Prepared by
HSB Professional Loss Control
PROPERTY RISK ASSESSMENT
Account Name
Surveyed By
State Office of Risk Management (SORM)
Stephen T. Greeson, PE - HSB PLC
University of Houston–Victoria-765
Location Address
Account Number
3007 N. Ben Wilson
12815473
Victoria, TX 77901
Survey Date
12/02/2010
Location Contact
Genaro Cortez, Safety & Risk Manager (361)570.4245, [email protected]
Gregory Fanelli, Director of Business Services (361)570-4820, [email protected]
Joe Deering (SORM), Risk Management Specialist (512)936.1568,
[email protected]
SUMMARY
The University of Houston Victoria (UHV) is a public university founded in 1973.
Enrollment is
approximately 3,100 students but including the Sugarland and Katy remote campuses total 4,000
students. UHV recently received approval from the State to increase operations from an upper-levelonly to a 4-year university. The campus is 20 acres and 4 buildings owned by UHV along with a recently
acquired and renovated off-campus building to be used for student housing. The campus adjoins
Victoria College which is the junior college serving this area. UHV has an agreement with Victoria
College to hold books and special collections in the Victoria College Library which is managed and
maintained their staff. There is excellent space between the UHV owned buildings as well as between
UHV buildings and Victoria College. Also, there are no interconnected buildings on this campus. Based
on the April 30, 2011 Statement of Values, the maximum amount subject to damage (or group of
buildings within 25ft of each other) is the University Center (Building #217) which was one of the
buildings visited during this survey.
UHV is located within the city limits of Victoria, Texas with light commercial buildings located to the east,
the Victoria College buildings to the West, single family residences to the North and a community
hospital system to the South. There are no railways, airports, or major freeways in the area. The
campus is in a Tier II County, located 45miles from the Gulf of Mexico and outside of the 500-year flood
zone.
Buildings surveyed during this visit include:
217- University Center
213 - University West
202 - Library
Chartis is the marketing name for the worldwide property-casualty and general insurance operations of Chartis Inc. For additional
information, please visit our website at http://www.chartisinsurance.com. All products are written by insurance company subsidiaries
or affiliates of Chartis Inc. Coverage may not be available in all jurisdictions and is subject to actual policy language. Non-insurance
products and services may be provided by independent third parties. Certain coverage may be provided by a surplus lines insurer.
Surplus lines insurers do not generally participate in state guaranty funds and insureds are therefore not protected by such funds.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 2
CHANGES SINCE LAST SURVEY/COMPLETED RECOMMENDATIONS
This is the first survey of this campus by HSB PLC.
RISK IMPROVEMENT RECOMMENDATIONS
Critical
Critical recommendations represent conditions or work practices that create an immediate and severe loss-producing situation. They are conditions that are serious enough to
affect the overall fire safety of the facility. Deficiencies of this nature require immediate attention by the insured, with either full compliance or reasonable mitigation of exposure
prior to the engineer leaving the premises, or within a few days depending on the circumstances.
No recommendations of this type submitted.
Important
Important recommendations represent conditions or work practices that could result in a loss-producing situation, but for which immediate action is not necessary. These are
recommendations to correct uncontrolled exposures or to achieve and maintain a reasonable level of property protection. These recommendations require commitment on the
part of the insured to change or modify conditions or work practices in order to reduce the potential for serious loss, resulting from either frequency or severity events. These
recommendations may involve significant capital expenditure to comply.
P10-12-01
University West: Provide Protection of Hydraulic Fluid Operated Machinery
The University West building includes hydraulic elevators which introduces Class IIIB
combustible liquids to the fuel load of the building. Combustible liquids create a
unique scenario in a fire situation as they tend to spread beyond the point of origin
and quickly achieve their greatest heat release rate. Therefore, per NFPA 13
(2010ed) Standard for the Installation of Sprinkler Systems section 8.15.5, automatic
sprinkler protection should be provided to the elevator room that contains the
hydraulic fluid reservoirs. In the meantime, management should reduce the time from
fire origin until automatic notification to the fire department by contracting a statelicensed fire alarm company to install a smoke detection system inside the elevator
equipment room.
Comments: Management agreed to consider.
P10-12-02
University West: Establish Inspection, Testing, & Maintenance Program for
Fire Dampers
Currently there is no testing of the fire dampers which are designed to keep heat from
a fire contained in the room of fire origin. Management should establish a program to
inspect and test each fire damper at least every 4 years. To increase the reliability,
NFPA 80 Standard for Fire Doors and Other Opening Protectives requires each
damper to be examined to ensure that it is not rusted or blocked, giving attention to
hinges and other moving parts. At least every 4 years (per NFPA 80 (2010ed)
Section 19.4.1.1), the following maintenance should include:
1. Fusible links be removed for testing to ensure full closure of the damper and then
reinstalled.
2. Verify dampers close fully and are not held open by the air-stream.
3. Inspection of the fusible links and replaced if found painted or damaged.
4. Moving parts should be dry lubricated as necessary.
Comments: Management agreed to comply.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
P10-12-03
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 3
University Center: Increase Frequency of Fire Alarm Testing
Currently, the flow and supervisory (tamper) alarms are tested on an annual basis
which is beyond the time necessary to assure the reliability of the devices.
Management should therefore increase the frequency of testing these devices to
verify that all components and systems function as intended. The frequency of the
activities should be set in accordance with National Fire Protection Association
standard NFPA 25 Standard for the Inspection, Testing, and Maintenance of WaterBased Fire Protection Systems for each component of the fire protection system
according to the following frequencies:
Monthly: Continue inspections of system risers to verify that normally open valves
are in the correct position (may be performed by staff) NFPA 25, 2011ed, Section
13.3.2.1.1.
Semi-annually: Test the electronic flow devices and the supervisory (tamper) devices
(performed by a licensed contractor) NFPA 25, 2011ed, Section 5.3.3.2
Annually: Continue to conduct a main drain (2-inch drain) test (performed by a
licensed contractor) NFPA 25, 2011ed, Section 13.2.5. Each test should be
compared to the previous test and when there is a 10% reduction in full flow
pressure, the reduction should be identified and corrected.
Comments: Management agreed to comply.
P10-12-04
University West: Protect High Pressure Relief from Insect Intrusion
The high gas pressure vent of the rooftop boilers is arranged to vent to the building
exterior and is appropriately oriented to prevent rain water from entering the
termination point. However, it is not provided with a means to prevent insects or
other foreign material from entering the tubing. In the event of an overpressure
condition, the internal diameter of the vent pipe should not be reduced as could be
expected by an insect's nest. Per NFPA 54 (2009ed) National Fuel Gas Code
section 5.8.5.1(2), the regulator vent is to be designed to prevent entry of insects or
other foreign materials that could cause blockage. Management should therefore
install the termination point of the vent pipe with material or a device that excludes
access from insects and foreign material but will not reduce the tubing internal
diameter.
Comments: Recommendation discussed with Risk Manager & Maintenance
Manager. They agreed to review with a plumber.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
P10-12-05
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 4
University Center: Establish a Formal Fire Protection System Impairment
Program
A system identifying impairments to fire protection systems, including the automatic
sprinkler system is not in place. An impairment handling system will provide extra
protection when fire protection systems for the building are placed out of service for
repairs or other needs. Management should implement a written fire protection
equipment impairment handling program that is based on NFPA 25 Standard for the
Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems that
includes the use of an HSB PLC red tag and all applicable precautions, notification of
the impairment to a representative of the property insurance company at (800)4727819 for impairments that last more than 8 hours, notify the fire alarm company and
the fire department, provide a fire watch, and follow up at the close of the impairment.
Impairment notification can also be made by electronic mail at:
[email protected].
Comments: Management agreed to comply.
Advisory
Advisory recommendations represent conditions or work practices that do not directly pose a risk for severe loss or injury, but could contribute to a loss situation. These are
recommendations that are considered best practices to enhance the level of property protection. Compliance with these recommendations improves the risk and reduces the
likelihood of a loss occurring from the recognized hazard or situation.
P10-12-06
All Campus Buildings: Establish a Formal Roof Inspection Program
Roof inspections are currently conducted annually with limited documentation and no
checklist. Management should develop or incorporate an inspection program where
conditions including, but not limited to, coping, roof drains, evidence of ponding, etc.
are reviewed at a frequency established by the University. At least 1 additional
inspection should be incorporated in the Hurricane Preparation program.
Comments: Management agreed to comply.
P10-12-07
Library: Establish a Hurricane Preparedness Plan That Protects Special
Collections
There are currently no established plans for the protection of Special Collections in
the event of blown-out windows during a hurricane. Management should study and
implement a plan to cover the windows of the Special Collections area and move
collections as far as practical from the window area. Library staff should establish a
plan for the preservation of the Special Collections if damaged by water so that
damages are not increased post hurricane.
Comments: Management agreed to comply.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
P10-12-08
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 5
All Buildings: Implement an Infrared Thermographic Testing Program
There has been no infrared thermographic testing of the buildings in the past 3 years.
Management should secure a qualified and trained person to conduct an infrared
scan of the buildings' electrical equipment and systems per NFPA 70B
Recommended Practice for Electrical Equipment Maintenance (2010 Edition).
Routine infrared inspections of energized electrical systems should be performed
every 3 years or more frequent should it be warranted by loss experience, installation
of new electrical equipment, or changes in environmental, operational, or load
conditions. Infrared testing is a procedure using a remote sensor to make
temperature measurements of electrical equipment or materials while they are in
service and energized. Infrared inspections are beneficial to reduce the potential of
costly and catastrophic equipment failures and fires as well as unscheduled facility
shutdowns. These inspections have uncovered multitudes of potentially dangerous
situations and after rectification of the hazard have helped prevent major losses.
Infrared thermography services can be gained through Hartford Steam Boiler
Engineering Services at www.hsb.com/infrared. The primary contact is Mr. Sandy
Sanor @ Ph: 703-739-0350 or email: [email protected].
Comments: Management agreed to consider.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
P10-12-09
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 6
University Center: Provide Fully Completed Nameplate(s) For Sprinkler
System
The sprinkler system nameplate (also known as a placard) is affixed to the fire pump
controller. However, the nameplate was not properly appropriately completed and
missing required information.
The nameplate is used by management and fire
protection professionals to compare the sprinkler system requirements to the water
supply in order evaluate and verify sprinkler performance. It has been a requirement
of NFPA 13 Standard for the Installation of Sprinkler Systems for many years for the
sprinkler system installer to provide the placard from the results of their hydraulic
calculations when they gained approval for the system installation. Therefore,
management should:
1) Contact the installing contractor to provide a properly completed nameplate.
If the contractor is not available, then,
2) Review the As-Built drawings and/or Hydraulic Calculation results.
information.
Post the
3) When nameplate information is determined, have a licensed contractor properly
complete the nameplate and post at or near the sprinkler system riser.
The resulting information should be placed per NFPA 13 (2010 edition) Standard for
the Installation of Sprinkler Systems section 24.5.2 on a permanently marked
weatherproof metal or rigid plastic signs. The signs should be secured with
corrosion-resistant wire, chain, or other approved means to the riser. The sign
should include the following information:
1.
2.
3.
4.
5.
6.
Location of the design area or areas
Discharge densities over the design area or areas
Required flow and residual pressure demand at the base of the riser
Occupancy classification
Hose stream allowance included in addition to the sprinkler demand
Name of the installing contractor
Comments: Management agreed to consider.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 7
GENERAL COMMENTS
This is a very well spaced campus. Management demonstrates an excellent attitude towards loss
prevention as demonstrated by the high level of documentation of fire protection maintenance and good
housekeeping maintained throughout all areas surveyed.
Protection
A recommendation to install automatic sprinkler protection in the University West building is not
submitted with this report due to the non-combustible construction and light combustible loading.
Installation of automatic sprinkler protection in the Library is not considered economically feasible at this
time since the insured does not own the building.
Windstorm
University West (Original) - Flat roof of tar and
gravel also showing equipment anchored to
concrete pad.
University Center - High pitch metal roof with glass
cupola and dormers.
University West (Addition) - 6inch parapet wall with
tar and gravel.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 8
CONSTRUCTION WORKSHEET
General
Occupancy
#of Stories
Total Area
Fire Resistive
Class 6
ft2
217-Univercity Center: floors 1-2 are offices &
data center, 3rd floor is classrooms and meeting
rooms.
Year: 2000
213-University West: Classrooms
Year: 1992
202-Library: contents only.
Year: 1975
3
0
%
0
Modified Fire
Resistive
Class 5
Masonry Non
Combustible
Class 4
ft2
%
ft2
0
0
57,250
0
0
79,650
0
0
0
0
0
136,900
%
100
Non Combustible
Class 3
ft2
0
%
0
Masonry Joisted
Class 2
ft2
0
%
0
Frame
Class 1
ft2
0
%
0
Automatic
Sprinklered
ft2
57,250
%
100
57,250
2
0
100
0
0
0
0
0
0
0
0
79,650
B3
58,100
100
0
0
0
0
0
0
0
0
0
58,100
195,000
58,100
30
70
0
0
0
0
0
0
57,250
29
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 9
OCCUPANCY DESCRIPTION
217 - University Center
The University Center is a 3-story building primarily used for administrative offices for admissions, data center on
the 2nd floor, meeting rooms throughout, and some classrooms on the 3rd floor. The center area of the building is
open forming a 3-story atrium. The pitched roof forms an attic space that includes some electrical panels, a dry
electric transformer, and air conditioning ductwork.
213 - University West
The University West building is a two story building primarily used for classrooms with a small amount used for
offices and meeting rooms. The original building has been expanded with the newer section at the forefront of the
photograph. The interior orientation is considered traditional with a central corridor and classrooms on both sides.
202 – Library
The Library is owned and managed by Victoria College. However, there is agreement between UHV and Victoria
College to share space within the building. Books belonging to UHV are located throughout the library. The Special
Collections are reported to be solely owned by UHV. There were no works of renowned art reported, just regional
historical documents.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 10
COMMON HAZARDS
HVAC Equipment Condition and Maintenance:
Adequate
{Are there proper combustion/limit controls; are units adequately segregated from combustibles; is there adequate clearance to building
components for the unit an flues; is there proper fuel storage?}
There is no central plant at this campus, each building has its own HVAC equipment. Air handling
equipment reviewed during the survey included smoke detectors in the duct systems designed to deenergize the fan motors thus reducing the amount smoke distribution in the event of a fire.
Electrical Equipment Condition and Maintenance:
Tolerable
{Do they have an electrical preventive maintenance program including periodic testing? Has infrared testing been performed per Risk
Control guidelines? If no, a recommendation should be made to do so. Has an electrical review been completed by an approved contractor
within the past 15 years? If no, a recommendation should be made to do so.}
UHV has a full time maintenance department responsible for all building services and are available on a
24/7 basis through an on-call system at night. Equipment requiring routine maintenance is on a diary
system for service. There have been no inspections using infrared thermography. Therefore, a
recommendation will be submitted to establish a program of inspection to be completed on a 3-year
interval, see recommendations.
Commercial Cooking:
Adequate
{Are there areas within the building where cooking occurs? Are cooking areas properly protected?}
There are no commercial cooking operations in the buildings surveyed. At the new housing facility
(Jaguar Hall) located off-campus, Aramark is the vending contractor who will be performing commercial
cooking at the Jaguar Hall (2705 E. Houston Highway). Management reports that UHV will retain the
responsibility for the cleaning of the ventilation system and will incorporate the 6month
inspection/cleaning frequency.
Management further reported that during the remodeling of this
building, the entire duct system was professionally cleaned. Per NFPA 96 (2009ed) the required
frequency is set by "type of cooking":
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Smoke Hazards:
Date of Survey: 12/02/2010
Page 11
Tolerable
{Are there any areas or contents which are subject to smoke damage?}
The building areas surveyed were noted with standard compartmentalization expected for these
occupancies. University Center has an open atrium in the center of the building which in the event of a
fire should be expected to increase the amount of smoke damage as compared to a fully floored
building. At University West, an HVAC room was noted to have wall penetrations installed with both
approved and non-approved fire stopping material. Also, this room is provided with a fusible link
activated fire damper. There is currently no inspection or testing of this damper mechanism, see
recommendations.
Flammable Gasses:
Tolerable
{Are there areas with combustible construction or contents where flammable gas is present? i.e. restaurants?}
The heating system of the University West building includes natural gas fired boilers located in the
penthouse of the original building. Venting of the gas line regulators is to the outside of the building
using copper tubing. Outside the building, the discharge is oriented so that water is unlikely to enter the
tubing, however it is not protected from insect or foreign material entering it. In the event of an
overpressure condition, the internal diameter of the vent pipe should not be reduced as could be
expected by an insect's nest. Per NFPA 54 (2009ed) National Fuel Gas Code section 5.8.5.1(2), the
regulator vent is to be designed to prevent entry insects or other foreign materials that could cause
blockage. Management should therefore install the termination point of the vent pipe with material or a
device that restricts access from insects and foreign material but will not reduce the tubing internal
diameter.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Flammable Liquids:
Date of Survey: 12/02/2010
Page 12
Adequate
{Are there areas with combustible construction or contents where flammable liquids are present?}
The University West building has hydraulic elevator with tanks containing hydraulic oil which is a Class
IIIB Combustible Liquid. Along with the rest of the building, the elevator room is not provided with
automatic sprinkler protection even though it contains hydraulic fluid. NFPA 13 (2010ed) section 8.15.5
requires automatic sprinkler protection in the room containing the hydraulic fluid as well as the hoistway.
Compliance with the recommendation to install sprinkler protection is unlikely but management will
consider the installation of heat/smoke detection which may provide early notification, see
recommendations.
Liquid Hazards:
Adequate
{Are there any areas or contents which are subject to liquid damage?}
The Data Center of the University Center building contains data processing equipment that is
susceptible to damage by liquids. Windows of this room have been installed with wind resistance panels
to help prevent breakage. All other areas of this building and the University West building had contents
with typical susceptibility to water damage.
The Special Collections section of the Library included perimeter windows that do not have covers. In
the event of a broken window in a hurricane scenario, contents could be damaged by wind driven rain.
A recommendation will be submitted to include the covering of the windows in this area as well as move
stock away from this area, see recommendations.
Risk Improvements /Recommendations:
Yes
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 13
PROTECTION
Automatic Sprinklers:
Yes
Adequate Per NFPA:
Sprinklers Provided:
29 %
Additional Sprinklers Required:
Sprinkler Systems Design:
No
Sprinkler Rating:
Inadequate
100 %
System Demand:
The Sprinkler Rating noted above as "Inadequate" is
based on the lack of automatic sprinkler protection in University Center
the University West and Library Building.
Placard: 346.13gpm at pressure not provided.
Based on observed pipe sizes and sprinkler
The sprinkler protection of the University Center spacing, an estimate using hydraulic calculations
building is considered adequate.
determines the system to require 354gpm at
36psi.
University Center
Placard: 0.10gpm/sf over 1500sf
Fire Hoses:
No
Adequacy:
Adequate
Public Water Supply:
Adequate
Private Water Supply:
Adequate
Fire Hydrants:
Yes
Water Supply Test Data:
Booster fire pump test result indicates an adequate public water supply to
achieve the pump rating.
Fire Extinguishers:
Yes
Adequacy:
Adequate
Distance:
25
FT
Adequate
Adequate
University Center - Data Center
Door Fan Test dated 11/30/2010: reported to be adequate seal.
Provided FM 200, two canisters 90lbs & 102lbs = 192lbs of agent
Room Volume: 34ft long X 16ft wide X 10ft high = 5,440ft3
Room Temperature: 70deg F.
Room Elevation: 99ft + 11ft = 110ft
Required quantity of FM 200: 178lbs of agent
Special Protection:
Yes
Below Floor Detection system
One of the FM200 Cylinders
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Fire Doors:
Yes
Adequate
Smoke Detectors:
Yes
Adequate
Fire Alarm Service Rating:
Adequate
Type of Alarm Service:
Central Station
…
;
;
…
…
None
Water Flow
Valve Tamper
Low Air Pressure
Low Building Temp
…
;
…
…
;
Fire Detection
Special Ext Systems
Automatic Fire Alarms
Manual Fire Alarms
Pump Running
…
;
…
…
…
Date of Survey: 12/02/2010
Page 14
Pump Trouble
Pump Power
Pump Failure to Start
;
;
…
Smoke Detection
Heat Detection
Other
Tank Level
Tank Temperature
Fire Department
Adequacy
Adequate
Type
Full Time
Distance
1 to 5 Miles
FD Class
Use Town Class
None
Adequacy
Adequate
Fire Brigade
Type
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 15
BURGLARY AND THEFT
Burglary and Theft Exposure:
Yes
Rating:
Adequate
Type of Watch Service:
Unrecorded
Rating:
Adequate
Freq of Watch Rounds:
Random 24/7
Comments: 4 full time + 2relief security officers
Illegal Entry Alarm Service Rating:
Adequate
Other
Illegal Entry Alarm Types
…
…
…
None
Perimeter
Beam
Camera Coverage:
…
…
…
Sonic
Vault
Contact
…
…
…
Infrared
Foil Tape
…
;
Microwave
Access Control
Microphone
Yes
Comments: Recorded, not monitored. Cameras located at University Central, University West, and Jaguar Hall.
Perimeter Fenced:
No
Comments:
This occupancy does not typically include perimeter fencing.
Access Controls:
Electronic Card Access
Comments:
Buildings and offices within the buildings.
Exterior Grounds:
Lighting
Risk Improvement:
No
Adequacy:
Adequate
Yard Storage Subject To Loss:
No
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 16
RISK CONTROL MANAGEMENT
Risk Control Management: (Overall Rating)
Good
Management Interest:
Good
{Is there a formal risk control policy defining accountabilities and with deficiencies promptly rectified? Do
the highest levels of Management endorse this policy?}
UHV has a formal risk control program that includes routine maintenance and inspections of fire
protection systems. There is a formal work-order system. The professional safety directory is not full
time but serves approximately 30hrs per week which is considered sufficient for this campus size.
Fire Protection Equipment Self inspection:
Good
{Water based Fire Protection Systems and Equipment inspection and testing is conducted per applicable
codes or standards. Other Fire Protections tested in accordance with applicable codes or standards}
There is an in-house program to churn test the pump on a monthly basis and appropriately initiated by a
system-side pressure drop. Riser valves are inspected on a monthly basis. The State Fire Marshall's
office inspects the buildings annually. Fire extinguisher inspections are conducted on a monthly basis as
required by NFPA 10.
Fire Protection Maintenance Program:
Standard
{Protection Systems and Equipment are maintained per applicable codes or standards}
The annual booster fire pump test is on a diary system and documentation has been provided that the
required service is provided. The annual test is conducted by a licensed contractor. Fire alarm systems
are inspected and tested currently on an annual basis. Per NFPA 25 (2011ed) Standard for the
Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems, flow alarms and
supervisory (tamper) alarms should be tested on a semi-annual basis, see recommendations.
Fire Protection Impairment Program:
Standard
{Is there a formal impairment notification and monitoring program? Does the program assure that all
controls are in place to minimize the frequency, extent and duration of the impairment? Is control of ignition
sources included?}
The current program for impairment to the automatic sprinkler system is considered informal. There is
currently no provision for "impairment tags" or notification to the insurance carrier in the event of an 8hour or longer impairment, see recommendations. Impairments lasting 8 or more hours were reported to
be rare.
Housekeeping:
Good
{Is trash removed from the building as needed; is dumpster or compactor located an adequate distance
from the building(s); no lint, dust, grease, oil accumulations present; no combustible storage in boiler,
electric or heater rooms or in front of electric panel boxes?}
Excellent housekeeping maintained in all areas surveyed. No combustible storage noted in typical
unapproved areas such as the elevator room and air handling rooms. There is daily removal of trash
from the buildings. There were no observations of a breakdown in the housekeeping program.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 17
Maintenance:
Standard
{Do they have a preventative maintenance program, including periodic testing?}
UHV has a documented preventative maintenance program for building services. There are 4 full time
maintenance staff on-site during the day and on-call at night. Roof inspection program is informal but
reported to be at least annual. The newer section of the University West building includes a parapet wall
which is prone to collection of leaves and other debris as well as a skylight which are prone to leakage
such that a more frequent and documented program is recommended.
Pre-Emergency Organization:
Standard
{Is an emergency organization formed and trained in the procedures to be followed in the event of fire and
other emergencies? Does the local fire department tour the facility for preplanning purposes on an annual
basis?}
UHV has a documented pre-emergency plan for windstorm. There is a formal meeting conducted each
April 1 to review and update the policy and procedures for a windstorm. This plan includes a graduated
timeline for expected landfall to so that there is time to implement all aspects of protection. The
University Center building computer center windows are already installed with wind resistance shutters.
A recommendation is submitted to increase the protection of the windows of the special collections
section of the Library.
Hot Work Controls:
Good
{Is a Hot Work permit system used for all cutting, welding, grinding or any other procedure using open
flames or producing sparks? Does the permit system provide adequate controls? Are records kept for
review?}
There is a formal Hot Work Permit program modeled after NFPA 51B. A permit is required for hot work
performed by staff and contractors. The permit is good for 24hrs and requires a Supervisor level
employee to sign the document.
Management of Change:
Good
{Does the facility have a documented program to assure adequate fire suppression and process controls
when new equipment is installed or if the occupancy of a building, or a portion of it changes?}
Changes or remodeling of an area requires management (including the Safety Director) sign-off. The
main campus for University of Houston staff are included with review process. The Safety Director
makes routine inspections of the work process currently underway at Jaguar Hall.
Construction/Contractor Management:
Good
{Does facility submit plans for building construction, fire suppression and process controls to insurance
carrier for review prior to installation? Does a management representative supervise new construction with
regard to property protection?}
Management meets with the General Contractor at the Jaguar Hall project. The main campus of UH fire
and environmental health staff also physically review the construction. While a state university is not
required to follow local building codes, management reports that all local codes will be met or exceeded.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 18
Business Contingency Planning:
Good
{Does the facility have regularly updated disaster recovery plans in place?}
During the annual April emergency pre-plan, contingencies are addressed. Management reports that
there are no signed agreements at this time, multiple alternative locations for holding classes have been
established.
Smoking Control:
Good
{Is there a smoking policy (i.e. prohibited or restricted to designated areas with proper controls)? Is the
policy enforced?}
Smoking is not allowed inside any building owned by the university. There were no observations during
the survey indicating a breakdown in this policy.
Risk Improvements:
Yes
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 19
EXPOSURES
North
Slight
Description:
East
Slight
Description:
Residential neighborhoods adequately separated by open
parking.
450ft to light commercial retail
West
Slight
Description:
At least 170ft to a non-combustible Victoria College building.
South
Slight
Description: At least 133ft to a non-combustible Victoria College building.
Very good separation distances between buildings on this campus and surrounding
neighborhoods.
Recommendations: No
Comments
Description not needed for "Slight" exposures.
NATURAL HAZARDS
Flood:
Slight
Zone:
Map Type:
FIRM
Map Number:
Zone X(Unshaded)
4806380010E
Windstorm:
Severe
Wind Velocity:
110 mph
Proximity to Coast:
45
Earthquake:
Slight
Zone:
A
Zone Source Data:
USGS
Tsunami:
Slight
Lowest Floor Elevation:
Volcano:
Slight
Volcano Status: Active
Snowstorm:
Other:
Slight
Map Date:
08/04/1987
Miles
99 ft.
Proximity to Volcano:
800miles
Slight
Average hail potential.
Note: a rating of "Moderate" or "Severe" requires a detailed explanation in the narrative section of the report
OTHER PERILS
Burglary and Theft: Slight
Moderate
Liquid Damage:
Moderate
Smoke Damage:
Vandalism /
Moderate
Malicious Mischief:
Explosion:
Slight
Aircraft/Vehicle Damage: Slight
Slight
Subsidence/Collapse:
Sabotage/Terrorism:
Slight
Riot/Civil
Commotion/Strike: Slight
Hail:
Slight
Landslide:
Slight
Note: a rating of Moderate or Severe requires detailed explanation in the narrative section of the report
LOSS HISTORY
No losses reported.
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.
Account:
Address:
SORM – University of Houston – Victoia-765
3007 N. Ben Wilson, Victoria, TX 77901
Date of Survey: 12/02/2010
Page 20
BUSINESS INTERRUPTION
Availability of Raw Materials:
University operations with limited need for raw materials
Production Bottlenecks: No
Alternate Production Facility:
No
Stock of Raw Materials: 0
0 weeks
weeks Stock of Finished Product:
Contingent BI:
Description: Jaguar Hall uses a vendor for the management and operation
Yes
that would incur a loss of income in the event of a catastrophic
loss at that facility.
Interdependencies:
Description: No sharing of operations with the main campus of U of H.
No
Critical Utilities:
Replacement Times:
EDP (Computers):
Recommendations:
Description: Water, electricity, and natural gas
Yes
Building: 18months
Machinery: 2
Description: University Center has a data processing center on the 2nd
Yes
floor.
No
The information contained in this report is intended for the express purpose of assisting Chartis personnel in the management of a
Chartis insurance program. No warranty, guarantee, or representation, either expressed or implied, is made as to the correctness
or sufficiency of any representation contained herein. This report may not address each and every possible loss potential, violation
of any laws, rules or regulations, or exception to good practices and procedures. The absence of comment, suggestion or
recommendation does not mean the property or operation(s) is in compliance with all applicable laws, rules or regulations, is
engaging in good practices and procedures, or is without loss potential. No responsibility is assumed for the discovery and/or
elimination of hazards that could cause accidents or damage at any facility that is subject to this report. Reliance upon, or
compliance with, any of the information, suggestions or recommendations contained herein in no way guarantees the fulfillment of
your obligations under your insurance policy or as may otherwise be required by any laws, rules or regulations.