Building risks
safety assessment. The general consumer has limited ability to assess a car for its potential safety, but this process allows experts to independently test new vehicles in a systematic way. ANCAP claims to have encouraged safety designs in the automotive industry, by the manufacturers themselves striving to provide cars for testing to achieve an ANCAP rating. This rating is so important that 92% of new cars sold in Australia and New Zealand hold an ANCAP rating3
. When the market is driving peoples’ desire
to live in a building with the highest level of fire and life safety just like the car they drive, then the building industry will respond. The automotive industry did not put funding into vehicle safety because they had spare funds. It was partly driven by consumer demand and the potential to sell more vehicles.
Energy efficient buildings In recent years, there has been increased interest in rating buildings for environmental and energy efficiency. This is a commendable approach and has certainly helped fuel a hunger for purchasers, companies and certainly government agencies to occupy these spaces. In Australia, the National Australian Built Environment Rating System (NABERS) applies a performance based environmental impact rating from zero to six stars to existing buildings, covering energy, water, waste and indoor environment. The Department of the Environment and Energy advises that each star equates to around 15% in decreased greenhouse emissions, and points out that the average office building in Australia is rated to just over four stars, demonstrating that buildings built to current standards can still improve in this area4
FOCUS
resulted in a nationally consistent rating system published on a national register, remedial actions identified with deadlines and a requirement to display at the building. A timeframe for repairs and modifications can range from seven and a half to 35 years, and if building owners do not comply, there are significant enforcement options available7
. B-FLSR implementation . The Green Star system is
an additional Australian system, which is voluntary and which rates the environmental design and construction of buildings. Green Star reports that buildings achieve up to 16% higher market prices, indicating a significant financial incentive5
. There is huge potential
to enhance safety to occupants if we apply a similar concept to the ANCAP rating or Green Star system. The USA uses a Building Energy Asset Score that assesses the physical and structural energy efficiency of commercial and multi family residential buildings6
.
Earthquake prone buildings In July 2017, New Zealand introduced a national system for managing earthquake prone buildings. The Building (Earthquake-prone Buildings) Amendment Act 2016 (EPB) identifies earthquake prone buildings and enforces a requirement to have an independent engineering assessment aimed at identifying remedial actions. This has
A range of choices exists for how best to implement the B-FLSR, ranging from voluntary options to government led approaches similar to the New Zealand EPB system, or options aligned to and directed by the insurance industry, as detailed below.
Voluntary system Initially, the B-FLSR could be implemented as a voluntary system, allowing buildings constructed to higher standards the opportunity to display their higher level of B-FLSR. An older building might choose to retrofit modern fire and life safety systems in an effort to increase their B-FLSR, with the benefit of increasing property values and overall safety.
Council or government Councils or government agencies could lead the implementation process, resulting in an independent assessment.
Insurance industry Under this option, the insurance industry could lead the inception of the B-FLSR, which would be
www.frmjournal.com JUNE 2019 35
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