - Essential Property Services advises that under various state regulations, smoke doors have been nominated as an essential safety measure and used in older type buildings for decades. It is only just recently that the Building Code of Australia and AS 1851-2005 ‘Maintenance of fire protection systems and equipment’, (smoke door [...]

Identification of Safety Measures by Building Owners and Property Managers

WA - Essential Property Services advises building owners and property managers that safety managers defined in Regulation 48A Maintenance of Buildings must be maintained to allow each to be capable of performing to a standard set out in the relevant building standards. For a comprehensive safety measures list click here.

EPAR: Annual Fire Safety Statement: Essential Fire Safety Measures

NSW – Essential Property Services advises property managers and real estate agents of the need to advise building owners to be more aware than ever of the need to supply an Annual Fire Safety Statement (AFSS) to council and the fire brigade. The fines payable under Environmental Planning and Assessment [...]

Fire Door Inspections and Maintenance Costs

AUST – Essential Property Services advises that the costs associated with fire door inspections and maintaining fire doors which are nominated as an essential safety measure continually frustrate property owners and managers, as they are reminded constantly by most maintenance contractors that remedial works on fire doors are necessary, mandatory, and [...]

Fire Brigade

NSW – Essential Property Services advises that the Fire and Rescue NSW can issue orders under Section 118L of the EPAA concerning fire safety issues under EPAR in a building (essential fire safety measures/ insufficient fire safety features), the fire brigade and be notified by a… (more) Fire Safety Compliance: [...]

Large Isolated Building and Vehicular Access: Essential Safety Measures

AUST – Essential Property Services advises property owners and managers of existing large buildings that they should make themselves aware of the local Fire Brigade’s guidelines on “Hard Standing and Vehicular Access Paving” for vehicular access for large isolated buildings which are nominated as essential safety measures and usually a [...]

Stairwell Pressurisation: Fire Doors: Fire Door Inspections

AUST – Essential Property Services advises our fire door inspections show that facility and property managers should audit the contractor who audits/ maintains the stair pressurisation system in fire isolated stairways. Contractors are required to inspect and report on whether the relief vent is operating satisfactorily as this is part of the [...]

Smoke Door Maintenance Essential Safety Measures

AUST – Essential Property Services advises that under various state regulations around Australia, smoke doors have been nominated (as essential safety measures under a determination/ schedule) for use in older type buildings for decades. It is only just recently that the Building Code of Australia (BCA) and AS 1851-2005 ‘Maintenance of [...]

Victorian Schools: Bushfire Preparedness: Essential Safety Measures

VIC - Essential Property Services advise that in preparedness for the impending 'bushfire' season, schools across Victoria are reviewing and/or implementing current processes and procedures to ensure readiness amongst staff and students. After the 2009 'Black Saturday' bushfires, specific bushfire safeguards for schools were introduced. The Victorian Registration Qualifications Authority [...]

Hotel: Smoke Doors & Fire Doors: Fire Door Inspections

AUST – Essential Property Services advises that some of our essential safety measure fire door inspections and smoke door inspections (under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’) in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door for entrance [...]

Preventative Maintenance: Essential Safety Meausures

AUST - Essential Property Services advises clients of an excellent White Paper on preventative maintenance concerning essential safety measures. Titled, 'Maintenance of Fire Equipment: What The Results Show', it analysis over 1 million maintenance records, provides results and a clear picture of the amount of maintenance done on essential safety [...]

Fire Safety Installations and Australian Standards

QLD - Essential Property Services advises that the Building Code of Australia references many Australian Standards for the design and installation of building elements, with building surveying regulators nominating either Installation Standards or Maintenance Standards as the reference for the maintenance of fire safety installations… (more) Fire Safety Compliance: Fire Safety Installations [...]

Release Controls: Fire Doors: Smoke Doors: Fire Door Inspections

AUST – Essential Property Services advises that the Building Code of Australia nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems – System design and commissioning – Fire’ is nominated [...]

Fire Doors Not Closing: Fire Door Inspections: AS 1851-2005

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the type and location of fire doors to be installed in buildings in Australia under Part C3 ‘Protection of Openings’. Fire doors are required to be installed by the BCA to AS 1905.1-2005 ‘Components for the protection of [...]

Schedule of Essential Safety Provisions

SA – Essential Property Services staff are experienced and familiar with the statutory forms (Schedule of Essential Safety Provisions), including the many variations that have existed over the years. Schedule of Essential Safety Provisions documents assist in the development of the inspection, maintenance and Annual Certificate of Compliance with Maintenance [...]

Warning Signs and Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia contains a number of provisions that require warning signs (essential safety measures) to be installed in a building. A building owner and manager must be aware that a number of Referenced Australian Standards applicable to buildings also carry provisions requiring [...]

Fire Doors: Protection of Openings: Protection of doorways

AUST – Essential Property Services advises that the Building Code of Australia in Part C3 Protection of Openings contains Clause 3.7 Protection of doorways in horizontal exits (fire doors) which are nominated by building surveyors in the determination/ schedule. HENDRY building surveying consultants are presented with a number of deigns incorporating fire doors [...]

Fire Safety Installations: Explanation: BFSR

QLD - Essential Property Services advises that the maintenance of Special Fire Services and Fire Safety Installations (essential safety measures) emanate from the Building Act 1975, Building Fire Safety Regulation 2008 (BFSR)  and Building Regulation 2006 and Queensland Development Code (QDC) and in particular QDC Mandatory Part 6.1 Maintenance of fire safety installations. Current [...]

Two Locks Allowed on Fire Doors?: Fire Door Inspections

AUST - Essential Property Services advises that during fire door inspections, our assessors frequently come across previous fire door audit reports that nominate in the rectification works, the removal of a second locking device to a fire door. This is a significant item in terms of cost, in a large apartment complex. You [...]

Smoke Lobby: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia to ensure the protection of occupants in a building using a fire-isolated stairway during a fire, requires the installation of a smoke lobby (known as essential safety measures) between the general floor area of the storey and the [...]

Two Locks Allowed on Fire Doors?

AUST - Essential Property Services advises that during fire door inspections, our assessors frequently come across previous fire door audit reports that nominate in the rectification works, the removal of a second locking device to a fire door. This is a significant item in terms of cost, in a large apartment complex. You [...]

Solid Core Doors: Essential Safety Measures

AUST – Essential Property Services advises that Solid core doors have been installed in buildings across Australia under previous regulation regimes in most states even before the Building Code of Australia (BCA) has nominated them as an essential safety measure in the building surveyor’s determination/ schedule. Each state has had [...]

Fire Walls: Fire Doors: Fire Door Inspections: BCA Clause C3.5

AUST – Essential Property Services advises that the intent of BCA Clause C3.5 ‘Doorways in fire walls’ in the Building Code of Australia (BCA)  is to nominate the use of fire doors in such situations. (AS 1851-2005 stipulates fire door inspections) This clause permits doorway openings to be constructed in a fire [...]

Fire Safety Installations: Logbooks: Essential Safety Measures

QLD – Essential Property Services advises that various Australian Standards for the maintenance of active prescribed fire safety installations have reporting instructions, generally provided for by the requirement of an on site Specialist Maintenance Contractor logbook. These Specialist Maintenance Contractor logbooks form the basis in turn, for the preparation of [...]

Hold Open Devices: Sliding Fire Doors: Fire Door Inspections

AUST - Essential Property Services advises the Building Code of Australia (BCA) in clause 3.6 Sliding fire doors requires fire walls incorporating sliding fire doors, that are held open during use must be provided with electromagnetic hold open devices, these must be implemented during fire door inspections. The electromagnetic device, audible warning device and flashing red light must be initiated [...]

Release Controls: Fire Doors: Smoke Doors

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems – System design and commissioning – Fire’ is nominated for compliance… (more) Fire Safety Compliance: Essential Safety [...]

Solid Core Doors: Building Code of Australia: Clause C3.11

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the use and installation of solid core doors in buildings classified as Class 2, 3 and 4 under Clause C3.11 of the BCA. Many clients have enquired about the use of solid core doors in these types of buildings. Solid core doors are also nominated as [...]

AS 1851: Fire Door Maintenance: AS 1905-1: Fire Door Inspections

AUST - Hendry advises that a number of building owners and managers are incurring penalty fines from municipal councils (building surveyors) when performing an essential safety measures inspection for not maintaining fire doors in accordance with AS 18510-2005 ‘Maintenance of fire protection systems and equipment’, (fire door inspections) Section 17 ‘Passive Fire and Smoke Containment Systems’. Some of thesefire doors can [...]

Pool Safety Laws: Essential Safety Measures

QLD – Hendry advises building owners and managers that the Queensland Government, in an effort to reduce the incidences of child drowning, introduced changes to the pool safety laws, and the requirement for the issuing of pool safety certificates. These laws replaced all existing Local government pool safety laws and [...]

Prescribed Fire Safety Installations: Critical Defects Notification

QLD – Hendry advises building owners and managers need to be aware that the Building Fire Safety Regulation (BFSR 2008) includes an obligation for maintenance contractors or any person conducting maintenance and testing to notify occupiers of critical defects with prescribed fire safety installations. What is a critical defect? The [...]

AS 1851-2012 and your Building

AUST – Hendry advises building owners, property managers, facility managers and facility engineers to be well aware of the safety measures in buildings; such as fire protection systems and equipment that need to be tested, serviced and maintained under the AS 1851 in order to ensure they functioning as designed. AS 1851 [...]

Fire Safety Installations: Certificates of Classification: Essential Safety Measures

QLD - Essential Property Services advises building owners and managers that the Certificates of Classification must be displayed in most commercial buildings in Queensland (fire safety installations protocols). The department of Infrastructure and Planning Building Queensland advises the Certificates of Classification are to be displayed in Queensland commercial buildings completed [...]

Fire Stair Pressurisation: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia requires a stairwell pressurisation system (an essential safety measure) to ensure the occupants of a building in a fire emergency have sufficient time to evacuation the building before the stairwell becomes untenable. The following illustration from BCA Illustrated [...]

Fire Door Maintenance: AS 1851

AUST – Essential Property Services advises that a number of building owners and managers are incurring penalty fines from municipal councils (building surveyors) when performing an essential safety measures inspection for not maintaining fire doors in accordance with AS 18510-2005 ‘Maintenance of fire protection systems and equipment’, (fire door inspections) Section 17 ‘Passive Fire and [...]

New Slip Resistance for Stairs: Essential Safety Measures

AUST - Essential Property Services advise that in May 2014 the Building Code of Australia will introduce deemed to satisfy provisions for slip-resistance to trends and nosing to stair ways for all buildings other than houses and outbuildings under BCA Vol 2 Clause 3.9.1.3. (g). Building Managers should make themselves [...]

Essential Saftey Measures Glossary

VIC - Essential Property Services advises that the Building Act and Building Regulations provide the objectives and operational framework for building surveyors in Victoria. The following lists all the terms used in the legislation that surround essential safety measures, with a glossary/ definition of each term as it relates to [...]

Solid Core Doors: BCA Clause C3.11

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the use and installation of solid core doors in buildings classified as Class 2, 3 and 4 under Clause C3.11 of the BCA. Many clients have enquired about the use of solid core doors in these types of [...]

Smoke Alarms: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia contains Specification E2.2a Smoke Detection and Alarm Systems. Part E2 Smoke Hazard Management and the Specification dictate which buildings require smoke alarms, which ultimately became essential safety measures… (more) Fire Safety Compliance: Fire Safety Installations Refer to our [...]

Smoke Hazard Management: Essential Safety Measures

AUST – Essential Property Services advises that a smoke hazard management system (smoke control measures) is provided in a building under the Building Code of Australia to allow sufficient evacuation time for the occupants under fire and smoke conditions. Smoke and heat vents play an important part of a smoke [...]

Fire Safety Schedules: EPAR: Essential Safety Measures

NSW – Essential Property Services advises that the Building Professionals Board has issued a Practice Advice for Fire Safety Schedules, (issued by building certifiers) specifying the standard of performance of components of alternative solutions under EPAR building regulations for essential fire safety measures… (more) Fire Safety Compliance: Essential Safety Measures Refer [...]

Hotel Fire Doors: Smoke Doors: Essential Safety Measures

AUST – Essential Property Services advises that some of our essential safety measures fire door inspections and smoke door inspections (under AS 1851 – 2005 ‘Maintenance of fire protection systems and equipment’) in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door [...]

Fire Door Maintenance: AS 1851: Fire Door Inspections

AUST – Essential Property Services advises that a number of building owners and managers are incurring penalty fines from municipal councils (building surveyors) when performing an essential safety measures inspection for not maintaining fire doors in accordance with AS 1851-2005 ‘Maintenance of fire protection systems and equipment’, (fire door inspections) Section 17 ‘Passive Fire and [...]

Essential Safety Measures Advice between Property Manager to Client and Occupier

TAS - Essential Property Services assists property managers in the education of their stakeholders (clients and occupiers/tenants) for their respective obligations under the essential safety featuresprovisions contained in Building Legislation. Essential Safety Features are nominated by a building surveyor in a schedule. Our property managers are provided with documentation from our [...]

Fire Door Installation: Verification Evidence: AS 1905.1

AUST - Essential Property Services advises building owners, property managers and occupiers of buildings rely on fire doors inspections for life safety during an emergency, e.g. a fire. Determining whether a fire door was suitable for its use is meaningless where the fire door failed and loss of life has occurred. Part [...]

Vaults: Refrigerated Chambers: Strong Rooms: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia  in clause G1.2 Refrigerated Chambers, Strong-Rooms and Vaults sets out specific criteria for the installation/ use of these in a building. For the requirements to apply the refrigerated chamber, strong-room or vault must be of a size sufficient [...]

Building Owners: Essential Safety Measures: AESMR

VIC - Essential Property Services advises for all sorts of reasons building owners and managers find that they are unable to comply with the essential safety measures provisions of the Building Regulations 2006. Essential safety measures are nominated by a building surveyor in a occupancy permit or determination/ schedule. A number [...]

Types of Doors: AS1905.1: Fire Door: Smoke Door: Fire Door Inspections

AUST – Essential Property Services advises that various types of fire doors and smoke doors are installed in new buildings and buildings undergoing alterations and require fire door inspections in accordance with AS 1851-2005 and essential safety measures directions from statutory authorities. Due to the performance requirements contained within the [...]

Fire-Rated Access Panels: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia in Part C3 Protection of Openings clause C3.4 Acceptable methods of protection, sets out the criteria for the protection of openings. Fire-rated access panels are nominated as “other openings” in sub-clause (a)(iii). A building surveyor or building certifier [...]

Fire Shutters: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia nominates in Part C3 ‘Protection of Openings’ the installation of fire shutters in certain situations. Fire shutters are nominated as an essential safety measure by a building surveyor or building certifier in a determination/ schedule upon completion of [...]

Stairwell Pressurisation: Fire Doors: Fire Door Inspections

AUST – Essential Property Services advises our fire door inspections show that facility and property managers should audit the contractor who audits/ maintains the stair pressurisation system in fire isolated stairways. Contractors are required to inspect and report on whether the relief vent is operating satisfactorily as this is part of the [...]

Penalties: Annual Fire Safety Statement: Essential Fire Safety Measures

NSW – Essential Property Services advises Property and Facility Managers that a number of NSW Councils are applying fines for late lodgement or failing to lodge the Annual Fire Safety Statement on time. Building owners are required to lodge an Annual Fire Safety Statement (AFSS) and are receiving penalty notices [...]

Prescribed Fire Safety Installations: BFSR

QLD – Essential Property Services provides this overview of the Queensland building legislation applicable to prescribed fire safety installations (essential safety measures) under the Building Fire Safety Regulation 2008 (BFSR) and AS 1851-2005 ‘Maintenance of fire protection systems and equipment’ (AS 1851). This article enables building owners and managers to [...]

Heat Vents: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia allows the use of heat vents in buildings to expel heat in the event of a fire evacuation. The use of heat vents provides extra time at floor level for occupants to evacuate the buildings. The location of [...]

Tender Documents: Maintenance Costs: Essential Safety Measures

AUST – Essential Property Services advises building owners and property managers that sloppy and inadequate tender documentation for essential safety measures maintenance contracts for buildings in the end will cost the building owner a lot of time, worry and money and prevent them from confidently signing the annual maintenance statement. [...]

Fire-Isolated Stairs: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia defines the essential safety measures known as fire-isolated stairs to be a stairway within a fire-resisting shaft and includes the floor and roof or top enclosing structure. Part D2 Construction of exits in clause D2.2 Fire-isolated stairs, sets out [...]

Hotel: Smoke Doors & Fire Doors: Fire Door Inspections

AUST – Essential Property Services advises that some of our essential safety measure fire door inspections and smoke door inspections (under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’) in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door for entrance [...]

TAS: Essential Safety and Health Features & Measures Maintenance

TAS - Essential Property Services advises that the maintenance of Essential Safety and Health Features & Measures (essential safety measures) is contained in the Building Act 2000, the General Fire Regulations 2010 (GFR), Building Regulations 2004 and Building Code of Australia (BCA). Current Situation Recent legislation changes have resulted in maintenance requirements falling [...]

Fire Door Inspections: Fire Door Clearances: Defects

AUST - Essential Property Services advises that Essential Safety Measures building legislation around Australia provides for the ongoing maintenance of  fire doors and fire door inspections under AS 1851-2005 ‘Maintenance of fire protection systems and equipment’ (or similar), specifically fire door clearances. Building Code of Australia The Building Code of Australia nominates the type [...]

Full Function Fire Systems Test: Essential Safety Measures

AUST - Essential Property Services advises that commercial building owners, managers and contractors need to be aware that an annual System Interface Test (better known as Full Function Fire Systems Test) is mandatory where the requirements of Australian Standard AS 1851-2005 are applicable as essential safety measures stemming from a [...]

Fire Service Booster Connections: Essential Safety Measures

AUST – Essential Property Services advises that fire brigade connections under the Building Code of Australia are ‘fire service booster connections’. Fire service booster connections (which become nominated essential safety measures and subject to the Annual Statement) consist of an arrangement of valves and pipe work specifically designed to suit [...]

Qualifications: Essential Safety Measures Inspectors

AUST – Essential Property Services advises that specific State building regulations or State authorities call for an individual to hold a trade or academic qualification to inspect, test or maintain essential safety measures, while there will be no qualification for an assessor/ inspector required for an individual to inspect essential [...]

Fire Stopping: Essential Safety Measures

AUST – Essential Property Services advises that Building owners, building managers and sub-contractors need to be aware that essential safety measures known as fire and smoke resistant structures (walls and ceilings) play a critical part in building occupant fire safety. Essential safety measures regulations have recognised this fact by strengthening [...]

Fire Doors: Smoke Doors: Release Controls: Fire Door Inspections

AUST – Essential Property Services advises that the Building Code of Australia nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems – System design and commissioning – Fire’ is nominated [...]

Explanation: Essential Safety Measures: AESMR

VIC – Essential Property Services advises that maintenance requirements for essential safety measures over successive generations of Building Regulations have been almost non-existent until a major amendment occurred to the Victoria Building Regulations 1994 by the inclusion of Part 11 “Maintenance” with subsequent amendments. Current Situation Part 12 of the [...]

Confined Space Audits: Essential Safety Provisions

SA – Work Place Safety Assessors conduct Confined Space Audits for companies across industries such as Oil and Gas, Mining, Construction, Heavy Industrial and Utilities. Where working in Confined Spaces is required, Work Place Safety Assessors can assist employers, managers and workplace supervisors in the auditing (confined spaces), interpretation and [...]

Fire Safety Measures Advice: Property Manager to Client and Occupier

NT - Essential Property Services assists property managers in the education of their stakeholders (clients and occupiers) for their respective obligations under their fire safety measures provisions contained in the Building Legislation. Our clients are provided with documentation from our office which they are able to rebadge and send to the [...]

Fire Safety Measures: Prescribed Buildings

NT - Essential Property Services advises that fire safety measures known as safety installations in buildings must be maintained in accordance with the Building Code of Australia Volume 1, essential safety measures and Fire and Emergency Regulations 2011 for prescribed buildings. Prescribed buildings are nominated by the Director of Fire and [...]

Kitchen Exhaust Canopy: Essential Safety Measures

AUST – Essential Property Services advises that it is important to remind building owners and managers of the dangers associated with an essential safety measure known as kitchen exhaust canopies. Managers should anticipate extensive damage when a fire occurs in a commercial kitchen at the cooking appliance and then spreads [...]

Defects: Fire Doors Not Closing: Fire Door Inspections: AS 1851-2005

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the type and location of fire doors to be installed in buildings in Australia under Part C3 ‘Protection of Openings’. Fire doors are required to be installed by the BCA to AS 1905.1-2005 ‘Components for the protection of [...]

Essential Safety Measures Logbooks: Building Regulations 2006

VIC – Essential Property Services essential safety measures logbooks are web enabled and contain explanatory guidance for the user to ensure that the building owner, manager and occupier’s essential safety measures (which are nominated by the building surveyor in a determination/ schedule) obligations are met under the Building Regulations 2006… [...]

Maintenance: Smoke Doors: Essential Safety Measures

AUST – Essential Property Services advises that under various state regulations around Australia, smoke doors have been nominated (as essential safety measures under a determination/ schedule) for use in older type buildings for decades. It is only just recently that the Building Code of Australia (BCA) and AS 1851-2005 'Maintenance of [...]

Compliance: Building Alterations: Essential Safety Measures

AUST – Essential Property Services advise building owners and managers of the need to ensure that their consultants, contractors or tenants’ contractors know when ‘fire-rated wiring’, an essential safety measure, is required.  This problem seems to arise when a tenant instigates a new fit out (building upgrade) and finds out [...]

Essential Safety Measures Schedules: Accuracy

AUST – Essential Property Services advises that the first most property owners know about essential safety measures is when they are nominated on a statutory document (Certificate of Occupancy, Schedule of Essential Safety Provisions) requiring the owner (and tenant in some states) to ensure the essential safety measure is inspected, [...]

Mandatory: Critical Defect Reporting: BFSR: Prescribed Fire Safety Installations

QLD – Essential Property Services advises commercial building owners, managers and contractors that specialist maintenance contractors servicing and maintaining fire safety installations must notify the building occupier or managing entity of any critical defect with prescribed fire safety installations. In accordance with part 53 of the Building Fire Safety Regulations [...]

Fire Windows: Essential Safety Measures

AUST - Essential Property Services advises that fire windows have been installed in buildings across Australia for many years before the Building Code of Australia (BCA) was adopted. The BCA has formalised the use and construction of fire windows which become essential safety measures when nominated in the building surveyors determination/ [...]

BCA Clause C3.5: Activating Automatic Fire Door Closers: Fire Door Inspections

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in Clause C3.5 Doorways in fire walls requires a hold open fire doors to close automatically upon the activation of a smoke detector or other detector deemed suitable under AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems [...]

Annual Fire Safety Statement: Verification: Essential Fire Safety Measures

NSW - Essential Property Services advises building owners of their legal obligation, under the Environmental Planning and Assessment Regulation 2000 (EPAR), to supply an Essential Fire Safety Measures annual fire safety statement to Council and the Fire Commissioner (NSW Fire Brigades) and have the annual fire safety statement prominently displayed in the building [...]

Emergency Lighting: Exit Signs: AS 2293.1-2005: Essential Safety Measures

AUST – HENDRY building surveyors advise that the Building Code of Australia (BCA) under Part E4 emergency lighting, exit signs (essential safety measures when nominated by a building surveyor in a determination/ schedule) and warning systems requires the installation of exit signs to be in accordance with AS 2293.1-2005 Emergency [...]

Fire Door Inspections: Two Locks Allowed on Fire Doors?

AUST - Essential Property Services advises that during fire door inspections, our assessors frequently come across previous fire door audit reports that nominate in the rectification works, the removal of a second locking device to a fire door. This is a significant item in terms of cost, in a large apartment complex. You [...]

Specialist Maintenance Contractor Contracts: Essential Safety Measures

AUST – Essential Property Services advises building owners and managers that there are a number of checks and balances required when selecting and engaging maintenance contractors to undertake maintenance and testing of essential safety measures nominated in a building surveyor's determination/ schedule. While sound maintenance contractor selection processes will not [...]

Essential Safety Measures: Refrigerated Chambers

AUST – Essential Property Services advises that the Building Code of Australia (BCA) under Part G1, Clause G1.2 Refrigerated chambers, strong rooms and vaults sets out safety criteria for the safe operation of refrigerated chambers (cool room/freezers), these are maintained as essential safety measures when nominated by a building surveyor in [...]

Fire Extinguishers: Essential Safety Measures

AUST - Essential Property Services advises that portable fire extinguishers (essential safety measures) are nominated in the Building Code of Australia to be provided in class 2 to 9 buildings. These fire extinguishers are provided to allow the occupants of a building to attack a fire in its initial stages. [...]

Swimming Pool Safety Fencing: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia requires all swimming pools in Class 2 and 3 buildings and Class 4 part of a building to be provided with swimming pool safety fencing (essential safety measures). A building surveyor/ building certifier would nominate swimming pool safety fencing in [...]

Fire Walls: Fire Doors: Fire Door Inspections: BCA Clause C3.5

AUST – Essential Property Services advises that the intent of BCA Clause C3.5 ‘Doorways in fire walls’ in the Building Code of Australia (BCA)  is to nominate the use of fire doors in such situations. (AS 1851-2005 stipulates fire door inspections) This clause permits doorway openings to be constructed in a fire [...]

Penetrations: Fire Rated Structures: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia requires penetrations in fire-rated structures (fire protection at service penetrations) to be fire protected. Penetrations (known as essential safety measures) through elements requiring a fire resistance level (i.e. fire walls, floors, shafts, ceilings) must maintain the integrity of [...]

Explanation: Fire Safety Installations: BFSR

QLD - Essential Property Services advises that the maintenance of Special Fire Services and Fire Safety Installations (essential safety measures) emanate from the Building Act 1975, Building Fire Safety Regulation 2008 (BFSR)  and Building Regulation 2006 and Queensland Development Code (QDC) and in particular QDC Mandatory Part 6.1 Maintenance of fire safety installations. Current [...]

Hold Open Devices: Sliding Fire Doors: Fire Door Inspections

AUST - Essential Property Services advises the Building Code of Australia (BCA) in clause 3.6 Sliding fire doors requires fire walls incorporating sliding fire doors, that are held open during use must be provided with electromagnetic hold open devices, these must be implemented during fire door inspections. The electromagnetic device, audible warning device [...]

Smoke Lobby: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia to ensure the protection of occupants in a building using a fire-isolated stairway during a fire, requires the installation of a smoke lobby (known as essential safety measures) between the general floor area of the storey and the [...]

Full Function Fire Systems Test: AS 1851: Essential Safety Measures

VIC - Essential Property Services provides building owners, managers and contractors with an essential safety measures (nominated by a building surveyor in a determination/ schedule) annual Full Function fire Systems Test (also known as a Fire System Interface Test) which is a mandatory requirement of AS 1851-2005 and where applicable complies [...]

Solid Core Doors: Essential Safety Measures

AUST - Essential Property Services advises that Solid core doors have been installed in buildings across Australia under previous regulation regimes in most states even before the Building Code of Australia (BCA) has nominated them as an essential safety measure in the building surveyor's determination/ schedule. Each state has had [...]

Essential Safety Measures: AS 1851-2005: As Built Drawing

AUST – Essential Property Services advises building owners, practitioners and managers that a building which has been issued with an Occupancy Permit, Schedule/ Determination or Certificate of Final Inspection that requires maintenance of essential safety measures to AS 1851-2005 needs specific attention. The essential safety measures required to be maintained can [...]

Solid Core Doors: Building Code of Australia: BCA Clause C3.11

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the use and installation of solid core doors in buildings classified as Class 2, 3 and 4 under Clause C3.11 of the BCA. Many clients have enquired about the use of solid core doors in these types of [...]

Fire Safety Installations: Logbooks: Essential Safety Measures

QLD – Essential Property Services advises that various Australian Standards for the maintenance of active prescribed fire safety installations have reporting instructions, generally provided for by the requirement of an on site Specialist Maintenance Contractor logbook. These Specialist Maintenance Contractor logbooks form the basis in turn, for the preparation of [...]

Essential Services: Advice between Property Manager to Client and Occupier

ACT - Essential Property Services assists property managers in the education of their stakeholders (clients and occupiers/tenants) for their respective obligations under the essential services provisions contained in the Emergency Act and Building Regulations. Our property managers are provided with documentation from our office which they are able to re-badge and [...]

Machinery Guarding Audit: Workplace Using Machinery

AUST – Work Place Safety Assessors advise that the Work Health and Safety Regulations are designed to protect people at work against the risks to health and safety and have specific sections dealing with injury arising from plant and systems of work associated with plant. A machinery guarding audit meets [...]

Fire Doors: Smoke Doors: Release Controls

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 ‘Fire detection, warning, control and intercom systems – System design and commissioning – Fire’ is nominated for compliance… [...]

Smoke Door Inspections: AS 1851-2005: Smoke Door Maintenance

ACT - Essential Property Services advises that under various state regulations, smoke doors have been nominated as an essential services and used in older type buildings for decades. It is only just recently that the Building Code of Australia (BCA) and AS 1851-2005 ‘Maintenance of fire protection systems and equipment’, (smoke door [...]

Logbook Audits: Essential Safety and Health Features & Measures

TAS - Essential Property Services provides clients with a comprehensive essential safety and health features & measures Specialist Maintenance Contractor logbook audits service. This logbook audits service safeguards the interests of the building owner and manager by ensuring that the contractor’s services are being provided in accordance with their essential safety and [...]

Essential Safety and Health Features & Measures: Logbooks: Reports

TAS - Essential Property Services essential safety and health features & measures logbooks are web enabled and contain explanatory guidance for the user to ensure that the building owner, manager and occupiers essential safety and health features & measures statutory obligations are met… (more) Fire Safety Compliance: Essential Safety Health Features [...]

Fire Safety Measures Inspections

NT - Essential Property Services provides fire safety measures inspections and auditing services to meet our clients' contractual obligations including Work Health and Safety. Inspection results are presented in our NT based fire safety measures compliant logbook… (more)

Duties of Managers Who Control Workplaces: Essential Safety Measures

VIC – Essential Property Services advises occupiers and those who manage or control workplaces that a WorkSafe Victoria publication covers the responsibilities of those nominated in the Act. Essential Property Services can assist property managers and occupiers with an OH&S Initial Hazard Identification and essential safety measures... (more)

Confined Space Audits: Essential Fire Safety Measures

NSW – Work Place Safety Assessors conduct Confined Space Audits for companies across industries such as Oil and Gas, Mining, Construction, Heavy Industrial and Utilities. Where working in Confined Spaces is required, Work Place Safety Assessors can assist employers, managers and workplace supervisors with confined space audits, interpretation and implementation [...]

Sprinkler System: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia  in Part E1 Fire Fighting Equipment in clause E1.5 Sprinklers, nominates when a sprinkler system is to be installed in a building. A sprinkler system is designed to suppress a fire and alert the fire brigade automatically. All [...]

Essential Safety Provisions Advice between Property Manager to Client and Occupier

SA - Essential Property Services assists property managers in the education of their stakeholders (clients and occupiers/tenants) for their respective obligations under the essential safety provisions contained in the Development Regulations 2008 and Building Rules Certification. Our property managers are provided with documentation from our office which they are able to [...]

Essential Safety and Health Features & Measures: Maintenance Laws

TAS - Essential Property Services advises that Workplace Standards provides building owners and occupiers with guidance on how to comply with the Building Act 2000 to maintain essential safety and health features & measures in their building leading to the signing of the Annual Maintenance Statement... (more)

Glossary of Definitions: Building Fire Safety Regulation 2008: BFSR

QLD – Essential Property Services advises that the Building Fire Safety Regulation 2008 (BFSR) provides the objectives and operation framework for the safe occupation of buildings in Queensland. The following lists the definitions for fire safety installations contained in Schedule 3 Dictionary of the BFSR… (more) Fire Safety Compliance: Fire [...]

Fire Doors: Essential Safety Measures

AUST – Essential Property Services advises that the Building Code of Australia (BCA) nominates the installation of fire doors in all classification of buildings, in various types of construction and within specific uses. Invariably fire doors are nominated as essential safety measures. The following illustration from BCA Illustrated depicts the use [...]

Types of Doors: AS1905.1: Fire Door: Smoke Door: Fire Door Inspections

AUST - Essential Property Services advises that various types of fire doors and smoke doors are installed in new buildings and buildings undergoing alterations and require fire door inspections in accordance with AS 1851-2005 and essential safety measures directions from statutory authorities. Due to the performance requirements contained within the [...]

Sound Systems and Intercom Systems: SSIS: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) requires high-rise buildings to have a sound system and intercom system (SSIS) (essential safety measures) for emergency purposes. The installation is required by the BCA when the building height exceeds 25m in effective height and a number of other [...]

Essential Safety Measures: Fire Safety and Health Features and Measures

TAS - Essential Property Services advises that the maintenance of fire safety and health features and measures (essential safety measures) is contained in the Building Act 2000, the General Fire Regulations 2010 (GFR), Building Regulations 2004 and Building Code of Australia (BCA). Current Situation Recent legislation changes have resulted in maintenance requirements falling [...]

EPAR: Essential Fire Safety Measures: Annual Fire Safety Statement

NSW – Essential Property Services advises there is a need to remind some building owners and managers of their responsibilities for the maintenance of essential fire safety measures in their buildings under the Environmental Planning and Assessment Regulations 2000 (EPAR). Clause 182 of EPAR requires the owner of a building [...]

Fire Hose Reels: Essential Safety Measure

AUST - Essential Property Services advises that most building owners and tenants recognise a fire hose reel (essential safety measure) when it is attached to a wall in a corridor. Those tenants residing in a building where the fire hose reel is enclosed behind a cupboard door in most cases would [...]

Wall-Wetting Sprinklers: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) allows a wall-wetting sprinkler system (essential safety measures) to be installed to provide fire protection to walls or openings in a wall in the event of a fire. A wall-wetting sprinkler system can be used internally or externally and [...]

AS 1905.1: Fire Door Compliance Tags: Fire Door Inspections

AUST - Essential Property Services advises that fire doors must be tagged to show building owners, occupiers, authorities and maintenance contractors the basics relevant to the tested door type which are nominated as essential safety measures. Fire door Inspections must check for compliance tags or metal tags used as markings [...]

Emergency Lighting: Essential Safety Measures

AUST - Essential Property Services advises that emergency lighting is provided in buildings to ensure the protection of the occupants in the event of a power failure, especially during a fire. Emergency lighting as an essential safety measure must provide adequate lighting for the identification of exits, paths of travel [...]

Fire Hydrants: Essential Safety Measures

AUST - Essential Property Services advises that a fire hydrant must be installed in a building where the floor area (floor area includes the total sum of all the floor areas, including basements, plant rooms and mezzanine floors) of the building exceeds 500 sq. metres. Fire hydrants are not first attack appliances [...]

Essential Safety and Health Features & Measures: Owner’s Responsibility

TAS - Essential Property Services advises that the Tasmanian Government's Workplace Standards provides guidance to all building owners on their responsibilities in relation to the essential safety and health features and measures in their buildings. It includes a list of classifications of buildings that must comply... (more)

Machinery Guarding Audits: Work Place Safety Assessors

AUST – Work Place Safety Assessors advise that inadequate machinery guarding is identified as the highest cause of accidents in the workplace. Industries such as manufacturing, mining, utility services, and telecommunications, as well as workplaces and remote sites where machinery is used, are at risk and should have machinery guarding [...]

Fire Equipment Certifiers: Essential Safety Measures

VIC - Essential Property Services advises that some clients need to know whether their 'active fire services tester' is actually a registered certifier & tester via the Australia Fire Safety Practitioner's Accreditation Board... (more)

Stair Pressurisation: Fire Doors: Fire Door Inspections

AUST - Essential Property Services advises our fire door inspections show that facility and property managers should audit the contractor who audits the stair pressurisation system in fire isolated stairways. The contractor is required to inspect and report on whether the relief vent is operating satisfactorily as this is part of the essential [...]

Fire Safety Provisions: EPAR: Essential Safety Measures

NSW – Essential Property Services advises building owners and managers intending to alter their building should be aware of possible exemptions for compliance under the Environmental Planning and Assessment Regulation 2000 (EPAR).  If any Category 3 fire safety provisions (essential fire safety measures) is considered to be unreasonable or unnecessary [...]

Pool Safety Laws: Queensland Development Code: Building Regulations: MP 3.4

QLD – Essential Property Services reminds owners, facility managers and body corporations that a pool safety certificate must be issued by a licensed pool safety inspector when selling, buying or leasing a property with a pool under the Queensland Development Code.  These certificates are valid for 1 year where a pool [...]

Fire Control Centre: Essential Safety Measures

AUST - Essential Property Services advises that a fire control centre (fire control room) is required in a building over 25m in height and if a total floor area exceeds 18,000 sq m under the Building Code of Australia (BCA). A building surveyor will nominate fire control centres as essential safety [...]

Maintenance and Testing of Safety Installations

SA - Essential Property Services advises that the SA Government has issued Minister's Specification SA 76 titled 'Maintenance and Testing of Safety Installations. Schedule of Essential Safety Provisions' and covers all areas of compliance that is helpful to building owners and property managers. Minister's Specifications relate to specific building issues [...]

Building Occupant Warning System: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in Table I1.8 'Safety Measures – Occupant warning systems' nominates 'building occupant warning systems' and 'sound system and intercom system for emergency purposes' or SSIS as essential safety measures. The nomination for either of these types of systems [...]

Essential Safety Measures Identification: Building Regulations

WA - Essential Property Services advises that the identification of essential safety measures during an essential safety measures inspection is paramount for building owners and property managers to comply with maintenance requirements of the Safety Measures under Section I Maintenance Building Code of Australia (BCA)… (more)

Path of Travel: Exit Doors: Locks: BFSR: Fire Safety Installations

QLD – Essential Property Services advises that advises building owners and managers that recent changes to Building Fire Safety Regulation 2008 (BFSR) prohibits locking of an exit door on evacuation routes (known as designated fire safety installations) without reasonable cause and adopts the Building Code of Australia (BCA) as the benchmark [...]

Essential Safety Measures: Balconies

AUST - Essential Property Services advises that the Building Code of Australia (BCA) and all previous technical building regulations apply various regulations for balconies (as essential safety measures) which have predominantly been structural and drainage provisions. A number of State building regulations have nominated balconies for building surveyors to include [...]

Fire Indices for Materials: Essential Safety Measures

AUST - Essential Property Services clients are continually frustrated by tenants who alter their tenancy (fire indices for materials which are nominated as essential safety measures) without advising the building owner or property manager of proposed building works. The alterations to partitions and other works require a building approval/ permit to be [...]

Fire Door Inspections: Maintenance Costs: Fire Doors: AS 1851

AUST - Essential Property Services reports that the costs associated with fire door inspections and maintaining fire doors which are nominated as an essential safety measure continually grate on property owners and managers, as they are reminded constantly by most maintenance contractors that remedial works on fire doors are necessary, mandatory, [...]

Fire Doors: Fire Walls: BCA

AUST - Essential Property Services advises that the intent of Clause C3.5 'Doorways in fire walls' in the Building Code of Australia (BCA)  is to nominate the use of fire doors (as essential safety measures) in such situations. This clause permits doorway openings to be constructed in a fire wall... (more)

Maintenance: Essential Fire Safety Measures: Essential Safety Measures

NSW – Essential Property Services advises that some building owners and managers need reminding of their responsibilities for the maintenance of essential fire safety measures (essential safety measures) in their buildings under the Environmental Planning and Assessment Regulations 2000 (EPAR). Clause 182 of those Regulations requires the owner of a [...]

QLD Pool Safety Laws: Essential Safety Measures

QLD – Essential Property Services reminds building owners and managers that the Queensland Government, in an effort to reduce the incidences of child drowning, introduced changes to the pool safety laws, and the requirement for the issuing of pool safety certificates. These laws replaced all existing Local government pool safety [...]

Exit: Door: Exit Doors: Essential Safety Measures

AUST - Essential Property Services observes many clients being confused and frustrated with their understanding of the terms 'doors', 'exit' and 'exit doors' when they either receive a building notice from the local council or when reading from an essential safety measures inspection report. The following article aims to provide you with [...]

Fire Door Compliance Tags: Metal Tags: AS 1905.1

AUST - Essential Property Services advises that fire doors must be tagged to show building owners, occupiers, authorities and maintenance contractors the basics relevant to the tested door type. Fire door compliance tags or metal tags used as markings on fire-resistant doorsets are nominated as essential safety measures... (more)

Fire Doors: Defects: AS 1851: Fire Door Inspections

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates fire doors as safety measures in Part I1 Equipment and Safety Installations. Various state regulations nominate fire door inspections to be performed under AS 1851-2005 'Maintenance of fire protection systems and equipment'. During the course of performing fire door [...]

NSW Building Legislation: Essential Fire Safety Measures

NSW - Essential Property Services advises that a building owner, occupier or owners agent for a building inherits obligations under various statutory building legislation to ensure building works, alterations, occupation of a building and the inspection, testing and maintenance of nominated essential fire safety measures are complied with as required... (more)

Hotels: Smoke Doors: Fire Doors: AS 1851: Fire Door Inspections

AUST – Essential Property Services advises that some of our essential safety measure fire door inspections and smoke door inspections (under AS 1851 – 2005 'Maintenance of fire protection systems and equipment') in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door [...]

Building Owners: Annual Essential Safety Measures Report: AESMR

VIC - Essential Property Services advises that building owners and tenants are governed by the essential safety measures provisions contained in the Building Regulations 2006, these provisions including the signing each year of the annual essential safety measures report (AESMR) in many cases pass unnoticed. Few building owners and occupiers are aware [...]

Annual Fire Safety Statement: Fines: Essential Fire Safety Measures

NSW - Essential Property Services advises that Property and Facility Managers need to be reminded that a number of NSW Councils are applying fines for late lodgement or failing to lodge the Annual Fire Safety Statement on time. A number of building owners in New South Wales who are required [...]

Critical Defects Notification: Prescribed Fire Safety Installations

QLD – Essential Property Services advises building owners and managers need to be aware that the Building Fire Safety Regulation includes an obligation for maintenance contractors or any person conducting maintenance and testing to notify occupiers of critical defects with prescribed fire safety installations. What is a critical defect? The [...]

Essential Safety Provisions: Annual Certificate of Compliance

SA – Essential Property Services provides all stakeholders with an essential safety provisions logbook (compliant with the Annual Certificate of Compliance regulations and Building Code of Australia) containing the necessary guidance and information as essential safety provisions to allow them to confidently progress through a 12 month period, concluding with the [...]

Full Function Fire System Test: AS 1851: Essential Safety Provisions

SA - Essential Property Services provides commercial building owners, managers and contractors with an annual essential safety provisions Full Function fire Systems Test (also known as a Fire System Interface Test) which is a mandatory requirement of AS 1851- 2005 and where applicable complies with Building Regulations 2006 for essential [...]

Defects: Fire Door Clearances: AS 1851: Fire Door Inspections

AUST - Essential Property Services advises that Essential Safety Measures building legislation around Australia provides for the ongoing maintenance of  fire doors and fire door inspections under AS 1851-2005 'Maintenance of fire protection systems and equipment' (or similar), specifically fire door clearances. Building Code of Australia The Building Code of Australia (BCA) nominates the [...]

Essential Safety Measures: Essential Services: Glossary Definition

ACT - Essential Property Services advises that the Building Code of Australia (BCA) references many Essential Services as Safety Measures in Part I1 ‘Equipment and Safety Installations’. The following table lists all the safety measures and BCA Clause References in Part I, with a glossary/ definition of each safety measure in terms [...]

Essential Safety Measures Inspections

WA – Essential Property Services provides essential safety measures inspections and auditing services that comply with Section I Maintenance Building Code of Australia (BCA). Inspection results are presented in our Western Australian based essential safety measures compliant logbook… (more)

Essential Fire Safety Measures: Logbook Audits: AS 1851: Essential Safety Measures

NSW - Essential Property Services advises that Australian Standard AS 1851 – 2005 'Maintenance of fire protection systems and equipment' for the maintenance of active prescribed essential fire safety measures have reporting instructions, generally provided for by the requirement of an on site logbook. These logbooks form the basis in turn, for [...]

Hotels Fire Doors: Smoke Doors: AS 1851: Essential Safety Measures

AUST – Essential Property Services advises that some of our essential safety measures fire door inspections and smoke door inspections (under AS 1851 – 2005 'Maintenance of fire protection systems and equipment') in hotels have identified installed magnetic door hold-open devices to guest rooms. These devices hold open the door [...]

Identification: Essential Safety Measures: Building Regulations

ACT - Essential Property Services advises that the identification of essential services during an essential services inspection is paramount for building owners and property managers to comply with maintenance requirements under the Building Regulations 2006 and Safety Measures under Section I Maintenance Building Code of Australia (BCA)…  (more)

BFSR: Prescribed Fire Safety Installations: Essential Safety Measures

QLD – Essential Property Services provides this overview of the Queensland building legislation applicable to prescribed fire safety installations (essential safety measures) under the Building Fire Safety Regulation 2008 (BFSR) and AS 1851-2005 'Maintenance of fire protection systems and equipment' (AS 1851). This article enables building owners and managers to [...]

Essential Safety Measures Logbooks

WA – Essential Property Services essential safety measures logbooks are web enabled and contain explanatory guidance for the user to ensure that the building owner, manager and occupier’s essential safety measures obligations are met… (more)

Fire Door Inspections: Defects: Fire Doors Not Closing: AS1851-2005

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the type and location of fire doors to be installed in buildings in Australia under Part C3 'Protection of Openings'. Fire doors are required to be installed by the BCA to AS 1905.1-2005 'Components for the protection of [...]

EPAR: Fire Safety Schedules: Essential Fire Safety Measures

NSW – Essential Property Services advises that the Building Professionals Board has issued a Practice Advice for Fire Safety Schedules, specifying the standard of performance of components of alternative solutions under EPAR building regulations for essential fire safety measures... (more)

Fire Doors: Smoke Doors: Fire Door Inspections: Release Controls

AUST - Essential Property Services advises that the Building Code of Australia (BCA) nominates the installation of fire doors, and nominates where fire doors and smoke doors require release control in an emergency. AS 1670.1-2004 'Fire detection, warning, control and intercom systems – System design and commissioning – Fire' is [...]

Identification: Essential Safety Measures

AUST – Essential Property Services advises that the identification of essential safety measures during an essential safety measures inspection is paramount for building owners and property managers to comply with maintenance requirements under their state’s building legislation and safety measures under the Building Code of Australia (BCA)… (more)

Fire Door: Single Fire Door: Fire Wall: Fire Door Inspections

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in clause C3.5 'Doorways in fire walls' states a single fire door or shutter must achieve an insulation level of at least 30 and an FRL equivalent to Specification C1.1. The aggregate width of openings (fire doors) that [...]

Fire Hydrants: Testing Maintenance: Essential Safety Measures

VIC – Essential Property Services advises clients that the MFB have produced a Guideline titled 'Hydrostatic Testing and Maintenance of Fire Hydrant Systems'. It provides the industry with the Chief Officer’s opinion relating to the issue of hydrostatic testing of fire hydrant systems that do not incorporate fire brigade booster connections [...]

Fire Door Inspections: Smoke Door Inspections: AS 1851

QLD – Essential Property Services advises that we provide fire door inspections and smoke door inspections under AS 1851. Our fire door inspections and smoke door inspections ensure the doors comply with fire rating, integrity, operational effectiveness and hardware requirements detailed within the Building Code of Australia… (more)

Fire Door Inspections: Sliding Fire Doors: Signs

AUST - Essential Property Services advises that the Building Code of Australia nominates in clause C3.6 Sliding fire doors, that signs that must be installed on each side of a sliding fire door stating ‘WARNING - SLIDING FIRE DOOR’ in capital letters and be no less than 50mm high. Fire door inspections must [...]

EPAR: Full Function Fire Systems Test: AS 1851

NSW - Essential Property Services provides commercial building owners, managers and contractors with an annual System Interface Test (better known as Full Function Fire Systems Test), which is a mandatory requirement of Australian Standard AS 1815- 2005, where applicable and compliance with EPAR for essential fire safety measures... (more)

Annual Occupiers Statement: Prescribed Fire Safety Installations: Essential Safety Measures

QLD – Essential Property Services advises that the Annual Occupiers Statement can be a building owner's, property manager's or body corporate manager's nightmare. Property managers need reminding of obligations with regards to providing an Annual Occupiers Statement for fire safety installations to the Queensland Fire and Rescue Service Commissioner under the Building Fire Safety [...]

Logbook Audits: Essential Safety Provisions

SA – Essential Property Services provides clients with a comprehensive essential safety provisions Specialist Maintenance Contractor logbook audits service. This logbook audits service safeguards the interests of the building owner and manager by ensuring that the contractor’s services are being provided in accordance with their essential safety provisions contract… (more)

Fire Door Inspections: Smoke Door Inspections: AS 1851

NSW – Essential Property Services advises that we provide fire door inspections and smoke door inspections under AS 1851. Our fire door inspections and smoke door inspections ensure the doors comply with fire rating, integrity, operational effectiveness and hardware requirements detailed within the Building Code of Australia… (more)

Tenants: Dangerous Goods: Essential Safety Measures

VIC – Essential Property Services advises property owners to be concerned about the storage of dangerous goods as non compliance may affect the payout on insurance claims in the event of the building being damaged by fire, and rendering essential safety measures ineffective. The Dangerous Goods (Storage and Handling) Regulations 2000 [...]

Essential Safety Provisions Logbooks: Development Regulations

SA - Essential Property Services advises that our essential safety provisions logbooks are web enabled and contain explanatory guidance for the user to ensure that the building owner, manager and occupier’s essential safety provisions obligations are met under the Development Regulations… (more)

Certificates of Classification: Fire Safety Installations: Essential Safety Measures

QLD – Essential Property Services advises building owners and managers that the Certificates of Classification must be displayed in most commercial buildings in Queensland (fire safety installations protocols). The Department of Infrastructure and Planning Building Queensland advises that Certificates of Classification are to be displayed in Queensland commercial buildings completed [...]

Essential Safety Provisions: Glossary Definitions

SA - Essential Property Services advises that the Building Code of Australia (BCA) references many essential safety provisions as Safety Measures in Part I1 ‘Equipment and Safety Installations’. The following table lists all the safety measures and BCA Clause References in Part I, with a glossary/ definition of each safety [...]

Verification: Essential Fire Safety Measures: Annual Fire Safety Statement

NSW - Essential Property Services advises building owners need to be reminded of their legal obligation, under the Environmental Planning and Assessment Regulation 2000 (EPAR), to supply an Essential Fire Safety Measures annual fire safety statement to Council and the Fire Commissioner (NSW Fire Brigades) and have the annual fire safety statement prominently [...]

Logbook Audits: Essential Safety Measures

VIC - Essential Property Services provides clients with a comprehensive essential safety measures Specialist Maintenance Contractor logbook audits service. This logbook audits service safeguards the interests of the building owner and manager by ensuring that the contractor's services are being provided in accordance with their essential safety measures contract... (more)

Essential Services Inspections

ACT – Essential Property Services provides essential services inspections and auditing services that comply with legislative requirements. Inspection results are presented in our ACT based essential services compliant logbook… (more)

Full Function Fire Systems Test: Fire Safety Installations: BFSR

QLD - Essential Property Services provide commercial building owners, managers and contractors with an annual System Interface Test (better known as the Full Function Fire Systems Test), which is a mandatory requirement for fire safety installations under Australian Standard AS1851- 2005 where applicable and complies with the BFSR 2008... (more)

Essential Safety Measures: Buildings Under 200 Sq. Metres

VIC – Essential Property Services advises that under Part 12 of the Building Regulations 2006, it is a requirement for an owner and occupier to maintain certain essential safety measures in a building, regardless of floor area. The Building Code of Australia (BCA) in clause D2.21, requires compliant door hardware on [...]

Essential Fire Safety Measures: Australian Standards

NSW - Essential Property Services advises that the Building Code of Australia (BCA) references many Australian Standards for the design and installation of building elements, with building regulators nominating either Installation Standards or Maintenance Standards as the reference for the maintenance of essential fire safety measures… (more)

Fire Safety Installations: Explanation: BFSR: Essential Safety Measures

QLD - Essential Property Services advises that the maintenance of Special Fire Services and Fire Safety Installations (essential safety measures) emanate from the Building Act 1975, Building Fire Safety Regulation 2008 (BFSR)  and Building Regulation 2006 and Queensland Development Code (QDC) and in particular QDC Mandatory Part 6.1 Maintenance of fire safety installations. Current [...]

QFRS: Approval Documents: Fire Safety Installations: BFSR

QLD – Essential Property Services alerts building owners, occupiers and facility managers that the Queensland Fire and Rescue Service (QFRS) is requesting approval documents during their regular fire safety installations auditing processes of occupied buildings. Most facility managers are now aware of the requirement to display the Certificate of Classification for [...]

Explanation of Essential Fire Safety Measures: EPAR

NSW - Essential Property Services advises that effective from January 2001 new administrative provisions came into force governing Statutory Essential Fire Safety Measures via the repeal of the Environmental Planning and Assessment Regulation 1994 and its replacement with the Environment Planning and Assessment Regulation 2000 (the Regulations). Current Situation The Regulations [...]

Proscenium Walls: Fire Curtains: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in Part H1 Theatres, Stages and Public Halls requires the installation of a proscenium wall (fire curtain known as an essential safety measure) in every theatre and public hall (without a sprinkler system) between the stage, backstage [...]

Enforcement Notices: Building Order: Building Notice

SA - Essential Property Services advises that advise that building surveyors under legislation have a significant role in the ‘enforcement procedures’ for essential safety provisions to ensure compliance is achieved or public safety and health are not endangered.  Building surveyors can issue a building notice or building order… (more)

Specialist Maintenance Contractors Logbook Audits Explained: Fire Safety Installations

QLD – Essential Property Services advises that various Australian Standards for the maintenance of active prescribed fire safety installations have reporting instructions, generally provided for by the requirement of an on site Specialist Maintenance Contractor logbook. These Specialist Maintenance Contractor logbooks form the basis in turn, for the preparation of the [...]

Essential Safety Measures: Building Owners: Building Regulations 2006

VIC - Essential Property Services advises that for all sorts of reasons building owners find that they are unable to comply with the essential safety measures provisions of the Building Regulations 2006. A number of building owners, property managers and occupiers don’t appear to be aware of the penalties that can [...]

Essential Fire Safety Measures Logbooks: EPAR

NSW - Essential Property Services essential fire safety measures logbooks are web enabled and contain explanatory guidance for the user to ensure that the building owner, manager and occupiers Fire Safety Schedule obligations and met under the EPAR and essential fire safety measures obligations... (more)

Confined Space Audits: Work Place Safety Assessors

AUST - Work Place Safety Assessors conduct Confined Space Audits for companies across industries such as Oil and Gas, Mining, Construction, Heavy Industrial and Utilities. Where working in confined space is required, Work Place Safety Assessors can assist employers, managers and workplace supervisors in the auditing (confined space), interpretation and [...]

Fire Safety Advisor: Fire Safety Installations: BFSR

QLD - Essential Property Services provides qualified Fire Safety Advisor services (fire safety installations) for high occupancy buildings or for those buildings above 25 metres in effective height. The Building Fire Safety Regulation 2008 (BFSR) requires the appointment of a Fire Safety Advisor for these types of buildings... (more)

Identification: Essential Safety Provisions: Development Regulations

SA - Essential Property Services advises that the identification of essential safety provisions during an essential safety provisions inspection is paramount for building owners and property managers to comply with maintenance requirements under the Development Regulations and Safety Measures under Section I Maintenance Building Code of Australia (BCA)…(more)

Fire Safety Installations: Glossary Definition

QLD - Essential Property Services advises that the Building Code of Australia (BCA)references many Fire Safety Installations as Safety Measures in Part I1 Equipment and Safety Installations. The following table lists all the Safety Measures and BCA Clause References in Part I, with a glossary/ definition of each Safety Measure [...]

New National Work Health and Safety Laws

AUST – Work Place Safety Assessors advise that research of various Government websites has revealed that South Australia passed the WHS Act on 1 November 2012 and became the sixth jurisdiction to adopt the harmonised WHS laws. This brings SA in line with Queensland, NSW, NT, ACT and the Commonwealth [...]

OHS Harmonisation: Work Place Safety Assessors

AUST – Work Place Safety Assessors advise that with new health and safety legislation now in force across a number of jurisdictions, it is important that businesses operating across state and territory borders take stock of the changing regulatory environment. Despite intentions for all jurisdictions to be up and running [...]

Plumbing Code of Australia

NSW – Essential Property Services advises that the Plumbing and Drainage Act 2011 and adoption by NSW of the Plumbing Code of Australia mean NSW Fair Trading is the single regulator for plumbing and drainage in NSW, replacing more than 100 individual agency arrangements… (more)

New National Work Health and Safety Laws

AUST – Work Place Safety Assessors advise that research of various Government websites has revealed that South Australia passed the WHS Act on 1 November 2012 and became the sixth jurisdiction to adopt the harmonised WHS laws. This brings SA in line with Queensland, NSW, NT, ACT and the Commonwealth [...]

Dangerous Goods Storage and Handling: Chemical Storage Audits

AUST – Work Place Safety Assessors advise that the Safety requirements under the new work health and safety (WHS) laws are broadly consistent with the previous legislation, but some changes may be needed in workplace systems and training, to meet obligations under the new laws. These new laws are based [...]

Essential Fire Safety Measures and the Annual Fire Safety Statement

NSW - Essential Property Services reminds some building owners and managers of their responsibilities for the maintenance of essential fire safety measures in their buildings under the Environmental Planning and Assessment Regulations 2000. Clause 182 of those Regulations requires the owner of a building to maintain each essential fire safety measure in [...]

Essential Safety Measures: AESMR: An Explanation

VIC - Essential Property Services advises that maintenance requirements for essential safety measures over successive generations of Victorian Building Regulations have been almost non-existent until a major amendment occurred to the Victoria Building Regulations 1994 by the inclusion of Part 11 “Maintenance” with subsequent amendments. Current Situation Part 12 of [...]

Fire Doors: Costly Maintenance: AS 1851

SA – Essential Property Services reports that the costs associated with fire door inspections and maintaining fire doors continually grate on property owners and managers, as they are reminded constantly by most maintenance contractors that remedial works are necessary, mandatory and under AS 1851… (more)

Activating Automatic Fire Door Closers: Fire Door Inspections

AUST - Essential Property Services advises that the Building Code of Australia in clause C3.5 Doorways in fire walls requires a hold open fire doors to close automatically apon the activation of a smoke detector or other detector deemed suitable under AS 1670.1 – 2004 'Fire detection, warning, control and intercom [...]

Essential Safety Measures Inspections: Building Regulations 2006

VIC - Essential Property Services provides essential safety measures inspections and auditing services that comply with the Building Regulations 2006, Part 12- Maintenance of Buildings. Inspection results are presented in our Victoria based essential safety measures compliant logbook... (more)

Prescribed Fire Safety Installations: Special Fire Services Identification: BFSR

QLD - Essential Property Services advises that the identification of prescribed fire safety installations and special fire services is paramount for building owners to comply with maintenance requirements under the Building Fire Safety Regulation 2008 (BFSR) and Safety Measures under Section I Maintenance, Building Code of Australia (BCA)... (more)

Fire Doors: Fire Door Inspections: Two Locks Allowed?

AUST - Essential Property Services advises that during fire door inspections, our assessors frequently come across previous fire door audit reports that nominate in the rectification works, the removal of a second locking device to a fire door. This is a significant item in terms of cost, in a large apartment complex. You [...]

Glazed Assemblies: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) in Part B1 Structural Provisions allows for glazed assemblies in buildings, providing compliance with specified requirements. The building surveyor/ certifier should be specific in the description used in the essential safety measures determination/ schedule so that the [...]

Essential Safety Measures Determinations: Schedules: AESMR

VIC - Essential Property Services, through HENDRY building surveyors, can issue the required essential safety measures determinations or essential safety measures maintenance schedule for any building on behalf of our building owners under the Building Regulations 2006 leading to the signing of the AESMR, the essential safety measures determination… (more)

Final Fire Safety Certificate: EPAA: EPAR

NSW - Essential Property Services advises that a final fire safety certificate under EPAA and EPAR is issued upon completion of the building works or changes of use by the owner of the building specifying that the essential fire safety measures have been properly implemented and are capable of performing [...]

Essential Safety Provisions: Australian Standards

SA - Essential Property Services advises that the Building Code of Australia (BCA) references many Australian Standards for the design and installation of building elements, with building regulators nominating either Installation Standards or Maintenance Standards as the reference for the maintenance of essential safety provisions… (more)

Heat Vents: Essential Safety Measures

AUST - Essential Property Services advises that the Building Code of Australia (BCA) allows the use of heat vents in buildings to expel heat in the event of an emergency. The use of heat vents provides extra time at floor level for occupants to evacuate the buildings. The location of [...]

Essential Safety Measures: Tender Documents: Maintenance Costs

AUST - Essential Property Services advises building owners and property managers that sloppy and inadequate tender documentation for essential safety measures maintenance contracts for buildings in the end will cost the building owner a lot of time, worry and money and prevent them from confidently signing the annual maintenance statement. [...]

Fire Safety Installations: Logbook Audits: BFSR

QLD - Essential Property Services provides clients with a comprehensive fire safety installations Specialist Maintenance Contractor logbook audits service in accordance with the BFSR and MP6.1. This logbook audits service safeguards the interests of the building owner and manager by ensuring that the contractor's services are being provided in accordance [...]