Property Risks –
The Surveyor’s
Perspective
Stuart Blackie
UK Risk Engineering - Property
Snakes & Ladders
Managing Risk in Higher Education
23 April 2008
The Property Profile
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What buildings are we dealing with?
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A diverse range of:
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Buildings
Occupancies
Uses
Layouts
Values
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Property related risks
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The Risk Profile
Consider the main loss areas:
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Fire
- Malicious, electrical, accidental, contractors
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Security
- Opportunist, organised, ICT, vandalism, assault
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Other Perils
- Flood, storm, escape of water, impact etc.
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The Risk Profile
Common issues:
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Significant exposure
High value accommodation
Impact on:
Education
Business Continuity
Research
Property
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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:
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Regulatory Reform (Fire Safety) Order 2005
Effective Fire Risk Assessment
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Consider all who may be affected
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Provide and maintain adequate fire precautions
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Provide appropriate training
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Use the R/A to establish adequacy of fire precautions
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Communication is essential
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Keep assessment under review
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Fire Safety Management Framework
Fire Risk Assessment – Key Issues:
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Identify ‘Responsible Person/s’
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Focus on Fire Prevention
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Encompass Property Protection
within the Fire Strategy
Identify ‘Competent person/s’
Consider all users of the building
Include likely effects/consequences of
fire within the assessment
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Fire Safety Management Framework
Life Safety ‘v’ Property Protection
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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:
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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:
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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:
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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
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Flood Risks
- Vulnerable area / building
- Basements and lower ground floors
- Local topography
- Location of sewers and water courses?
- Location of key equipment and services
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Escape of Water
- Basements and lower ground floors
- Location of key equipment and services
- Construction
- Alarm / warning provision
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Other Perils
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Storm
- Lightweight construction
- Exposed locations
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Impact
- Building location
- Construction
- Sensitive occupancy
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Lightning
- Exposed location?
- Maintained protection system
- Consider ICT & equipment
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Theft of Metals
- History of problems
- Consequences of water ingress
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Key Design Issues
Risk Appropriate Design:
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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
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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
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Thank you for listening
[email protected]
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