A Matter of Concern by Hareesh Nair (Property Manager in The Kingdom of Bahrain)

T

he terms “safety” and “security” are often used together, although both have vast depth individually. Safety and security are the most important consideration of any building/apartment, particularly in residential buildings. Without a safe, secure, firm home base or place of living, people become perpetual migrants.

Like other operational aspects of property management, “Safety & Security” is addressed from the drawing board concept to execution. The primary objective of any living condition is for the inhabitants to be safe and secure.

The safety aspects, features and facilities in a residential building are not just down to obtaining the necessary government permissions and approvals, but to enable a healthy and safe living environment by introducing and managing features and measures efficiently. Safety and security require constant monitoring and situational adjustment and effort from management using the right physical resources and developing effective monitoring systems and procedures. Accidents generally occur from unsafe acts or unsafe conditions and will happen, but proper anticipatory management and preparedness is a must to avoid unnecessary incidents and eventualities which can be identified beforehand using the right management tools and methods.

Management and owners of residential buildings have duties and obligations under law and statutory regulations, as well as moral and civic duties of care. With the duties and obligations of residential property comes the risk of being prosecuted or sued. It always looks easy and simple until things go wrong – and this is one area when planning and anticipation of future tasks and situations is absolutely vital, and management has all the responsibility and accountability to bear. And if you fail to plan – you plan to fail. In the end, proper planning prevents poor performance.

42 AH FEBRUARY 2019

Contributor

Planning and Commissioning ■

Comprehensive building planning, considering all kinds of emergency situations (earthquake resistance, civil unrest precautions, emergency evacuation area, etc)

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Right quality of fire doors and fire-exit systems, guidance signage with appropriate lighting and automated emergency lighting system

Other Areas of Proactive Preparedness ■

Protection from crime and unlawful incidents – monitoring and controlling the tenants and visitors regarding behaviour/incidents etc

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Accident possibilities and precautions – availability of swimming pool guards, adherence to rules and regulations, availability of first aid and medical assistance

■ Valid Civil Defence permissions and certificates

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Assistance for children, senior citizens, disabled and sick (it is important to address this section in our family and society discreetly, but while conceptualising and executing an ideal Residential Property Project)

Operational Aspects

Recommendations

■ Ample space for easily accessible fire assembly points ■ Good-quality fire-fighting equipment with periodical servicing and maintenance ■ Fireman’s elevator with functioning manual operating status ■ Accessibility for Civil Defence Vehicles at any time

■ Proper regular inspections of the building for residents to occupy ■ Nomination of a responsible Safety & Security Manager/Officer with relevant knowledge and experience ■ Ensuring precautionary check lists and inspections are carried out and recorded ■ Ensuring regularly scheduled fire drills and evacuation exercises are conducted ■ Closed-circuit TV cameras mounted and working at all relevant places ■ Proper alarm systems in working condition ■ Access control doors to ensure only authorised entries ■ Training of the work force on Safety & Security ■ Educating residents and guests about this by notice/letters/email ■ Auditing the emergency preparedness by internal or external agency ■ Ensure emergency contact numbers are available at all relevant points ■ Secured car parking and building access at all points and at all times

■ Keep a record of all minor and major incidents with the Security Manager or Property Manager ■

Enable the security team with up-to-date equipment, techniques and practices – good langue skills, thorough observation methods, body cameras, voice and incident recorders etc

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Constant monitoring of vulnerable areas like balconies, fire escape stairs and doors, employee entrances, car parking, mezzanine/ underground areas, electronic entrance gates, rooftop areas, rubbish chutes, chiller rooms, heavy equipment areas and unauthorised visitors

■ Train staff for IRA (Identification, Reporting and Action) of all incidents ■

Develop written security policies and an emergency management plan, including evacuation procedures, and distribute them to all staff and tenants

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Perform regular audits of all security procedures to ensure that programmes are up to date and security procedures are being followed FEBRUARY 2019 AH 43