BMSM Amendments Briefing

Briefing:
AMENDMENTS TO BMSM
(LIFT, ESCALATOR AND
BUILDING MAINTENANCE)
REGULATIONS
Date: 4 Jan 2019
Venue: BCAA
These slides cannot be taken as the legal requirements or interpretation of the legal requirements. Should there be any inconsistency between these
slides and the Building Maintenance and Strata Management (Lift, Escalator and Building Maintenance) Regulations (the “BMSM Regulations”), the
BMSM Regulations shall take precedence. Please refer to the BMSM Regulations at https://www.bca.gov.sg/liftsafety/lift_industry.html.
Scope of Presentation
1. Recap of Key Measures in BMSM (Lift, Escalator and Building
Maintenance) Regulations, Implemented in July 2016
2. Upcoming New Requirements in Amendments to BMSM Regulations
A. Specialist PE in Lift and Escalator Engineering

B. Major Alteration or Replacement Works
C. Requirements on Periodic Maintenance and Annual Examination,
Inspection and Testing
D. Exclusion of Low-Rise Wheelchair Lifters
E. Preservation of Incident Site
F. Submit Video Recordings of Incident
G. Transfer Maintenance Records and Other Documents
H. Penalties
These slides cannot be taken as the legal requirements or interpretation of the legal requirements. Should there be any inconsistency between these slides and the Building Maintenance and
Strata Management (Lift, Escalator and Building Maintenance) Regulations (the “BMSM Regulations”), the BMSM Regulations shall take precedence. Please refer to the BMSM Regulations at
https://www.bca.gov.sg/liftsafety/lift_industry.html.
Key Measures Implemented in July 2016
1) Regulating Escalator Maintenance
2) Reporting of Incidents
3) Prescribed Maintenance Outcomes
4) Permit to Operate System
Amendments to BMSM (Lift, Escalator
and Building Maintenance) Regulations
• Gazette of Amendment Regulations on 27 December 2018.
• Issuance of Circular to Industry on 27 December 2018.

(Link in BCA website: https://www.bca.gov.sg/LiftSafety/lift_circulars.html)
• Effective dates of new requirements from 15 January 2019

onwards.
A) Specialist PE in Lift and
Escalator Engineering
A) Specialist PE in Lift and Escalator
Engineering [Effective Date: 15 Jan 2019]
• In Jan 2017, PE Board introduced a new Specialist PE scheme in lift and

escalator (“SPE(L&E)”).
• With effect from 15 Jan 2019, SPE(L&E) will be allowed to certify lifts and
escalators for PTO application.
• Six-month grace period for transition from AEs to SPEs(L&E).
• From 15 July 2019 onwards, no AEs shall certify for any lift or escalator
under the BMSM Regulations.
B) Major Alteration or
Replacement Works
Major Alteration or Replacement Works
Current Requirements
• L&E owner must notify the Commissioner of Buildings (“COB”) in writing
before any major alteration or replacement (A/R) work.
• Existing PTO will cease to be valid. AE must certify completed major

A/R works and apply new PTO.
• Upon completion of major A/R works, AE must examine, inspect and test
the L&E to ensure that design and installation is in accordance with
manufacturer recommendations or applicable standards.
• Maintenance and annual testing of the entire lift/escalator to comply

with the prevailing standard applicable to the part altered or
replaced.
Major A/R works on a lift or escalator includes, but is not limited to, any of the following:
Lift Escalator
(a) Changing or removing any safety device of a lift, or (a) Changing the speed, drive, control, safety
adding any safety device to a lift device, braking system or step band of an
(b) Changing the mass of a lift car, including lift car finishing escalator
(c) Changing the rated load or speed of a lift
(d) Changing the travel distance of a lift
(e) Changing the lift control operation (including changing
the software or type of driving machine or brakes)
(f) Changing the number, type or size of the hoisting ropes
supporting a lift car or its counterweight
(g) Changing the size of the guide rails of a lift
(h) Changing the type of safety gear
(i) Changing the lift landing door, lift car door and lift car
door drive and control
Note: one-to-one replacement of parts (ie. same design and specifications) will not be considered as major A/R works.
B1) Alternative Standards or Modification of
Requirements for Major Alteration or
Replacement Works
[Effective Date: 15 January 2019]
If design and installation of any L&E A/R part cannot

comply with any requirements in applicable standards
• Owner may apply to the COB for acceptance of an alternative standard or a
modification of the requirements in the applicable standard for that part.
• The accepted alternative standard or modified requirements will be

applicable to future periodic maintenance and annual examination, inspection
and testing of that A/R part.
Applicable Standards / Codes for Major Alteration or Replacement Works
Type of Lift or Escalator Applicable Codes/Standards for major A/R
Home Lift  SS 550:2009 as amended by Amendment No. 1, Amendment No. 2

published in January 2017
 Directive 2006/42/EC
Vertical Platform Lift  EN 81-41:2010
 ASME 18.1-2014
Stairlift  EN 81-40:2008
 ASME 18.1-2014
Any Other Lift  SS 550:2009 as amended by Amendment No. 1, Amendment No. 2
Escalator  SS 626:2017 [Effective Date: 15 April 2019]
B2) Periodic Maintenance and Annual
Examination, Inspection and Testing of
Parts underwent Major A/R Works
• Annual examination, inspection and testing, as well as periodic maintenance,

of the lift/escalator (excluding the part that undergoes major A/R works)
can continue to comply with the applicable standard of when the
lift/escalator was first approved.
• Only the part that has been altered or replaced needs to comply with the
applicable prevailing standard during which the major A/R works were
carried out.
B2) Periodic Maintenance and Annual
Examination, Inspection and Testing of
Example Parts underwent Major A/R Works
Installed in 2002 and
complied with CP2: 2000
Complied with prevailing
Major A/R Works to standard- SS 550: 2009
replace lift machine
in Jan 2014
Lift
Lift machine
Maintenance and annual testing

to comply with SS 550: 2009
Maintenance and annual testing
to comply with CP2: 2000
Applicable Codes/Standards for Examination,
Inspection and Testing, and Periodic Maintenance
Type of Lift or Escalator Applicable Codes/Standards
Home Lift • SS 550:2009

• SS 550:2009 as amended by Amendment No. 1 published in December 2014
• SS 550:2009 as amended by Amendment No. 1, Amendment No. 2
• SS CP 2:2000
• SS CP 2:2000 as amended by Amendment No. 1 published in January 2004
• SS CP 2:1979
• SS CP 2:1979 as amended by Amendment No. 1 published in July 1980
• SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2
published in April 1982
• SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,
Amendment No. 3 published in October 1983
Amendment No. 3, Amendment No. 4 published in June 1984
Amendment No. 3, Amendment No. 4, Amendment No. 5 published in
December 1987
Home Lift • SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,

Amendment No. 3, Amendment No. 4, Amendment No. 5, Supplement No. 1
(Continued from previous published in December 1987
slide) • SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,
Amendment No. 3, Amendment No. 4, Amendment No. 5, Supplement No. 1,
Amendment No. 6 published in May 1990
• Directive 2006/42/EC
• Directive 98/37/EC as amended by Directive 98/79/EC of the European
Parliament and of the Council of 27 October 1998
• Directive 89/392/EEC
• Directive 89/392/EEC as amended by Council Directive 91/368/EEC of 20
June 1991
• Directive 89/392/EEC as amended by Council Directive 91/368/EEC, Council
Directive 93/44/EEC of 14 June 1993
Directive 93/44/EEC, Council Directive 93/68/EEC of 22 July 1993
Vertical platform lift • EN 81-41:2010

• ASME 18.1-2014
• Directive 98/37/EC as amended by Directive 98/79/EC of the European
Parliament and of the Council of 27 October 1998
June 1991
Stairlift • EN 81-40:2008
• EN 81-40:2008 as amended on 31 December 2009
• ASME 18.1-2014
• Directive 98/37/EC as amended by Directive 98/79/EC of the
European Parliament and of the Council of 27 October 1998
June 1991
Any other lift • SS 550:2009

• SS 550:2009 as amended by Amendment No. 1 published in December 2014
• SS 550:2009 as amended by Amendment No. 1, Amendment No. 2
• SS CP 2:2000
• SS CP 2:2000 as amended by Amendment No. 1 published in January 2004
• SS CP 2:1979
• SS CP 2:1979 as amended by Amendment No. 1 published in July 1980
• SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2
published in April 1982
Amendment No. 3 published in October 1983
Amendment No. 3, Amendment No. 4 published in June 1984
Amendment No. 3, Amendment No. 4, Amendment No. 5 published in
December 1987
Any other lift • SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,

Amendment No. 3, Amendment No. 4, Amendment No. 5, Supplement No. 1
(Continued from previous published in December 1987
slide) • SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,
Amendment No. 3, Amendment No. 4, Amendment No. 5, Supplement No. 1,
Amendment No. 6 published in May 1990
Escalator • SS CP 15:1980
• SS CP 15:1990
• SS CP 15:2004
• SS 626:2017
Singapore Standard 626: 2017 – Code of
Practice for Design, Installation and
Maintenance of Escalators and Moving Walks
SS 626
• BCA circular issued on 1 December 2017 on adoption and
implementation of Singapore Standard 626.
• With effect from 1 March 2018, any escalator approved henceforth

will have to comply with SS 626 for the design of escalators.
B3) Major Alterations or Replacement
Works for Escalators including
Passenger Conveyors
[Effective Date: 15 April 2019]
Older escalators which were approved to
meet standards prior to SS 626 (eg. SS CP 15)
• If the owner notifies of any major A/R works on or after 15 April 2019,
that part that has been altered or replaced will have to comply with
SS 626.
• The A/R part must also be maintained, examined, inspected and

tested in accordance with SS626
• The rest of the escalator will comply with the standard to which they
were approved previously.
C) Requirements on Periodic
Maintenance and Annual
Examination, Inspection and Testing
Maintenance Outcomes Introduced
in July 2016
• Provide greater clarity on expected standard of maintenance works carried out by contractors.
• BCA identified 20 maintenance requirements for lifts and 10 maintenance requirements for
escalators tied to key outcomes, which lift owners and contractors have to adhere to.
Lift Escalator
1. Door open control 11. Direct current machine 1. Signage and indicator
2. Door protective 12. Overspeed governor 2. Anti-climbing, anti-sliding, access

devices restriction and deflecting devices
13. Main rope and compensation rope
3. Lift car doors and lift 3. Emergency stop switch
landing doors 14. Compensation rope and compensation
rope sheave tie-down and tensioning 4. Handrail system
4. Lift car emergency 5. Housekeeping
alarm 15. Buffer
16. Controller and electrical system 6. Driving machine, brakes, sprocket and
5. Lift car intercom auxiliary brake
6. Emergency power 17. Guide shoes or rollers of lift car and
counterweight 7. Safety switch and sensor
supply for lift car
lighting and ventilation 18. Safety gear 8. Excessive speed and unintentional
reversal protection
7. Movement of lift car 19. Level of corrosion, wear and tear in lift
parts 9. Operational clearance
8. Housekeeping
20. Stopping or level accuracy 10. Level of corrosion, wear and tear in
9. Lift machine and drive escalator parts
10. Brakes of lift machine
and drive
C1) Alternative Maintenance Requirements
Some older lifts/escalators may not be able to
meet certain maintenance outcome requirements
• L&E service contractor maintaining the equipment may make an
application for an alternative maintenance requirement to be accepted
by the COB.
• Application must minimally satisfy two guiding principles.
i. Maintenance outcome requirement in the First Schedule of the BMSM

Regulations indeed cannot be complied with due to inherent design
of the lift or escalator; and
ii. The alternative maintenance requirement will not affect the safe
operation of the lift or escalator.
C2) New Maintenance Requirements for
Controller and Electrical System
Lift
(a) Ground and earth of controller, electronic and electrical systems and circuit boards (including
printed circuit boards containing any contact or electronic component) must be firmly secured.
(b) Controller must initiate immediate stopping of lift car and prevent lift movement under any condition
that is unsafe to passengers and maintenance workers.
(c) Safety switches must function as intended at all times when lift is in operation.
(d) Controller, electronic and electrical systems, wirings and circuit boards (including printed circuit
boards containing any contact or electronic component) must be free from defects (such as signs
of overheating, delamination, burns, warping and corrosion).
(e) Wirings in controller, electronic and electrical systems must be free from defects (such as
incorrect or improper connections, non-intact insulation, and exposure of wire conducting
elements).
(f) Controller, electronic and electrical systems, wirings and circuit boards (including printed circuit
boards containing any contact or electronic component) must function at all times when lift is in
operation.
C2) New Maintenance Requirements for
Controller and Electrical System
Escalator
(a) Ground and earth of controller, electronic and electrical systems and circuit boards (including
printed circuit boards containing any contact or electronic component) must be firmly secured.
(b) Controller must initiate immediate stopping of escalator and prevent escalator movement under any
condition that is unsafe to passengers and maintenance workers.
(c) Controller, electronic and electrical systems, wirings and circuit boards (including printed circuit boards
containing any contact or electronic component) must be free from defects (such as signs of
overheating, delamination, burns, warping and corrosion).
(d) Wirings in controller, electronic and electrical systems must be free from defects (such as incorrect
or improper connections, non-intact insulation, and exposure of wire conducting elements).
(e) Controller, electronic and electrical systems, wirings and circuit boards (including printed circuit boards
containing any contact or electronic component) must function at all times when escalator is in
operation.
C3) Requirements for Home Lift, Vertical
Platform Lift or Stairlift
• If no maintenance, examination, inspection

or testing requirements in manufacturer’s
recommendations or design standards,
SPE(L&E) may propose requirements for the
Commissioner’s consideration and acceptance
D) Exclusion of Low-Rise
Wheelchair Lifters
D) Exclusion of Low-Rise Wheelchair
Lifters [Effective Date: 15 January 2019]
Exclusion of wheelchair lifters (vertical
platform lifts or stairlifts) from
maintenance and PTO requirements
i. Has a maximum vertical displacement of less than

1,000mm during operation.
ii. Exerts a maximum force of less than 150N when in

operation.
iii. Serves only a single residential unit.
Note: Notwithstanding the exclusion, for their own safety, owners are reminded to
maintain and check their wheelchair lifters from time to time.
E) Preservation of Incident Site
F) Submit Video Recordings of

Incident
Reporting of L&E Incidents
• Owner and the L&E Contractor must inform BCA
as soon as practicable through the BCA incident
reporting numbers (9088 7289 or 9782 7296).
• Within 24 hours, submit an incident report using

the prescribed form, found at BCA’s corporate
website.
• Examples of reportable incidents:
i. Deaths or injuries involving L&E

ii. Failure of main drive system
iii.Failure of brake, overload device or safety
components
E) Preservation of Incident Site
Owner and L/E contractor of
incident lift/escalator to ensure
• No person is allowed to alter, replace, remove or
add to any machinery, equipment or article
which may have contributed to the cause of the
incident or modify the scene of the incident.
• The owner must also take all reasonable

measures to prevent any person from doing so.
• Applies to an incident:
i. that occurred before 15 January 2019 and in respect
of which an investigation is pending on that date;
i. or that occurs on or after 15 January 2019.

F) Submit Video Recordings of Incident
Facilitate investigation into lift or

escalator-related incident
• Owner of the incident equipment to
provide video recordings (e.g. CCTV
footages) of the incident.
• Submit within a stipulated time upon

receipt of a written notice from the COB.
G) Transfer Maintenance Records
and Other Documents
Maintenance Agreement to which a Lift or
Escalator Contractor is a Party is Terminated
• Contractor must within 7 days after the
termination, notify the COB of the
termination.
• Contractor must within 14 days after the

termination, transfer any maintenance
records (including certificates signed by AEs
and other documents) in connection with the
lift/escalator under the lift maintenance
agreement to the owner.
G) Transfer Maintenance Records and
Other Documents
Change in L/E contractor maintaining the lift or escalator

• Departing L/E contractor must, within 14 days after the contract termination,
transfer maintenance records and other related documents (including the COB’s
acceptance of alternative maintenance requirements and acceptance of alternative
standard or modification of requirements, etc.) to the owner.
• Owner must, within 14 days after the commencement of the new maintenance
contract, transfer such maintenance records and documents to the new L/E
contractor.
• L/E Contractors and owners are advised to apprise themselves of the complete
transfer requirements as set out under the BMSM Regulations.
H) Penalties
H) Penalties [Effective Date: 15 January 2019]
New
Current
Max $20,000 fine and/or
Max $5,000 fine
12 months imprisonment
Summary of New Requirements
Item Key Amendments Stakeholders
Affected
A New Specialist Professional Engineer in The Specialised Specialist Professional
Branch of Lift and Escalator Engineering Engineers (SPEs)
B Major Alteration or Replacement Works Owners, Contractors &

SPEs
C Requirements on Periodic Maintenance and Annual Owners, Contractors &

Examination, Inspection and Testing SPEs
D Exclusion of Low-Rise Wheelchair Lifters Owners, Contractors &

SPEs
E Preservation of Incident Site Owners & Contractors
F Requirement to submit Video Recordings of Incident Owners
G Requirement to transfer Maintenance Records and Other Owners & Contractors

Documents
H Penalties Owners, Contractors &

SPEs
Summary of Effective Dates
Amendments Effective Date
Specialist Professional Engineer 15 January 2019
(Lift & Escalator)
AEs will no longer certify lifts and
escalators from 15 July 2019
onwards.
Change of applicable standard/code 15 April 2019

for major A/R works for escalators
from SS CP 15 to SS 626
All other changes 15 January 2019
Thank You
These slides cannot be taken as the legal requirements or interpretation of the legal requirements. Should there be any inconsistency between these slides and the Building
Maintenance and Strata Management (Lift, Escalator and Building Maintenance) Regulations (the “BMSM Regulations”), the BMSM Regulations shall take precedence. Please
refer to the BMSM Regulations at https://www.bca.gov.sg/liftsafety/lift_industry.html.

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Briefing:

2. Upcoming New Requirements in Amendments to BMSM Regulations

A. Specialist PE in Lift and Escalator Engineering

1) Regulating Escalator Maintenance

3) Prescribed Maintenance Outcomes

4) Permit to Operate System

• Gazette of Amendment Regulations on 27 December 2018.

• Issuance of Circular to Industry on 27 December 2018.

• Effective dates of new requirements from 15 January 2019

• In Jan 2017, PE Board introduced a new Specialist PE scheme in lift and

• Six-month grace period for transition from AEs to SPEs(L&E).

• Existing PTO will cease to be valid. AE must certify completed major

• Maintenance and annual testing of the entire lift/escalator to comply

If design and installation of any L&E A/R part cannot

• The accepted alternative standard or modified requirements will be

Type of Lift or Escalator Applicable Codes/Standards for major A/R

Home Lift  SS 550:2009 as amended by Amendment No. 1, Amendment No. 2

Escalator  SS 626:2017 [Effective Date: 15 April 2019]

• Annual examination, inspection and testing, as well as periodic maintenance,

Maintenance and annual testing

Home Lift • SS 550:2009

Home Lift • SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,

Type of Lift or Escalator Applicable Codes/Standards

Vertical platform lift • EN 81-41:2010

Type of Lift or Escalator Applicable Codes/Standards

Any other lift • SS 550:2009

Any other lift • SS CP 2:1979 as amended by Amendment No. 1, Amendment No. 2,

Type of Lift or Escalator Applicable Codes/Standards

• With effect from 1 March 2018, any escalator approved henceforth

• The A/R part must also be maintained, examined, inspected and

2. Door protective 12. Overspeed governor 2. Anti-climbing, anti-sliding, access

• Application must minimally satisfy two guiding principles.

i. Maintenance outcome requirement in the First Schedule of the BMSM

• If no maintenance, examination, inspection

i. Has a maximum vertical displacement of less than

ii. Exerts a maximum force of less than 150N when in

iii. Serves only a single residential unit.

F) Submit Video Recordings of

• Within 24 hours, submit an incident report using

• Examples of reportable incidents:

i. Deaths or injuries involving L&E

• The owner must also take all reasonable

i. or that occurs on or after 15 January 2019.

Facilitate investigation into lift or

• Submit within a stipulated time upon

• Contractor must within 14 days after the

Change in L/E contractor maintaining the lift or escalator

B Major Alteration or Replacement Works Owners, Contractors &

C Requirements on Periodic Maintenance and Annual Owners, Contractors &

D Exclusion of Low-Rise Wheelchair Lifters Owners, Contractors &

E Preservation of Incident Site Owners & Contractors

F Requirement to submit Video Recordings of Incident Owners

G Requirement to transfer Maintenance Records and Other Owners & Contractors

H Penalties Owners, Contractors &

Change of applicable standard/code 15 April 2019

All other changes 15 January 2019

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