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Observations regarding the Occupancy Permits, conditions for occupation
comprising -
 Part 1 - Essential Safety Measures
 Part 2 - Other Conditions Occupancy Permit or a document prepared
by a Building Surveyor
Manyoccupancypermitsarepoorlywritten and incorrectlyidentifyitemsof equipment,featuresand measuresthat
are not essentialsafety measuresasprescribedinthe Regulations.Theresultscouldberiskingsafetyand costing
buildingownersthousandsofdollars.
In Victoria, an OccupancyPermit(OP)is a document(Form 6),specifiedinPart10 of the BuildingRegulations2006
(Vic) (the Regulations)aspart of the buildingprocess.
TheRelevantBuildingSurveyor is requiredtoissue eitheran OccupancyPermitor Certificateof FinalInspection
after the mandatoryfinalinspectionatthe completionofbuildingworks.
TheBuildingCommission(thestatutorybody responsibleforthe administrationofthe Regulations)describethe
OccupancyPermitas;
Occupancypermitsaredocumentsthatsignifythat a buildingsurveyor is satisfiedand has approvedyour buildingas
beingsuitablefor occupation.TheBuildingAct1993requiresthe issueof anoccupancypermitpriorto occupationof
a newbuilding.
An occupancypermitisnot a statementthat all the buildingworkis necessarilycomplete.Norisit a certificatethat
states that allbuildingworkcomplieswiththerelevant legislationorcontract.An occupancypermitisissuedwhen
your buildingis"suitableto occupy"from a healthand safety point of view.
An occupancypermitwillonlybe issuedto you whenitemsaffectinghealthand safety are in placeandcapableof
beingoperational.Theseincludethingssuchasthe watersupply, sanitaryand cookingfacilities,smokealarms,
safety glass, handrailsandbalustrades.It doesnot meanthat all the paintingisdoneor that the carpetis laid,for
example.
UnfortunatelymanybuildingownersareunfamiliarwiththeirobligationsdefinedunderPart12of the Regulations.
In summary, Part 12 (Division1) of the Regulationsrequiresthateachbuildingownerensurethefollowingfor
eachessentialsafety measure;
i. maintenanceofessentialsafety measuresisoperatingat the requiredlevel of performancehasbeenmaintainedin
accordancewiththerelevant occupancypermitormaintenanceschedule;and
ii. sincethe last annualessentialsafetymeasuresreport, therehave beenno penetrationsto requiredfire-resisting
construction,smokecurtainsandthelike inthe buildingorplace,otherthanthose for whichabuildingpermithas
beenissued; and
iii. sincethe last annualessentialsafetymeasuresreport, therehave beenno changestomaterialsorassembliesthat
mustcomplywith particularfirehazard properties,other thanthose for whichabuildingpermithasbeenissued;and
Theownerof a buildingisthenrequired(onthe anniversaryof the OccupancyPermit)to produceanAnnual
EssentialSafety MeasuresReport,alsodescribedintheRegulations

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In addition,Section227Ethe Act alsodetails the powersof the Chief OfficerorMunicipal BuildingSurveyorto
inspectthe following;
a. any safety or emergencyinstallations,equipmentorservicesina buildingorplaceofpublic entertainmentto
determinewhethertheyare performingandbeingmaintainedinaccordancewiththebuildingregulationsorany
relevant occupancypermit;or
b. any recordsorreports relatingto the operationandmaintenanceofany safety or emergencyinstallations,
equipmentorservicesin a buildingorplaceofpublic entertainmenttodeterminewhethertheyare beingkept or
displayedin accordancewiththebuildingregulationsoranyrelevant occupancypermit.
Legislationalsoprovidefor a rangeof statutory penaltiesthatapply to BuildingOwnerswheretheconditionsof
occupancycannotbesatisfied.
TheRegulations
StructureofPart12 of theRegulations
Thestructureof Part 12 of the Regulationsaredividedinto divisions andsubdivisionsas follows;
 Division 1 - MaintenanceofEssential SafetyMeasures
 Subdivision1 - Maintenanceofessentialsafety measuresinbuildingsandplacesofpublic entertainment
 Subdivision2 - Maintenanceofessentialsafety measuresinbuildingsandplacesofpublic entertainment
constructedbefore1July 1994.
 Subdivision3 - Maintenanceofexits andpaths of travel relatingto buildingsorplacesofpublic entertainment
 Division 2 - Swimming pool and spamaintenanceandoperation
 Division 3 - Privatebushfiresheltermaintenanceandoperation
Subdivision 1 -Maintenanceofessential safetymeasuresin buildingsand placesofpublicentertainment
In the context Subdivision1, an OccupancyPermitincludingtheconditionsforoccupationlistedonthepermitare
importantaspectfor definingthe essentialsafety measuresina buildingandhelpdetailthefollowing;
1. eachrequiredEssentialSafety Measure;and
2. the standardof performanceforthe installation;and
3. the requiredstandardof performanceandfrequencyof maintenance.
Regulation 1202providesthe relevant buildingsurveyor with three criteriafor definingessentialsafety measureson
the OccupancyPermitas follows;
In this Subdivision-essentialsafety measuremeans-
1. any of the followingitemsrequiredbyor under the Act or these Regulationstobe providedin relationto a
buildingora placeofpublic entertainment-
2. an item listedin TablesI1.1to I1.11ofthe BCAVolumeOne,exceptthe item in TableI1.4relatingto
artificiallighting;
3. an item listedin clause I1.2 of the BCA VolumeOne; or
4. any other item that is requiredby or underthe Act or theseRegulationsto beprovided in relationto a
buildingorplaceofpublic entertainmentforthe safety of persons inthe event of fire andthat is designated
by the relevant buildingsurveyor as anessentialsafety measure;or
5. any other item that is an essentialsafety measurewithinthemeaningofDivision 1 of Part 12of the Building
(Interim)Regulations2005 asin forcebeforetheir revocation;

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Nowwe have establishedthedefinitionof what anessentialsafety measureis,we cannow'dig into' the criterialisted
in the regulation,(a), (b) and(c).
a. TheBuilding CodeofAustralia (BCA) SectionI, Safety Measures
b. Otheritems inthe Act or Regulations
c. Items definedinBuilding(interim)Regulations2005(Vic)
TheBuildingCodeofAustralia,Volume1 - Section I,SafetyMeasures
Volume1 of the BuildingCodeofAustralia (the BCA) providesa detailedlist of its definitionof Safety Measures,
foundin SectionI whichissummarisedbelow;
 TableI1.1 - BuildingFireIntegrity
 TableI1.2 - Meansof Egress
 TableI1.3 - Signs
 TableI1.4 - Lighting exceptthe item inTableI1.4relatingto artificiallighting)
 TableI1.5- FireFightingServices& Equipment
 TableI1.6 - Air HandlingSystems
 TableI1.7 - Automatic FireDetection& Alarm Systems
 TableI1.8 - OccupantWarningSystems
 TableI1.9 - Lifts
 TableI1.10 - StandbyPower SupplySystems
 TableI1.11 - BuildingClearance&FireAppliances
Note:the term Safety Measure inthe BCA is slightlydifferent to the term usedin the definitionsfoundin the Building
Regulations2006(Vic)for an EssentialSafety Measure.
SectionI, of the BCA alsolists two additionaltables ofsafety measureswhicharespecificallyexcludedfrom the
definitionof "essentialsafety measures"in Regulation1202asfollows;
 TableI1.12 - OtherMeasures
Includes:Glazedassemblies,Balconies,Balustrades,Swimmingpoolsafetyfencing,Refrigeratedchambers,strong
roomsandvaults, Bushfire protectionmeasures.
 TableI1.13 - BuildingUse& Application
Includes:Classificationanduseofbuilding,Occupancyhazard.
Otheritemsin theActor Regulations
TheAct andRegulationsprovidea framework for itemsnot specificallyprescribed.Thesemayincludesafety
measuresthat form part of an approved alternative solutionbythe relevant buildingsurveyor or the Chief Officerfor
fire safety inthe event of fire.
OtheritemsfromtheBuilding (interim) Regulations2005(Vic)
In addition,Regulation1202(a)(ii)alsostates;
ii. an item listedin clauseI1.2 of the BCA VolumeOne; or
BCA2011,VolumeOne,Section I
ClauseI1.2Mechanicalventilation and hotwater,warm waterand coolingwatersystems

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1. NSW I1.2 -
2. SA I1.2 - Mechanicalventilationandhotwater, warm waterandcoolingwatersystems in a buildingotherthana
system only serving a singlesole-occupancyunit ina Class 2 or 3 buildingorClass4 part must bemaintainedin
accordancewithAS/NZS3666.2. 2
Subdivision 2 -Definition ofan Essential SafetyMeasure
Therearecircumstanceshoweverwherethe buildingownermaynot have an OccupancyPermit,mostcommonly
becausethebuildingwasconstructedbefore1 July, 1994.
In respectto this subdivision,there is noexplicitrequirementtopreparea maintenanceschedule,norisit clearwho
is responsiblefordefiningthe safety measuresinthe building.
1213.Definitionofessential safetymeasurein thisSubdivision
In this Subdivision, essentialsafety measuremeansanymeasure(includinganitem of equipment,form of
constructionorsafety strategy) requiredfor the safety of personsusinga buildingorplaceofpublic entertainment.
By precedenthoweverthe responsibilityfor identifying the safety measuresinabuildingmaybe best identifiedby a
BuildingSurveyor, consistentwiththe requirements ofRegulation1206).
Whilethe form of the OccupancyPermithasgenerallyfollowedthe statutory layout, we have observed variations
from BuildingSurveyors in their definitionofwhat is an essentialsafety measure.
Thereappearstobe a few reasonsOccupancyPermitsoften do not reflectthe intent of the Regulations.BeforeI go
any further It mightbeworthwhileto illustratea few examplesofquestionableessentialsafetymeasuresfoundon
OccupancyPermits;
Aged Care(Class9cBuilding)
 split system air-conditionerasan essentialsafety measurerequiringmonthlymaintenancein
accordancewithAustralianStandardAS1668.6-1997andAS1851:2005.
 stretcherfacilitiesinlifts
 balustrades
Laboratory(Class8Building)
 Accessfor maintenanceforallplant,equipmentandcomponentsasrequiredby BCA Part J
OfficeBuilding (Class5Building)
 Glazedassemblies
 Balconies
 Balustrades
WhileI recognisesomeofthese areimportantsafety measuresto be periodicallyinspected,theydon't satisfy
the definitionof an essentialsafety measure inRegulations1202or1213.
Theimplicationhereisthat buildingownersarebeingasked(by way of their occupancypermit)tocarryout
maintenanceonmeasuresanditemsofequipmentinaccordancewithalegislativerequirementthatwas not
intendedto apply.
In the caseof the agedcarefacility, the split-system air-conditionershavebeeninstalledfor the express
purposeof occupantcomfort,andhave no relationshipwithsafety. (Thatis they are inno way connectedto
any form of fire safety system).

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Theowner’srepresentativereportedthat the cost of the maintenanceofthesesystems was almost$30,000
per annum.
Thedefinitionofan essentialsafety measure - Therearetwoactionsthat canbetaken to improvethe situation
goingforward.
BuildingOwners&OwnersRepresentatives
Amongst the manythingsa buildingownerortheir representative shouldbeawareof is the requirementsofthe
buildingregulationsandthedefinitionofan essentialsafety measure.Thepracticalrealityis however those
ownerswho engageconsultants(buildingsurveyors inthis case)to prepareaccuratelythe occupancypermit,
includingtheconditionsofoccupancyor maintenanceschedule competently.
Therealityis however, that someBuildingSurveyors have demonstratedbytheir actionsthat they don't have a
full graspon the definitionof an essentialsafety measure.
BuildingSurveyors
BuildingSurveyors whoissue occupancypermitsormaintenanceschedulesmustcorrectlyinterpretandapply
the requirementsanddefinitionsin Part 12of the Regulation,andthis starts with the OccupancyPermit.
Twothingsbuildingsurveyors shouldlearnandapply;
1. the differencebetween Subdivision1 andSubdivision2 buildings;and
2. the definitionof an essential safety measure for Subdivision1 and subdivision2.
If BuildingSurveyors canget thesetwo definitionsclearlylockedintotheir minds,thenwe have a muchbetter
chanceofgettingthingsright.