Managing lifts in your building: 10 critical responsibilities

Oliver Greening, Show Director, LIFTEX 2025

Many building owners and facilities managers aren’t fully aware of their extensive legal obligations regarding vertical transportation systems. Under frameworks like the Health and Safety at Work Act and the Building Safety Act, you hold significant responsibilities for lifts, lifting platforms, escalators, and moving walks in your buildings.

Did you know that you’re personally accountable for rescuing trapped passengers and maintaining strict security over specialised equipment keys? Let’s explore the ten essential responsibilities every building manager should understand:

1. Maintenance is a legal requirement, not an option

The Health and Safety at Work Act (Sections 2, 3, and 4) establishes clear obligations for anyone responsible for premises. These fundamental requirements, reinforced by additional regulations, place maintenance responsibility firmly with you as the building owner or manager.

2. Partner with qualified professionals

Selecting an appropriate maintenance contractor isn’t merely about convenience—it’s central to fulfilling your legal duties. Evaluate potential providers carefully, ensuring they can deliver hands-on maintenance and strategic consultation on your equipment portfolio.

3. Long-term maintenance relationships yield better results

Consider establishing maintenance partnerships spanning three to five years rather than short-term arrangements. Extended contracts incentivise service providers to invest in your systems’ performance, creating mutually beneficial outcomes.

4. Bi-annual professional examinations are mandatory

Under the Lifting Operations and Lifting Equipment Regulations (LOLER), passenger lifts require comprehensive safety assessments every six months. HSE guidance recommends similar examination schedules for other vertical transportation systems. These evaluations, performed by independent qualified examiners, differ fundamentally from routine maintenance. Always share examination reports with your maintenance team promptly.

5. Regular monitoring extends equipment lifespan

Implementing systematic checks dramatically improves equipment longevity. Key areas to monitor include: floor-level stopping precision, emergency communication systems, fire recall functionality, door operation smoothness, and passenger protection mechanisms. For specialised systems like firefighter lifts and evacuation lifts, establish consistent operational verification procedures. Report any abnormalities to your service provider immediately.

6. British standards provide essential guidance

Several British Standards documents offer valuable guidance on fulfilling your responsibilities: BS 7255 covers safe working practices for lifts, BS 7801 addresses escalators and moving walks, and BS 9102 focuses on lifting platforms. BS 7255 specifically recommends conducting owner safety surveys, which can simultaneously evaluate accessibility features.

7. Passenger entrapment response is your responsibility

Ensure your maintenance agreement explicitly addresses passenger rescue protocols. For safety reasons, only qualified lift engineers should perform these operations to prevent both passenger injuries and equipment damage.

8. Restrict landing door key access rigorously

Multiple accidents have occurred when untrained personnel attempted to release doors and free trapped passengers. In many such incidents, building owners were held legally responsible. Consult the LEIA and HSE safety campaign for comprehensive guidance on this critical issue.

9. Verify emergency communication systems regularly

Though it may seem obvious, functioning alarm systems represent the primary means for trapped passengers to summon assistance. Regular testing is essential. If your alarm system malfunctions, you must either decommission the lift or implement temporary alternative communication solutions. If your system lacks two-way voice capability, upgrading should be prioritised.

10. Ensure modern door safety features are installed

Contemporary lifts include full-height passenger detectors—a safety feature that can be retrofitted to existing systems to minimise door-related risks. Multiple incidents have involved children trapping fingers in glass doors during opening cycles. For comprehensive guidance, review the LEIA’s “Liam Loves Lifts” safety campaign.