Lift Owner Responsibilities: Understanding the Building Maintenance and Strata Management Regulations (Lift, Escalator and Building Maintenance) 2016
As a lift owner, you carry a serious responsibility, both legally and ethically. The Building Maintenance and Strata Management (Lift, Escalator and Building Maintenance) Regulations 2016, or BMSM Regulations 2016 for short, set out a variety of duties that you're required to uphold, all of which we're going to discuss within this guide.
These duties might seem daunting and complicated at first glance, but don't worry as we will walk you through the details in a simple and straightforward way.
Engaging a Registered Lift Service Contractor
It's a requirement for lift owners in Singapore to hire a registered lift service contractor for the regular periodic maintenance
of lifts you own and operate. A BCA registered lift contractor like Hin Chong will be listed in the Building and Construction Authority (BCA) directory of registered contractors & licensed builders.
Depending on the type of lifts you own and operate in your estate, the lift maintenance frequency can vary as follows:
For home lifts, vertical platform lifts, or stairlifts: Either follow the manufacturer’s recommended frequency if it's given, OR ensure maintenance is conducted at least once every 3 months (whichever is more frequent)
For all other lifts: Stick to the manufacturer’s suggested frequency if specified, OR make sure maintenance is done at least once a month (whichever is more frequent)
Failure to ensure that lifts are periodically maintained, examined, inspected and tested could result in lift owners facing a fine of up to $5,000.
Permit-to-Operate (PTO):
Every operating lift in Singapore must possess a valid PTO that is prominently displayed within the lift car. Failure to do so could result in a fine of up to $5,000.
The validity of a PTO is 1 year. If you'd like to learn more about how to obtain or renew your lift PTO, we will be writing about it in a separate article in future.
Maintaining Records:
You're required to keep accurate maintenance records for your lift - failure to do so, without reasonable excuse, could result in a fine not exceeding $5,000.
Records should include all routine checks, repairs, and any incidents that occur. The records need to specify the elements inspected, actions taken, equipment state, any abnormal situations or accidents, and passengers involved (if any).
Records should be maintained for a minimum of 5 years, and you should share them with any new lift maintenance company you hire.
Safe Operation of Lifts
Ensure that your lift works well and stop operations if it's unsafe. If your lift poses any potential safety threat, it's your duty to cease operations upon receipt of notification from the Commissioner of Buildings.
Using your lift dangerously or in a way that could hurt passengers could result in a fine of up to $5,000.
Notification of Incidents
If an incident that involves injury or death happens, or if critical parts of the lift fail, it's your responsibility to report them to the Commissioner of Buildings. You can do so via the BCA's incident hotline at 9088 7289 or 9782 7296.
BCA should not be notified about any incident via SMS or WhatsApp messages. After alerting BCA over a phone call, ensure that a formal incident report is submitted within the next 24 hours.
Failure to notify BCA on required incidents could result in a fine of up to $5,000. Read more about the types of lift incidents that need to be reported.
Notification of major alteration or replacement (A/R) works
It is crucial to notify the Commissioner of Buildings if your lift is going through major A/R works, and failure to do so could result in a fine of up to $5,000.
Notification should be done through BCA’s Lifts and Escalators Application Portal (LEAP) prior to carrying out A/R works.
Examples of major A/R works include:
Modifying, introducing or removing safety devices
Adjusting the weight of the lift car, including its finishes
Altering the lift's rated load or speed
Changing the lift's travel distance
Modifying the lift control operation, which could involve software changes or changing the driving machine or brakes
Modifications to the hoisting ropes that support a lift car or its counterweight
Changing lift guide rail sizes
Modifying safety gears
Modifying the lift landing and car door(s) or the lift car door drive and control
Swapping out worn-out parts with parts that are identical in design and specifications does not fall into the category of major A/R works.
Can a lift owner delegate their responsibilities to a third party?
While it's a requirement to hire a registered lift contractor to perform maintenance work, you cannot absolve yourself of the responsibilities as a lift owner.
Keep in mind, you are accountable in ensuring that the lifts in your building are safe and well-maintained. This duty extends to understanding the current condition of your lifts, ensuring regular maintenance is carried out by registered professionals, promptly attending to any reported faults, and taking appropriate actions during emergencies.
While you may delegate certain tasks to a lift maintenance company, you are ultimately responsible for overseeing the work done, and for the safety of those who use your lifts.
