The Official RJWestmore Blog

The best way to fight fire is with prevention.

Despite your best efforts in prevention, fire remains a very real risk for virtually any residential or commercial property. In previous blog posts, we have discussed fire hazards in office buildings, to help you identify and prevent potential fire hazards from leading to costly fires. But if a fire breaks out, in spite of your efforts to thwart one, much of the damage can be slowed or stopped if you prepare by obtaining fire equipment such as a complete sprinkler system and accessible fire extinguishers.

According to NFPA research, the chances of an individual dying in a fire protected by the right equipment are reduced by 50-75%, and the average property loss per fire is cut by one-third to two-thirds (34-68%), compared to fires in buildings where sprinklers are not present. In 2008, there were 112,000 fires nationally in non-residential structures which caused a total of more than $3.8 billion in damages. Don’t let your building become another statistic. Instead, ensure that you have the right equipment on hand.

Fire Sprinkler Systems:

• The two main types are wet and dry sprinkler systems. Both use water. However, many people prefer the “dry” system, since water isn’t stored in pipes, so it won’t freeze. It features pressurized air or nitrogen which allows water in via a valve. With a Wet System, pressurized water sits in pipes at all times.
• Proper installation is the key to ensure building protection.
  • The spray pattern of each nozzle needs to be sufficient to cover all areas.
  • A minimum of a 30-minute water supply should be available. A back-up supply is advisable for larger systems. Don’t forget that, in the event of a fire, you and the fire department will be using the same water supply.
  • Choose the right temperature rating of sprinkler to match the expected ceiling temperature of the fire. This is important because proper water temp will prevent costly accidental discharges. Sprinkler bulbs are color coded to match different temperatures. Your installers should check with applicable NFPA codes to be sure the right bulbs are in use.
  • Once the sprinklers are installed, make sure they are properly maintained.
    • All the hose connections should be checked frequently for corrosion and misalignment.
    • OSHA recommends that a main drain flow test be performed annually.
    • Boxes and other materials should not be stacked close to sprinkler heads so they won’t block water coverage.

Fire Extinguishers:

• Tenants and building management should understand that extinguishers should only be used for small fires that are not producing toxic smoke. Assisting in evacuation efforts and personal safety should always come before attempting to use extinguishers.
• All able-bodied tenants should be instructed on basic fire extinguisher usage.
• Fire extinguisher location is important to ensure adequate floor-by-floor coverage.
• Extinguishers come in several “classes,” including A, B, C, D, and K. Each type of extinguisher is used for a certain type of fire. This is especially important for any tenants that have lots of electronics equipment or use certain chemicals.
• Check yearly updates from the NFPA on fire extinguisher standards.
• Extinguisher locations should be clearly marked. Extinguishers should be visible and for pressure should be verified.
  

  The Best Way to Fight Fire is Prevention

For the latest emergency management training for facility/building managers, contact RJ Westmore. Our e-based system offers the best emergency training available, with automated and integrated features. Visit RJWestmore.com for more information and remember to BE SAFE.

Make sure your insurance is sufficient to cover your commercial property.

With the recent earthquake in Haiti and hurricane in New Orleans, people are keenly aware that disasters can and will happen. And when they hit, they can wreak havoc on residential and commercial property. But never fear. The best way to deal with an emergency is to prepare for it in advance.

So, in light of the Haitian earthquake and Hurricane Katrina, take time to review your disaster-related evacuation planning and tenant safety issues. And then, review and evaluate your insurance policy to make sure you have adequate coverage. Although people often groan about paying high insurance premiums, covering them beats the alternative of facing an uninsured disaster that could literally ruin your business as well as your reputation.

The primary type of insurance for commercial property owners is commercial property insurance which covers the physical structure from various types of natural or manmade disasters.  Here are some tips for choosing or renewing property insurance coverage:

• Make sure your building is current with regard to all safety codes before you apply for new coverage or try to renew an existing policy. If the insurance agent who reviews your property finds evidence of safety violations, he or she might fail to recommend the property to underwriters.

• Remember that insurance companies are not code enforcers. Their concern is for the building and the potential loss of value. Ensuring the safety of tenants is a shared responsibility between the building owner/manager, the tenant/employers and every individual person in the building. There is a proven correlation between individual training and preparedness and life safety.

• Find out if the policy provides reimbursement for alternative work accommodations. If your building is severely damaged, would you be able to offer temporary facilities for displaced workers?  Remember that securing building permits for repairs can take weeks or months. So make sure that your insurance is sufficient to cover construction and code-approval time.

• Carefully review whether the policy allows for “actual cash value” or “replacement value?” Actual cash value factors in depreciation of the insured object, while replacement value reimburses policy-holders for the current cost of replacing the lost or damaged item.

• Watch out for “Exclusions,” which are big in the world of insurance. Check the policy carefully for anything that might not be covered. Are you in a flood plain? If so, make sure flood-related disasters are covered. Vandalism coverage should also be considered since manmade damage can lead to costly repairs. Some policies cover every type of disaster. In other cases, you might find it necessary to add a la carte coverage.

• Look at what the policy covers beyond the building. Are furniture, equipment and electronics included? All of these items can be costly to replace.

• Make sure you take time to read the “fine print” in your property insurance coverage. Proper coverage today can save your business tomorrow.

• Consider other types of insurance such worker’s compensation, liability, and vehicle coverage.  Insurance is such a comprehensive subject that we’ll cover more about it in future blog posts. So be sure to check back in the weeks ahead.

For the latest emergency management training for property owners and facility/building managers, contact RJ Westmore, Inc. Our e-based system offers the best emergency training available, with automated and integrated features. Visit RJWestmore.com for more information and remember to BE SAFE.

Important lessons can be learned from the disaster in Haiti

The recent earthquake disaster in Haiti will require extensive rebuilding of the country’s emergency response systems and infrastructure. Unfortunately, as a poor nation, many Haitians did not have the proper resources to ensure emergency preparedness. The only positive result of the disaster is that it will give the country the opportunity to focus on ways to ensure quicker, more comprehensive response time for future disasters.

But the application doesn’t stop in Haiti. Some of the hard-learned lessons can be applied to emergency planning for your buildings. These include the importance of following code standards, maintaining the infrastructure of the building, and making sure that communications procedures are established and followed. Disasters can and will happen, and proper preparation can minimize losses and quicken the pace of rebuilding.

Several aspects of emergency management will need to be rebuilt in Haiti:

Earthquake Codes:

• Focus will be on implementing new building codes
• Some studies focus on minimizing population densities and overcrowding
• Authorities and aid organizations will need to provide assistance to lower income families that cannot afford to meet code regulations to prevent the building of unregulated and unsafe structures
• Scientists say that future earthquakes are likely and Haiti should be prepared
• New codes are especially important for multi-story buildings such as offices or hotels
• Many homes in Haiti were built in stages which led to inconsistent foundation standards

Emergency Planning:

• Seismologists warned of the threat of a potential earthquake, but most warnings went unheeded
• Proper planning includes distribution of emergency kits to residents, designated relief zones, and equipment for the clearing of debris from roads

Infrastructure Needs:

• Prior to the disaster, Haiti’s airport, ports and road systems were in need of repair
• Strengthening infrastructure allows for faster emergency response
• Bringing water and sanitation up to modern standards will aid the distribution of emergency supplies and information

Communications:

• Secure communications are a key to coordinating relief in time of a disaster
• Telephone and Internet systems need to be improved
• Communication systems allow individuals to quickly get needed information in terms of where food or medical relief can be located, or where to find temporary shelters

We encourage all of our readers to donate for Haiti Relief by visiting the American Red Cross. Visit www.RJWestmore.com for information about our emergency training program. BE SAFE.

Only You Can Prevent Office Fires

According to data from the National Fire Protection Agency, there were 112,000 non-residential structure fires in 2008 which resulted in 120 deaths and $3.8 billion in property damages.  High-rise buildings are especially at risk as fires can spread rapidly and higher floors are often out of reach of most firefighting aerial equipment.

Building owners should work closely with tenants and discuss potential fire hazards to prevent loss of property or life. Tenants should understand the potential losses of sensitive data or documents that can be destroyed so they should be more apt to listen.

Reducing the incidence of fire in buildings can be accomplished by identifying contributing factors and minimizing risks. Come to think of it, that’s the way to handle any type of risk!

Space heaters:

• Often kept in enclosed spaces near papers, space heaters can lead to fast-moving fires
• Space heaters use a high amount of electricity and multiple users can increase utility bills
• Older space heaters don’t have auto shutoff safety can start fires if tipped over

Office Equipment and Appliances:

• Coffee makers, copiers and computers all need space around them for air circulation
• Papers should not be stacked on or around equipment
• Restrict use of hotplates and other portable heating items

Wiring and Power:

• Older wiring that is mixed with newer wiring can lead to sparking which can turn into fire
• Buildings that do not keep current with electrical code standards are at risk
• Overuse of extension cords and power strips has greatly expanded as offices have more and more electronic devices. Overloaded circuits or power cords routed under combustible carpets can both be fire risks

Combustible materials:

• Modern offices typically have many combustible materials such as file folders, wooden partitions, upholstered furniture, carpeted floors, and wooden doors
• Combustibles can be decreased by choosing metal furniture, installing fire-rated doors, and moving towards paperless record keeping

Smoking:

Don’t forget about cigarettes and cigars! A leading cause of fires is recreational smoking. Even when buildings restrict smoking inside buildings, some tenants may fail to comply. The best way to combat this is to enforce strict no-smoking policies and provide safe alternative outdoor smoking areas. Outside ash containers should be heavy so they don’t tip over. And care should be taken to ensure safe disposal of ash and cigarette butts.

Fire risks can be greatly decreased by establishing and enforcing set policies for all of your tenants. The RJ Westmore Training System can help you mitigate these and other safety risks. Visit www.rjwestmore.com and ask us about the recently released Version 2.0 of our award-winning training program. Choosing our service cuts property management training related workloads by 90% and saves you over 50% compared to conventional training!

Most importantly, IT SAVES LIVES!

Version 2.0 is available to all RJ Westmore clients at no additional charge.

RJ Westmore is proud to announce the release of Version 2.0 of our comprehensive e-based safety building-specific training program. The new system has even more integration and automation that brings together property/facility managers, fire safety directors, floor wardens, occupants and local fire departments. All of the new features showcase our commitment to offer the most user-friendly and complete training system on the market and further our mission to “SAVE LIVES THROUGH TRAINING.”

• Real-time reporting with just one click—
  • Identify tenants that need special assistance to evacuate in the case of emergency
  • Have instant access to a list of primary and alternate floor wardens that is shared with building management and the fire department
    • Automatic email notification to property management and the fire safety directors each time either the special assistance or floor warden list is updated by users.

• Improved fire department access—
  • One home screen allows department access to all RJ Westmore Online Training System companies in the city
  • Departments can monitor individual building testing and training of floor wardens, fire safety directors and all the occupants in the building.
  • Fire Department approved across the United States and compliant with FDNY LL26, LAFD 57.33.19, as well as Federal OSHA and individual State fire codes.

• Automated features—
  • Automatic certificates are sent to each user
  • Employee compliance reports are prepared for each tenant
  • Annual reminders are sent to each user

• Improved confidentiality and system control—
  • Multiple tiers of system access help control the distribution of information
  • Confidential Information Access is granted for resources such as maps and emergency plans

The RJ Westmore Training System, Version 2.0 gives building owners a complete picture of their emergency preparedness. We map out an exterior refuge map with a satellite picture of each building.  A map of the lobby is also created, showing the best exit routes. Elevator banks and stairwells are graphed, to show a comprehensive picture of accessibility and egress.

More info about the Version 2.0 rollout:

• 30-day implementation with a simple monthly fee
• All updates, training, and other resources are provided for no additional fee
• Property managers can easily print and export building training information
• Training and procedures are available for any kind of disaster, be it manmade or natural

If you own or manage a building, or know someone who does, do them a favor. Let them know about the RJWestmore Training System. Choosing our service provides a value-added tenant service that limits property management and individual tenant liability.  Furthermore, it cuts property management training related workloads by 90% and saves users over 50% compared to conventional training! More importantly, it saves lives.

BE SAFE.

New Codes for High-Rise Buildings

New Codes Announced To Improve High-Rise Occupant Safety

Although we are all concerned about safety, in the property management and ownership business, it’s our top priority. No doubt you already know about building codes and the vital role they have in establishing construction and equipment standards. While these codes are often written in a dry and complex manner, they really are life savers.

Ensure the continued safety of your occupants by reviewing these announced guidelines from the International Code Council that affect the International Building Code (IBC). All of the guidelines are safety related, and are intended for buildings that fit the classification as “high rises.” According to the code, these buildings are defined as “… buildings “with an occupied floor located more than 75 feet above the lowest level of fire department vehicle access.”

Remember, codes protect not only your occupants but also investment and insurance premiums. Following them will help you avoid property damage and loss, and, more importantly, save lives.

Structural Integrity of Exit Enclosures and Elevator Hoistway Enclosures:

• The IBC recommends impact-resistant walls be used to protect from possible blasts or projectiles that might result from a fire. The new code ensures the integrity of these exits, and provides extra protection for occupants during an emergency.

Sprinkler Systems: New requirements concentrate on extra redundancies to the sprinkler risers – now each zone is required to be supplied by at least two risers.

• A minimum of two water mains must be connected to the fire pump water supply

Emergency Systems:

• Smoke removal requirements for buildings that have experienced a fire and are now in the cleanup phase
• Electrically-powered fire pumps must be under an emergency power load

Means of Egress and Evacuation:

• Requirements are designed to aid the movement of occupants out of the building – decreasing the risk of injuries
• New rules have been established regarding the distance required between exit stairway enclosures
• During an emergency, official personnel need to use stairways, so there are new guidelines for additional exit stairways to accommodate this extra capacity
• Luminous egress path markings requirements will ensure that your occupants know exactly where to go, which can decrease confusion in cases of emergency

Elevators:

• New requirement for a fire service access elevator which gives firefighting personnel a safe and fast way to reach staging areas. Implementation will allow fires to be controlled more quickly.
• Occupant elevators can be used for evacuation provided the new specific requirements are met.
• Completion of the requirements may provide exemption from the additional stairway requirement mentioned earlier

Be sure to review the specific requirements before implementing changes. Visit the International Code Council website for more information.

RJ Westmore Inc. is a credible source for property managers and owners to learn about many building-related issues. Refer your colleagues to our blog so they can also stay informed about the latest industry trends. And BE SAFE.

An third-party auditor will evaluate your safety preparedness.

The Department of Homeland Security announced a new program on October 16, 2009, called PS-Prep (Voluntary Private Sector Preparedness Accreditation and Certification Program). The initiative was created to provide a voluntary accreditation and certification assessment for use in the private sector.

PS-Prep will assess whether a private sector organization—such as a commercial company, non-profit group or educational institution—complies with one or more voluntary preparedness standards adopted by DHS. Some areas of this certification program will include:

• Disaster Management
• Emergency Management
• Business Continuity Programs

DHS Secretary Janet Napolitano explained the reason for the new program by saying, “Preparedness is a shared responsibility and everyone—including businesses, universities and non-profit organizations—has a role to play. Ensuring our private sector partners have the information and training they need to respond to disasters will strengthen our efforts to build a culture of preparedness nationwide.”

Through PS-Prep, any small business, hospital, stadium, non-profit organization or corporation can be certified by an accredited third party, which checks for conformity to one or more preparedness standards. Once these standards have been certified, periodic reassessments will ensure that the business is still in compliance.

Participation in PS-Prep is entirely voluntary. Nevertheless, it would behoove anyone working in the private sector to take advantage of this opportunity. Reducing the impact of hazards and planning to protect employees, allows business owners and non-profit directors to recover and reopen following a natural disaster or other emergency. Since business recovery after disasters is uncommon, PS-Prep should help get more people back in business.

At RJWestmore Inc., we believe that it is vital to develop and implement plans to reduce the impact of a potential emergency or disaster, which is why we encourage seeking certification on at least one or more standards set out by DHS. For more information on the new PS-Prep Program, visit FEMA.

Becoming certified is a definite, important way to BE SAFE!!

Thousands of lives and both of the Twin Towers were lost on the now infamous day of September 11, 2001. The disaster gave Americans an uninvited lesson about the necessity of developing a comprehensive high-rise evacuation plan. It also shed light on the fact that, to be effective, disaster preparedness plans have to be taught to the people most likely to need them…all of the occupants in a building.

Fire Life Safety

One of the unavoidable risks of working or living in a high-rise building is fire. According to NFPA, the National Fire Protection Association, the following factors are unique to training for fire safety in high-rise buildings.

• The multiple floors of a high-rise building create the cumulative effect of requiring great numbers of persons to travel great vertical distances on stairs in order to evacuate the building.
• The physical demands of evacuation made on occupants often exceed the capabilities of many.
• The process of evacuating some of the largest high-rise buildings in the world may take upwards of two hours.
• The fire and life safety systems installed in high-rise buildings today, including automatic fire sprinkler protection, are designed to control a fire and therefore lessen the need to totally evacuate all occupants.
• Typically, the fire floor and the floors immediately above and below the fire will be evacuated. (Depending on the city where you live, there could be as many as five to seven floors within the building.)

Also according to NFPA, the key elements of emergency preparedness include:

• Early warning (typically through an alarm or voice communication system)
• Adequate means of egress (exit routes)
• Occupant familiarity with the plan through knowledge and practice.

The RJWestmore Training System provides unlimited access to building-specific, web-based emergency preparedness education to the folks who need it most. Using an educational, entertaining and user-friendly format, the system has been approved by all of the major fired departments across the United States. It was most recently recognized and approved by the Los Angeles Fire Department as one of the first approved online training systems to comply with the newly implemented LAMC 57.33.19 high-rise fire code. Simply stated, the system saves lives.

We are proud to announce our official receipt of approval by the Los Angeles Fire Department.  The RJWestmore Online Training system is the leading system in the United States for Online Fire/Life safety training in commercial buildings.  Among the nation’s leaders in fire safety codes, Los Angeles has recently passed stringent requirements for training in high rise buildings.  Los Angeles Fire Department Fire Code LAMC Sec. 57.33.19 covers online training and “certification of fire safety directors and floor wardens, as prescribed in the recent amendment to the stated City ordinance.”

If you have any questions about how this may affect you if your commercial properties are located in Los Angeles, we would be happy to discuss them with you.  Just shoot us an email!

The Los Angeles Public Safety Commission will vote and then pass to City Council for final approval new regulations regarding Fire Life Safety Training Code 57.33.19. If approved, the L.A. Fire Department will initiate these updated regulations to high-rise buildings, effective Jan. 1, 2009.

Violation of the new regulations could result in daily fines from $100 to $1,000 and/or up to six months in jail. Any fees unpaid within 60 days of the due date will be subject to a 50% penalty.

If you are an existing RJWestmore Training System customer with a current emergency response plan, your obligations regarding the new regulations are almost fulfilled. There will be a meeting on December 10 to finalize additional information required by the LAFD in your emergency manual, as well as specific training requirements for your building’s fire safety director and individual floor wardens.

However, if no one is taking care of your building’s fire/life safety plans, please contact us today.

Stay tuned to RJWestmore.com for updates on the new fire regulations and how they could affect your building(s).