Essential Safety Measures

Safety Isn’t Optional, It’s Essential

Essential Safety Measures in Geelong, Melbourne & Across Victoria

At BSA Building Surveyors, we specialise in helping property owners, managers, and developers maintain compliance with Essential Safety Measures (ESMs) across commercial, residential, government, and public sector buildings throughout Victoria.

Since 1997, we’ve supported over 2,000 buildings with ESM audits, maintenance schedules, and annual reporting—ensuring safety systems are not only installed but properly maintained and documented.

What are Essential Safety Measures

Essential Safety Measures (ESMs) are the systems and equipment that keep your building safe in an emergency. These include:

Fire alarms and sprinkler systems
Emergency lighting and exit signage
Fire doors, hose reels, extinguishers, and hydrants
Smoke control systems and egress paths
Passive fire protection and structural safety item

We help you identify, implement, and maintain the ESMs required for your building type and use. Whether you’re managing a commercial property, residential complex, or public facility, we’ll ensure your safety systems are compliant and up to date.

Our team conducts inspections, prepares maintenance schedules, and provides documentation to meet regulatory requirements. Our goal is to make Essential Safety Measures management easier, to protect you and your assets.

Essential Safety Measures

Did you know?

ESM compliance is mandatory for all buildings with an occupancy permit or certificate of final inspection.
Under the Building Act 1993 and Building Regulations 2018, building owners must ensure these measures are maintained to the required standard and frequency.

Sections 218 and 222 of the Building Regulations 2018 outline your inspection and reporting obligations
These regulations specify how often ESMs must be checked and what records must be kept.

You must retain ESM maintenance records and produce an Annual ESM Report (AESMR)
This report confirms that all safety systems have been maintained and is required every 12 months.

ESMs include both active and passive safety systems
ESMs include both active and passive safety systems

Non-compliance can delay occupancy permits and expose owners to legal and financial risk
Councils and certifiers may withhold approvals or issue fines if ESM obligations are not met.

Our Service Options

We help property owners and managers maintain ongoing compliance for existing buildings through regular inspections, and reporting of critical safety systems.

Maintenance Schedules Annual Reviews Annual Program & AESMR

Don't have any records of Essential Safety Measures for your property? We can help with that! Our Maintenance schedule service includes:

Site inspection
A full inspection report with recommendations for compliance
Review of any existing documentation
Production of a new Maintenance Schedule, with a full list of ESMs applicable

Do you know your ESM records are up to date but need a registered building inspector to complete your annual inspections? Our Annual Review Service includes:

Site inspection of all annual building fire integrity items
Full audit of all your testing and maintenance records
Production of an Annual ESM report, if compliant

Need a bit more assistance? Our annual programs provide a range of service levels covering:

Quarterly inspections of Egress with a full report
Annual Building Fire Integrity inspections
Quarterly complimentary audits of fire safety and EEL items
Contractor management, including issuing reminders and collecting reports
Maintaining an ESM logbook for your property
Providing an Annual ESM report, if compliant

Reach out today to see how we can assist

why choose us

Compliance and maintenance advice

Annual audit support

Coordination with contractors

ESM schedules and reports

Ready to get started

Please reach out to see how we can be of assistance to get your building compliant.

ESM Enquiries

FAQ’s

What are Essential Safety Measures?

Essential Safety Measures (ESMs) are the fire and safety elements in commercial buildings that provide safety and protection to the occupants and the building, preserve life and prevent injury.

There are over 60 ESMs, some common ones include:

Fire safety equipment (extinguishers, hoses)

Fixed elemets (fire doors, sprinkler systems)

Fire alarms and occupant warning systems

Exit signage and emergency lighting

Air conditioning and mechanical ventilation

What do I need to do to be compliant?

All ESMs applicable to your building must be regularly tested and maintained under the Building Regulations 2018. Each has a prescribed frequency ranging from weekly to annual. Frequencies are specified on your Occupancy Permit of a Maintenance Schedule that's been prepared by a Registered Building Surveyor.

What ESMs are applicable to my building?

These will be listed on your Occupancy Permit or a Maintenance Schedule that's been prepared by a Registered Building Surveyor. Don't have any documentation? We offer a Maintenance Schedule service, please reach out to learn more.

Who is responsible for Essential Safety Measures?

It is the responsibility of commercial property owners to maintain the ESMs at their property. It's mandatory and the requirements sit under the Building Act and the Building Regulations.

There are fines and penalties for owners who don't comply.

What are my record keeping requirements?

Owners are required to maintain ESM records of testing, inspections, and maintenance, as well as Annual ESM Reports, for a period of 10 years.

Council or Fire Authority have authority to enter and inspect your building to determine the compliance of your ESMs, they can ask for your ESM records, and this must be provided within 24 hours.

What is an Annual Essential Safety Measures Report (AESMR)?

Property owners are required to have an AESMR prepared for their property every year. This statement is evidence that the ESMs in the property have been maintained for the previous 12 month period, at the required frequency, and to the required standard.

What if I don't maintain my building's ESMs?

A compliant building protects the safety of occupants, your property asset and investment value incase of a fire or other emergency. Non-compliance can result in fines and even criminal charges for owners if their neglect caused injury or death.

In the event of a fire or destruction of the building, the AESMR may be requested by your insurer. If it cannot be provided, the insurer may have grounds not to pay out the claim.

Where do I start?

To make a start, get contractors on board, set up your system and start your inspections.

If you feel you need some assistance, then we recommend you engage a trusted and reputable company to assist you. Please reach out to see how we can help.

Need help verifying your fire safety systems?

Learn more about our Fire Safety Audits for expert inspections, risk assessments, and compliance reporting across all building types.

Call our team