1. Property Risks – The Surveyor’s Perspective Stuart Blackie UK Risk Engineering - Property Snakes & Ladders Managing Risk in Higher Education 23 April 2008

2. © Zurich - 2008 2 The Property Profile What buildings are we dealing with? A diverse range of: -Buildings -Occupancies -Uses -Layouts -Values -Property related risks

3. © Zurich - 2008 3 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.

4. © Zurich - 2008 4 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

5. © Zurich - 2008 5 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

6. © Zurich - 2008 6 Fire Safety Management Framework Fire Risk Assessment – Key Issues: Identify ‘Responsible Person/s’ Identify ‘Competent person/s’ Consider all users of the building Include likely effects/consequences of fire within the assessment Focus on Fire Prevention Encompass Property Protection within the Fire Strategy

7. © Zurich - 2008 7 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

8. © Zurich - 2008 8 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

9. © Zurich - 2008 9 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

10. © Zurich - 2008 10 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

11. © Zurich - 2008 11 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

12. © Zurich - 2008 12 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

13. © Zurich - 2008 13 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?

14. © Zurich - 2008 14 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

15. © Zurich - 2008 15 Thank you for listening stuart.blackie@uk.zurich.com