social property what are the key risks may 2014
TRANSCRIPT
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Dave Bennion BSc(Hons); Tech IOSH; SIIRSM RSP; ACIEH; DipEnvNEBOSH
MInstLM; CIHM; ACQI; AMIIAIHealth , Safety, Fire, Environmental & Quality Professional
Social Property – what are the key risks?
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What are the key risks associated with social property management!
Effective management of social property is key to ensuring the quality of life for the tenants we have responsibility for particularly when they present with social needs ie: mental ill-health, learning difficulties, addiction, mobility or sensory considerations.
Often with some of the most vulnerable in society there are extra considerations to factor in to fulfil our social landlord duties.
In the next few slides we give consideration to the key factors which affect the wellbeing of this tenant group and then suggest measures to ensure we not only comply with current legislation but fulfil our moral duty to ensure the health, safety and wellbeing of all we have responsibility for.
I must be stressed that these slides are guidance only on best practice – if you are unsure seek professional help!
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Key Risks!
The key risks associated with social property management are:
Fire – particularly arson attach, faulty electrics or possibly gas.
Flood – housing stock built on flood plains
Asbestos – older housing stock or built pre 2000.
Gas - leaks or faulty boilers
Security - risk to vulnerable people, gateway to arson attack or other vandalised safety equipment
Housekeeping - mainly associated with fire from combustibles and blocked evacuation routes.
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Those at risk!
Poor property risk management can be far reaching with the potential to affect significant numbers of people and adjacent properties and material belongings.
Those likely to be at risk are:
o The tenantso Visitors ie: relativeso Landlord or landlords agentso Support staff, professional agencies ie social workers, doctors, nurses, police etc.o Facilities team particularly caretakers, cleaners etco Visiting contractors ie: trades people, utilities services and cleansing operatives.o General public
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Risk of fire!By far the greatest risk to social housing is fire. There are a number of contributory factors associated with fire:
Arson is the greatest risk to any business and social housing is no exception. (For fire safety training I have produced a separate PowerPoint presentation). Faulty Electrics – hard wire testing at least every 10 years throughout the premises. Regular PAT testing and visual inspections in communal areas ie: kitchens, laundry rooms, common rooms etc. Housekeeping – (again special PowerPoint on this) generally combustibles ie: paper, card, coshh products, exposed bins which could be set on fire and blocked fire escapes. Faulty fire detection systems, damaged fire doors and poor emergency lighting. No clear policy and poor staff training or lack of staff presence – is the fire risk assessment up to date and fit for purpose. Lack of new staff induction or supervision.
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Risk of flooding
Whilst this mainly affects properties that are built on or near flood plains, flooding could also be from burst water pipes etc.
Social housing providers have a responsibility to protect vulnerable people from risk of flooding by having measures in place ie: Sand bags Emergency procedures in place to evacuate and provide safe houses away from flood areas with sufficient welfare facilities. Ensure all new builds are not on flood plain areas or measures in place to limit risk. Work with authorities to ensure the welfare of tenants are given due consideration by providing suitable and sufficient flood defence. Training staff in emergency procedures and ensuring they are effective. This also includes ensuring staff are able to support tenants to dealing with such occurrences.
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Risk of AsbestosProperties that are pre 2000 could contain Asbestos (ACM’s) in areas like boiler linings, fire proofing boards, aertex walls and ceiling tiles, under sinks, and external roof boards etc.
Landlords will need an asbestos survey and register outlining areas of ACM’s and their condition. This is a professional survey by approved UKAS registered practitioners. This is highly regulated under the Control of Asbestos at Work Regulations 2012. Contractors must be made aware of this document prior to working on a property.
All staff should undertake a UKATA asbestos awareness course every 12 months and asbestos surveyors undertake BOHS P402, P405 etc training.
It should be stressed in good condition and sealed the risk is low however if damaged you must take action immediately (please refer to HSE or BOHS websites for professional advise)
Removal of asbestos must be done by licensed contractors.
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Gas safety
Whilst not all properties have gas a significant number do. The media has been quick to outline the effects of poor gas safety namely faulty boilers.
All gas appliances should be on a planned maintenance programme (PMP) with an annual Landlord gas safety inspection – engineers must provide you with an approved Landlord Gas Safety Certificate and explain any concerns.
If you smell gas – evacuate and call National emergency helpline (24 hours) on 0800 111 999 FREE (UK)For advice: http://www.gassaferegister.co.uk/footer/contact_us.aspx
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SecurityNo building can be totally free of security breach however there are significant measures that can be implemented to reduce the likelihood of a break in of social housing property.
Security measures can include: CCTV - remember you must display signage that this is operational (such is useful as evidence to secure conviction) – think about security grills to prevent lens being damaged and conceal cables. Fob, keypad , single point on entry or if 24 hour intercom system with CCTV camera on entrance . Window locks and tamper restrictors (get your fire authority approval) Remember residential units need restrictors to prevent vulnerable people falling. 24 hour security patrols Routine management checks to ensure implements with the potential to gain entry are not available and that trades people do not leave tools on site or there is a secure storage area. Be aware of ladders which could gain access. Gatekeepers must sign in and out keys and be aware of tailgating. On call system and up to date contact details.
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Housekeeping
In a busy social housing setting it is easy to neglect clutter which accumulates however this can cause a significant fire risk. I have provided a slideshare on good housing however below are a few points:
Keep combustibles to a minimum, ie paper work not needed to be shredded and confidential waste removed by licensed contractor. Keep exit routes and evacuation walkways clear of obstacles. Do not overload plug sockets, only use one extension lead to each main socket ( check wattage) and get portable appliances PAT tested. Don’t store paper near portable heaters, toasters etc. Don’t have trailing wires and use cable tidies. Check that photocopiers, printers etc have sufficient ventilation and air ducks to fans are not blocked. Don’t overload bookcases and ensure filing cabinets have the heaviest items stored at the lowest point. Ensure that contractor tools are stored away and not left unattended. Check contract permits to work, hot works, and other method statements and risk assessments before work commences. Do not leave skips near door exits or windows, keep locked when not is use and arrange to be removed when full.
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It is not possible to cover all eventualities on this presentation and therefore I have covered the general broader issues for consideration.
If you are unsure of any of the issues raised please speak to your health and safety manager , facilities team or refer to the HSE website for further advice.
