Foundations of Real Estate Management BOMA International ® Module 2: The Well-Versed Real Estate Manager Safety and Environmental Issues ®

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 2 ® Objectives  Describe the purpose of each of the 11 OSHA compliance programs covered in this session  Describe the property manager’s basic actions to implement regulations or recommendations regarding asbestos, mold, indoor air quality, underground storage tanks, mercury, electronics waste, and refrigerants.

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 3 ® Safety OSHA compliance  Site-specific compliance plans  Recordkeeping  Training and education

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 4 ® OSHA Compliance Programs  Hazard communication (HAZCOM)  Fire safety  Exit routes  Walking/working surfaces  Medical and first aid  Lockout/tagout

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 5 ® OSHA Compliance Programs  Electrical hazards  Personal protective equipment  Hearing conservation  Confined space entry  Bloodborne pathogens

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 6 ® Environmental Issues  Asbestos  Mold  Indoor Air Quality (IAQ)  Undergound Storage Tanks  Mercury  Electronic Waste  Refrigerants

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 7 ® Asbestos  Carcinogenic  Asbestos containing material (ACM)  Friable v. non-friable  Properly remediate friable asbestos  Manage non-friable asbestos with O&M plan  Encapsulation  Manage asbestos in place

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 8 ® Asbestos Remediation  High Efficiency Particulate Air (HEPA) respirators and air scrubbers  Air monitoring  Certified Industrial Hygienist (CIH)

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 9 ® Mold  Conditions that support mold growth  Oxygen  Moisture  Food  Best practice: keep water out!  Mold remediation  EPA recommendations

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 10 ® Indoor Air Quality (IAQ) Indicators of IAQ problems  Tenant complaints  Cause for symptoms is unidentified  Symptoms resolved after exiting building

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 11 ® Indoor Air Quality (IAQ) Causes/contributing factors  Inadequate ventilation  Indoor contaminants  Outdoor contaminants  Biological contaminants

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 12 ® Indoor Air Quality (IAQ) Investigation procedures  Interview occupants  Evaluate HVAC system  Look for pollutants/contaminants

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 13 ® Indoor Air Quality (IAQ) Solutions to IAQ problems  Target and remove source of pollutants  Improve ventilation  Air cleaning

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 14 ® Underground Storage Tank (UST)  More than 10% volume underground  Resource Conservation and Recovery Act (RCRA) of 1984  EPA regulations for USTs storing petroleum and hazardous materials  Almost all tanks today are double-wall construction tanks

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 15 ® Mercury  Uses in commercial buildings  Fluorescent light tubes  Neurotoxin that leaches readily into water system  Do NOT throw away a fluorescent light tube  Recycle every tube you can

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 16 ® Electronic Waste  Computers, printers, monitors, TVs  Every building should have a recycling program

Foundations of Real Estate Management Module 2: The Well-Versed Real Estate Manager 17 ® CFCs & HCFCs  Many refrigerants currently in use will be discontinued by 2020  When replacing mechanical equipment, use an ozone-friendly refrigerant  Make sure capital plan factors in conversion of your mechanical equipment