Property Risks The Surveyors Perspective Stuart Blackie UK
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 • What buildings are we dealing with? • A diverse range of: - Buildings Occupancies Uses Layouts Values - Property related risks © Zurich - 2008 2
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. © Zurich - 2008 3
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 © Zurich - 2008 4
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 © Zurich - 2008 5
Fire Safety Management Framework Fire Risk Assessment – Key Issues: • • Identify ‘Responsible Person/s’ • Focus on Fire Prevention • 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 © Zurich - 2008 6
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 © Zurich - 2008 7
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 © Zurich - 2008 8
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 © Zurich - 2008 9
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 © Zurich - 2008 10
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 © Zurich - 2008 11
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 © Zurich - 2008 12
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? © Zurich - 2008 13
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 © Zurich - 2008 14
Thank you for listening stuart. blackie@uk. zurich. com © Zurich - 2008 15
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