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Property Risks – The Surveyor’s PerspectiveStuart BlackieUK Risk Engineering - Property
Snakes & LaddersManaging Risk in Higher Education23 April 2008
2© Zurich - 2008
The Property Profile
• What buildings are we dealing with?
• A diverse range of:
- Buildings- Occupancies- Uses- Layouts- Values
- Property related risks
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The Risk Profile
Consider the main loss areas:
• Fire - Malicious, electrical, accidental, contractors
• Security- Opportunist, organised, ICT, vandalism, assault
• Other Perils- Flood, storm, escape of water, impact etc.
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The Risk Profile
Common issues:
• Significant exposure
• High value accommodation
• Impact on: Education
Business Continuity
Research
Property
• Complex layouts
• Limited security provision
• High value contents
• Limited fire separation
• Need for robust fire safety management procedures
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Fire Safety Management Framework
Statutory Requirements:
• Regulatory Reform (Fire Safety) Order 2005
• Effective Fire Risk Assessment
- Consider all who may be affected
- Provide and maintain adequate fire precautions
- Provide appropriate training
- Use the R/A to establish adequacy of fire precautions
- Communication is essential
- Keep assessment under review
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Fire Safety Management Framework
Fire Risk Assessment – Key Issues:
• Identify ‘Responsible Person/s’
• Identify ‘Competent person/s’
• Consider all users of the building
• Include likely effects/consequences of fire within the assessment
• Focus on Fire Prevention
• Encompass Property Protection within the Fire Strategy
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Fire Safety Management Framework
Life Safety ‘v’ Property Protection
• Construction type & layout
• Standard of housekeeping
• Effective signage
• Fire separation & compartmentation
• Appropriate security
• Stairway & service shafts
• Emergency lighting & electrical equipment
• Fire fighting equipment & procedures
• Appropriate storage – waste, chemicals, gases etc
• Maintenance regimes
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Fire Safety Management Framework
Consider Areas of Risk:
• Laboratories
• Research facilities
• Libraries / Archives
• ICT / Server areas
• Lecture theatres
• Halls of Residence
• Catering facilities
• Bars / entertainment
• Storage
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Security Management Strategy
Security Awareness:
• Risk Management Group
• Security risk assessments
• Stakeholder involvement
• Operational risks- During hours of occupation- Out of hours- Building- Contents- Income- Occupants
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Security Management Strategy
Issues commonly overlooked in Building Design:
• Access/Visitor control
• Routine surveillance
• Effective fencing and gating
• External envelope security (inc. roof access)
• Storage areas
• Security lighting
• Robust Intruder detection
• CCTV systems
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Other Perils
• Flood Risks- Vulnerable area / building- Basements and lower ground floors- Local topography- Location of sewers and water courses?- Location of key equipment and services
• Escape of Water- Basements and lower ground floors- Location of key equipment and services- Construction- Alarm / warning provision
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Other Perils
• Storm- Lightweight construction- Exposed locations
• Impact- Building location- Construction- Sensitive occupancy
• Lightning- Exposed location?- Maintained protection system- Consider ICT & equipment
• Theft of Metals- History of problems- Consequences of water ingress
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Key Design Issues
Risk Appropriate Design:
• Increased reliance on the building
• Lightweight construction
• Modern methods of construction
• Innovative materials
• Environmental aspects
• Sustainability issues
• Wider effects of the new construction
• Fragmented design process?
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Risk Reduction Summary
• Effective Risk Assessments
• Appropriate Construction
• Automatic fire detection
• Compartmentation
• Fire suppression systems
• Waste management
• Effective intruder alarm systems / CCTV
• Site security / Access control systems
• ICT / Research equipment security
• Resilience to water and flooding
• Staff awareness and training
