HealtH & safety
Landlords,RMCs andproperty managersare obligedtotake health andsafetyseriously. Good riskmanagementmay also help keep insurance premiumsdown, says Anthony hughes
Howsafe is your
findinsurers are preparedto offer themost competitive termsonthemarket. Neglect the importantissues,however,andthepenalties can be costly. Sowhat sort of issues should propertyowners
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andresidents’management companiesensure theyhave coveredintheirhealthandsafety small print? AsafreeholderoradirectorofanRMCyouare
responsible forcomplyingwithmorethan70 different pieces ofhealthandsafetylegislation
andthat figure is risingall the time.Healthand safety rules coveringresidential properties (see ARMAguidanceonpages 46-47ofthisissue) are also becomingmorecomplex,makingitacritical issue foranyoneinvolved in the industry.
Assessingthe risk Whenitcomes to drawingupahealthand safety strategy, there are three broad issues whichno-onecanafford to overlook–ageneral risk assessment,afire risk assessment,andan asbestos survey.Whenassessingrisk,youmust be able to showyouhave takenall reasonable stepstoprotect both your tenantsandtheir visitors fromaccidentsthatcould be caused as aresultoftheir livingin,workingat or visiting your block. Slips, tripsandfallsare themost commonaccidents,andcanoftenbeeasily prevented. If your premises are kept clean, tidy, free fromclutterandwell lit, youarewellonthe way to ticking all the boxes.
Fire precAutions Afire risk assessment is alegal requirement foranypremises,andit’sanareawhich, thesedays, has somefairly sophisticated requirements.Appropriateandregularly checkedfire-fightingequipmentmustbe provided,alongwith clearlysignedand unobstructed escape
routes.It’snot enoughjust tohave theescapes in place –youmusthave informed alltenants of theevacuationprocedure,andbe able to prove you have done so. Fire doors must meet the required
standards and be in working order; smokingarrangementsmustbe clearlycommunicatedandsafe; electrical wiring in the building must comply with regulations, having first been checked by a
Flat Living Spring2012
heAlthAnd sAfetyshould never be far fromthemindof a responsible landlord orRMCdirector. Displaygood practice,andyou’ll
qualifiedelectrician.Propertyownersmust also considerwhethertheyhavemade provision foremergency lightingin theevent ofamains powercut,andmade it as easy aspossible for tenants to raise the alarm.
AsBestos surveys Under theControl ofAsbestosRegulations, simply to assumethereisnoasbestos present in your blockis insufficient. Propertyownersand managers areobliged either to findout if there is asbestosonthepremises-anddeterminethe conditionitisin-ortomakeapresumptionthat it is presentunless youhave strong evidence to thecontrary. Youmustensuretheperson
carryingouttheasbestos survey is competentto do so (ie, is able to identify thepresenceofandthe various typesofasbestos)andmust also be able toputaplanintoplace tomanage theasbestos safely (donot disturb, communicatethepresence of asbestos to all relevant personnel etc). The steps you have taken must be recorded and
youmustsetoutaplandetailinghowyouintend to deal with any risk. These Regulations must not be ignoredandnon-compliancecarriesheavy penalties. Forastep-by-stepguide tomanaging asbestos, go to
www.hse.gov.uk
other reguLAtions It is important for block owners and managers to rememberthatcommunal areas of residential developments are classedbythelaw as “places of work”.
BLock? Thismeanstheyaregovernedbyastringof
regulations.TheseincludetheManagementof HealthandSafetyatWorkRegulations 1999,The HealthandSafetyAtWorkAct 1974,TheElectricity atWorkRegulations 1989,andtheCorporate ManslaughterandCorporateHomicideAct 2007. Thepenalties fornon-compliancewiththis raft of legislationcould be
severe.There arefour
keyareas: gAsAllgasappliancesandfluesinrented accommodationmust,bylaw,becheckedfor
safetywithinayearofinstallation.Theymust thenbere-assessedeveryyearbyacompetent expert,suchasaGasSafe registeredengineer.Full recordsmustbekeptfor at leasttwoyearsoneach individualappliance,detailingservicehistory,and
informationonanydefectsandrepairs. eleCtRIC Althoughthereiscurrentlynolegal requirementforanelectrical safety certificate, inmost instances it iswidely accepted in the lettings industry that the only way to ensure safety,andavoidpotentially perilous risks, is to
arrange an inspection and get a certificate. fIReThelegally bindingFurnitureandFire Regulations dictate that all items which form part of alettingcontractmustmeetminimum fire resistance standards. This covers upholstered furniture, beds, headboards, mattresses, sofa-
As an RMC director youare responsible forensuring
compliance with
morethan70pieces of health and safety legislation
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