Property Policyholder Risk Improvement Report and Hurricane Survey

Transcription

1 Risk Engineering Property Policyholder Risk Improvement Report and Hurricane Survey Zurich Services Corporation Risk Engineering 1400 American Lane Schaumburg, IL Fax: Client: Location: Texas Woman's University Texas Woman's University 6700 Fannin Houston, T Date: 3/30/2011 and 4/01/2011 Policy Period: 8/31/2010-8/31/2011 Completed By: Account Coordinator: Juan Sauceda Gary Wood Important Notice: Only you can make your workplace safe. Those duties are not delegated and Zurich Services Corporation accepts no delegation of those duties. Zurich Services Corporation will assist you by providing the specific services for which you have contracted. However, it makes no warranties in conjunction with those services, and it undertakes no obligations other than as set out in the contract. Page 1 of 13

2 Participants William J. Bussman Texas Woman's University Institute of Health Sciences Juan Sauceda Risk Engineering Zurich Distribution William J. Bussman Texas Woman's University Institute of Health Sciences Robert Tuggle Texas Woman's University Institute of Health Sciences Greg Hoes Vice-President Crump Insurance Services, Inc. Debra Collins Underwriter Zurich Gary Wood Portfolio Engineer Zurich Page 2 of 13

3 Location: Contact: Serviced By: Texas Woman's University 6700 Fannin Houston, T Mr. William J. Bussman Manager Facilities Operations Houston Juan Sauceda Senior Property Consultant Serviced Date: 3/30/2011 and 4/01/2011 Purpose of Visit This visit was made as a property insurance survey to this Texas Woman's University high-rise office building. In addition, a hurricane survey was performed. Activities and Observations The risk is a high-rise building. It was built as a medical school curriculum branch extension to the main Texas Woman's University in Denton, T. It is own and operated by Texas Woman's University. The curriculum includes the studies of Nursing, Occupational Therapy, Physical Therapy, and Nutritional Sciences. Better than 60% of the student body is postgraduates. During this visit, there was a discussion of loss prevention programs. In general, the programs are satisfactory. A tour of the building was made as well as a visual inspection of the roof. All water-based fire protection equipment was visually inspected. Several deficiencies were observed during the tour of the building, and action for correction is covered by recommendations on this report. Management indicated positive action for correction of most of the recommendations. The building is in general good condition. The high-rise building is provided sprinkler protection. A fire detection alarm system is provided as well. The building is located in the Houston Medical Center area. Items of Interest Impairment Notification: Prior to removing any fire protection equipment from service, Zurich Services Corporation should be notified via fax at , through (Online Resources) or at [email protected]. Notify the local fire department of the impairment. Do not leave the equipment impaired overnight. If this is unavoidable, then shut down all hazardous processes and operations and establish a fire watch. When the impaired equipment is returned to service, the fire department and Zurich Services Corporation should be notified. Hot Work: Utilize the Zurich Hot Work Permit System whenever burning, cutting, or welding operations are performed outside designated hot work areas. It is especially important to ensure contractors follow safe hot work practices. Closely supervise hot work performed by outside contractors. Page 3 of 13

4 Management of Change: Submit all future changes in process, construction, and protection, which could affect the current level of loss prevention and control, to Zurich Services Corporation prior to the start of work for review and comment. This service aids local management by providing an engineering review of all construction projects involving the design, installation, and modification of any protection system or critical building structural features. Forward all plans, calculations, and component specification sheets for any new construction or renovation projects involving facility or special hazard protection to Zurich Services Corporation for review and comment. Hurricanes cause significant property damage when they compromise the integrity of building roof and wall systems that normally form a protective envelope around the building. This protective envelope can be compromised by high wind. Once compromised, water entry into the building can lead to extensive damage. The hurricane survey conducted during this visit provides an initial assessment of wind and water exposures to your property. This assessment was limited to visual observations and on-site discussions. The results are summarized in the table below. Hurricane Assessment Summary Assessment Element Recommendation Recommendation Developed Number Yes No N/A Roof Wind Cladding Exposures Glazing Drains Flood Exposure Surface Water Water Runoff Exposures Storm Surge Wave Action Recommendation and provide guidance to achieve a Superior wind grading for this location. Contact your Zurich account team to discuss the benefits of pursing a Superior Wind grading. Next Visit The Zurich account team will determine the next visit to this location. Test Results Fire Pump Test Data Pump # Date Flow (Gpm) Net (Psi) Satisfactory (Y/N) 1 02/11/ gpm 212 psi Y 1000 gpm 195 psi Y 1500 gpm 169 psi Y Page 4 of 13

5 Recommendations Priority 2 Priority 2 Recommendations are intended to correct serious / significant exposures to the assets of the corporation, are potential regulatory code violations or exposures which could cause a moderate outage of production capability but which are not of an imminent nature. These exposures require prompt response from the facility management in order to provide an adequate level of protection of property and production capabilities. These recommendations also incorporate your organizations management controls regarding loss prevention and human element. If management controls are absent or not enforced the probability of having an uncontrolled exposure is much higher Water Supply: Pressure Reducing Devices Scheduled for Completion Approved pressure-reducing valves should be provided on each sprinkler system where water pressures in excess of 175 psi are experienced. The fire pump's capacity pressure rating is oversized and water pressures in excess of 175 psi during Churn (no water flow) are experienced. This is per NFPA 25, Maintenance, and Testing of Water-Based Fire Protection Equipment. An alternative would be to have the pump's impeller reworked by the pump' manufacture where capacity pressure would assure of no pressures over 175 psi. Comments: Mr. Bussman will work with the sprinkler contractor to resolve this issue. If pressurereducing devices are needed, they will be installed Human Element: Infrared Inspections Open An infrared inspection program should be established. An infrared inspection of electrical switch panels, circuit breakers, and building equipment motors is needed. This should be done on an annual basis. The inspections should be done by a qualified and license company. Any deficiencies noted should be corrected. Comments: There is no infrared inspection program. The inspections are needed to detect possible hot spots (high temperature due to loose connections) on electrical that could result in mechanical equipment failure. Mr. Bussman indicated that this would be reviewed Exposure: Fire Cabinet Scheduled for Completion The 55-gallon drum of Phenol Solutions stored in Room # 6315 on the sixth floor should be placed in an approved fire cabinet. The one container of combustible liquid is maintained by the Anatomy Department. In addition, additional spill skids should be provided for the containers of waste stored in the Anatomy Class room. Comments: Phenol Solutions is a combustible liquid with a FP of 172 F. It should be stored in an appropriate approved fire cabinet. Mr. Bussman indicated that approved fire cabinet is to be purchased as well as spill skids. Page 5 of 13

6 Drum containing Phenol Solutions Human Element: Housekeeping Scheduled for Completion Remove all combustibles of cardboard boxes, plastics, etc., in the electrical room label as RM # 5328 located on the fifth floor. Mechanical and electrical rooms should not be use for storage rooms. Comments: Mr. Bussman indicated that all combustibles are to be removed. Electrical room. Page 6 of 13

7 CAT Exposure: Wind - Superior Wind Open To achieve a Superior wind rating for this location, the following actions are needed: a. Verify and/or improve the roof system and glazing for the Main Building to meet the wind design requirements of the American Society of Civil Engineers standard ASCE 7-05 "Minimum Design Loads for Buildings and Other Structures". Wind load calculations should be based upon appropriate parameters including: When applying ASCE 7, the following parameters should be used: Basic design wind speed (V) = 110 mph (nominal 3 second gust). Importance Factor (I) = Exposure = "C". Other factors or coefficients (Topographical, Directional, etc.) based upon facility conditions. b. Conduct a nondestructive negative pressure wind uplift test for the built up, adhered substrate roof cover for the Main Building. A qualified roofing consultant in accordance with ASTM E 907 "Test Method for Field Testing Uplift Resistance of Roofing Systems Employing Steel Deck, Rigid Insulation, and Bituminous Built-Up Roofing" should conduct the test. Testing should be based upon achieving a minimum Safety Factor of 1.5. If testing indicates inadequate uplift resistance, mechanically fasten the entire roof system to improve the building roof to meet the wind design requirements of the American Society of Civil Engineers standard ASCE 7-05 "Minimum Design Loads for Buildings and Other Structures". Comments: The primary concerns with meeting the Zurich Superior Wind guidelines are verifying and/or improving the current roof cover design, and cladding to meet the above criteria. This is per NFPA CAT Exposure: Wind - Glazing - Provide Impact Resistance Open Provide wind-borne debris protection for the glazing systems for the Main Building. Protection options may include: a. Provide missile resistant glazing systems that are approved and tested in accordance per ASTM 1886 and ASTM Glazing systems should possess the following ratings and properties: Missile Resistance: Provide glazing systems that are tested and approved in accordance with ASTM 1886 and ASTM Large missile impact resistant glazing should be provided within 30 ft. of grade. Small missile impact resistant glazing should be installed within 30 to 60 ft. above grade or within 30 ft. above any aggregate covered roofs located within 1,500 ft. Page 7 of 13

8 OR b. Provide hurricane shutters or other type of impact resistant covering that are Miami-Dade County Approved for large missile impact resistance. Shutters should be provided for all glazing within 60 ft. of grade and within 30 ft. above any aggregate covered roofs located within 1,500 ft. If a manual shutter system is selected, verify that the needed personnel will be available to implement the system once a hurricane warning is issued. Shutters should be pre-fitted and stored on-site. At least once each year, personnel should practice the complete installation of all shutters. The Hurricane Emergency Action Plan should be revised to include these actions. Comments: The building is located in an area susceptible to wind-borne debris from surrounding buildings. Mr. Bussman was not certain if the glazing is compatible to Miami-Dade County approved type impact resistive rated glazing CAT Exposure: Wind - Rooftop Equipment Improve Securement (Small Equipment) Scheduled for Completion Improve the securement for the air conditioning condenser units (two) located on the roof. The a/c units should be permanently secured to the roof or a wall structure. In addition, anchoring should meet the basic wind speed of 110 mph per the wind design requirements of the American Society of Civil Engineers standard ASCE 7-05 "Minimum Design Loads for Buildings and Other Structures". For further guidance, go to or Comments: Mr. Bussman indicated that plans are to properly anchor the two units against wind damage. A/c unit needs to be anchored. Page 8 of 13

9 Summary of Construction The site consists of one high-rise building. The specifics for the building are as follows: Main Bldg.: Total floor area: Approximately 211,000 sq. ft. Year Built: Built in 2006 Maximum number of floors: 10 Primary structural elements: Exterior wall construction: Roof deck assemblies: Roof cover assemblies: Glazing/door protection: Glazing percentage/ area: Glazing door protection: Fire Resistive Steel/Glazing Reinforced concrete Modified Bitumen Safety, double pane glass All building wall sides at 300 % or better coverage Unprotected There are no shutters. Summary of Hurricane Procedures Hurricane procedures for this facility are extensive and comprehensive with fully documented steps for pre-, during and post hurricane activities. Pre-hurricane procedures consist of tracking the storm front, removing any yard storage, clean up any roof debris, and other related items. Post procedures are typical. Page 9 of 13

10 Photographs Elevation view of building. Another elevation view glazing surfaces. Page 10 of 13

11 Typical glazing frame and glazing pane. View of typical roof surface primary and secondary drains. Page 11 of 13

12 Another view of roof surface. Bottom view of roof deck. Page 12 of 13

13 View of hollow shell floor. Closing Remarks We appreciate the assistance provided to our service representative during this visit. The recommendations attached offer solutions to problems that could result in serious loss to your facility. Please provide an response to these recommendations to Gary Wood, Account Coordinator, Zurich Services Corporation Feedback for Priority 2 recommendations is requested within days. Page 13 of 13