Essential Safety Measures (ESMs) are critical for protecting building occupants and meeting compliance requirements under Australian building regulations. Whether you own or manage a residential, commercial or industrial property in Victoria, understanding your responsibilities around ESMs is essential for avoiding legal penalties and keeping your premises safe.
What are essential safety measures?
ESMs cover a range of equipment, systems and features installed in buildings to maintain safety in an emergency. These can include fire detection systems, exit signs, emergency lighting and mechanical ventilation systems. Regular inspection and maintenance of these components is essential to make sure they work properly when they are needed.
Legal obligations for property owners
In Victoria, building owners are legally required to maintain essential safety measures in accordance with the Building Regulations. Failing to comply can lead to significant fines, increased liability and even legal action. Property owners must keep proper records, including Annual Essential Safety Measures Reports (AESMR), to demonstrate compliance.
The Annual Essential Safety Measures Report (AESMR)
The AESMR is one of the most important ongoing obligations for Victorian commercial building owners. It is a signed document prepared by the building owner, or an appointed agent, verifying that all ESMs have been maintained in accordance with the requirements.
From 1 July 2025, the Building and Plumbing Commission replaced the Victorian Building Authority as the primary building regulator in Victoria. The BPC has expanded enforcement powers under the Building Legislation Amendment (Buyer Protections and Other Matters) Act 2024. This means oversight of ESM compliance has become more active, and building owners can expect more frequent and more rigorous enforcement.
Key requirements for the AESMR include:
- Prepared annually by the building owner or their appointed agent
- Must reflect all testing, inspection and maintenance carried out during the year
- Must use the current template available from the BPC website
- Records must be retained for ten years and produced on request within 24 hours
Alarm systems and fire detection
Alarm systems and fire detection are among the most important ESMs in any commercial building. They must be tested, inspected and maintained in line with Australian Standard AS 1851. Any fault in these systems can put occupants at risk and expose building owners to significant liability.
During a fire safety compliance check, the following should be confirmed:
- The fire alarm panel is fully operational and all zones are active
- Any alarm fault conditions have been investigated and rectified
- Smoke and heat detectors are functional, clean and correctly positioned
- Test records are signed, current and retained on site
Alarm system and fire detection faults remain among the most commonly identified deficiencies during proactive inspection programs across Victoria.
Emergency lighting and exit signage
In a fire, the electrical supply to a commercial building may be disrupted or cut entirely. Emergency lighting and illuminated exit signs must operate independently on battery backup and provide enough illumination for occupants to evacuate safely.
Regular checks must confirm:
- Emergency lights activate correctly when the main power supply is interrupted
- Battery backup has been tested and holds the required duration under load
- All exit signs are undamaged, illuminated and visible from the required viewing distances
- Six-monthly tests have been carried out and recorded by a licensed electrician