Risk Management Tips

•Ladders, Steps, Grab Rails - secure and in good shape with at least one ladder in the deep end •Gates/Doors - self-closing, self-latching •Anti-entrapment grate on main drain with a duel suction, in other words two suctions so if someone covers one suction, the suction would be broken by the other suction line. •Depth markings visible both on the pool wall and pool deck near the edge •Skimmers, gutters - covered and working properly •Anti-climbing fencing or barriers – at least 48 inches high and completely surrounding pool area NOTE some insurance companies want up to 6’ high with the gate access latch being 54” off the ground •Clear spaces between bars/railings 4 inches or less •Hardware for permanent locking provided in case the pool needs to be closed. •An approved ring buoy a minimum of 18 inches outer diameter and attached throw line 1/4 inch thick approximately 1/2 pool width plus 10 feet •Life line (rope) with floats for pools > 5’ deep this would be in an area where the depth starts going deeper than 5’. •One pole with life hook (Shepard’s hook) - 12 feet or longer •Safety signs posted included: WARNING No lifeguard service is provided. Swim at your own risk. •Glass ware in the pool area should be prohibited as well as the consumption of alcohol in the pool or spa area. •Pool chemicals stored properly designated locked well ventilated area. •Pool chemistry taken by some one trained in pool chemistry or by a licensed insured pool service company. •Pool area must be clean and orderly •If the pool has an underground light or electrical outlets in the pool area they must be GFI •Pool surface should be a slip resistant type surface and remain slip resistant when wet. •Hot tubs should not be allowed to exceed 104 degree F limited by a high temperature limit that can not be raised above 104. •Hot tubs and wading pools should have an emergency shutoff button in the area, easily seen and labeled. This is for the pump not the hot tub blower.

Essential: Subcontractor Service Contract •Require all subcontractors to enter into a service contract before work begins that includes “Hold Harmless” language clearly indemnifying your organization from any loss produced by, or arising from, any work they perform. Also, require all subcontractors to abide by your organization’s safety program including all safety policies and procedures. •Obtain certificates of General Liability and Workers Compensation insurance from all subcontractors engaged by your organization prior to the start of their operations on your premises. Review the certificates to determine that the subcontractor has at least $1,000,000 of coverage and that the policy dates indicate that the policy will be in effect throughout the duration of the their operations on your premises. Require subcontractors to include your organization on their insurance policies through an additional insured endorsement. Maintain a copy of each Essential; Improve Housekeeping Practices. Poor housekeeping contributes to slips/trips/falls and provides fuel for fires. •Remove all debris from aisles, work areas and storage areas on a daily basis. Essential: Inspection and Maintenance of exterior stairways, sidewalks and/or parking lots. •These areas should be included on the inspection checklist to identify hazardous conditions that could lead to slip and fall exposures, for example; broken or damaged steps or railings. Hazardous conditions should be taken care of immediately. Essential: Clearances Around Equipment. •Maintain at least 3 feet of clearance around all mechanical, electrical and other equipment in the mechanical/boiler room to reduce the potential for fire

Essential: Burst or ruptured pipes are the leading cause of plumbing losses. •Every member of the building staff should know the location of the main water shutoff valve. In the event of an emergency involving sprinklers or other plumbing leaks, it may become necessary to shut off the water supply. Unless the location of the main shut off is clearly marked and the staff knows where it is, minor damage can quickly become major damage. This is not only costly, but disruptive. •Residents should be advised to immediately shut off water supply lines within their unit when any water leak is detected involving plumbing and notify a building staff member. •Maintenance reports/logs should be reviewed monthly to identify any incident trends. If trends are uncovered, a proactive plan should be developed to address them.

Carelessness when cooking and using candles are the most frequent causes of fire losses. Safety bulletins should be distributed and posted in conspicuous locations throughout the building alerting residents of potential dangers and recommending proper safety concerns. Some suggested information includes: •Place candles in non-combustible holders and never leave them burning unattended for long periods of time. •Keep candles out of the reach of children and away from flammable materials such as drapes or upholstered furniture. •Never leave cigarette lighters, matches, or other lighting devices accessible to children. •Keep a personal fire extinguisher in an accessible location within the unit. •Never disconnect smoke alarm batteries. •Don’t leave the immediate area when cooking on a stovetop. •Never use extension cords with electric space heaters. They are not designed for the high electrical load and may overheat causing a fire. •Keep space heaters away from combustible materials. The building staff should conduct monthly inspections of all fire extinguishers and their cabinets to insure they are available and operational.

Develop and issue an information letter inviting and encouraging residents to support and participate in building security by reporting anything unusual or suspicious.

Essential: The successful prevention of mold contamination due to a water loss is dependant on several factors and is influenced by several constituencies. •Prompt recognition that a water leak has occurred, preferably immediately but definitely within 24-hours of the occurrence. •Develop an “attitude” of prevention not simply repair. Anytime a maintenance worker responds to a complaint of water intrusion, he/she must be aware of what to look for and what level of response is needed. Consider requiring an incident report for all water losses. •Anything other than the nuisance leak that is quickly repaired must be reported to the insurance carrier. Failure to do so may result in denial of coverage. Time is of the essence in water losses. Immediate reporting will allow the carrier to respond quickly by inspecting and choreographing an appropriate response. •Reinspection of the repaired area for evidence of mold 30-days post cleaning/repair.

Conduct an annual inspection of every unit to identify any evidence of water intrusion. This may be done by building personnel if they have the proper training or an independent contractor with experience in mold detection and remediation. Be sure to look for: •Water stains around window and doorframes, baseboards, ceilings. •Musty odors emanating from carpeting or areas close to plumbing fixtures. •Buckling floors or floor coverings. •Accessible attic space should also be inspected as minor, chronic water intrusion may exist from flashings or other sources and can go undetected.