Foundations of Real Estate Management

1
BOMA International

Foundations of Real Estate Management

Module 2 The Well-Versed Real Estate
Manager Safety and Environmental Issues
2
Objectives

• Describe the purpose of each of the 11 OSHA
  compliance programs covered in this session
• Describe the property managers basic actions to
  implement regulations or recommendations
  regarding asbestos, mold, indoor air quality,
  underground storage tanks, mercury, electronics
  waste, and refrigerants.

3
Safety

• OSHA compliance
• Site-specific compliance plans
• Recordkeeping
• Training and education

4
OSHA Compliance Programs

• Hazard communication (HAZCOM)
• Fire safety
• Exit routes
• Walking/working surfaces
• Medical and first aid
• Lockout/tagout

5
OSHA Compliance Programs

• Electrical hazards
• Personal protective equipment
• Hearing conservation
• Confined space entry
• Bloodborne pathogens

6
Environmental Issues

• Asbestos
• Mold
• Indoor Air Quality (IAQ)
• Undergound Storage Tanks
• Mercury
• Electronic Waste
• Refrigerants

7
Asbestos

• Carcinogenic
• Asbestos containing material (ACM)
• Friable v. non-friable
• Properly remediate friable asbestos
• Manage non-friable asbestos with OM plan
• Encapsulation
• Manage asbestos in place

8
Asbestos Remediation

• High Efficiency Particulate Air (HEPA)
  respirators and air scrubbers
• Air monitoring
• Certified Industrial Hygienist (CIH)

9
Mold

• Conditions that support mold growth
• Oxygen
• Moisture
• Food
• Best practice keep water out!
• Mold remediation
• EPA recommendations

10
Indoor Air Quality (IAQ)

• Indicators of IAQ problems
• Tenant complaints
• Cause for symptoms is unidentified
• Symptoms resolved after exiting building

11
Indoor Air Quality (IAQ)

• Causes/contributing factors
• Inadequate ventilation
• Indoor contaminants
• Outdoor contaminants
• Biological contaminants

12
Indoor Air Quality (IAQ)

• Investigation procedures
• Interview occupants
• Evaluate HVAC system
• Look for pollutants/contaminants

13
Indoor Air Quality (IAQ)

• Solutions to IAQ problems
• Target and remove source of pollutants
• Improve ventilation
• Air cleaning

14
Underground Storage Tank (UST)

• More than 10 volume underground
• Resource Conservation and Recovery Act (RCRA) of
  1984
• EPA regulations for USTs storing petroleum and
  hazardous materials
• Almost all tanks today are double-wall
  construction tanks

15
Mercury

• Uses in commercial buildings
• Fluorescent light tubes
• Neurotoxin that leaches readily into water system
• Do NOT throw away a fluorescent light tube
• Recycle every tube you can

16
Electronic Waste

• Computers, printers, monitors, TVs
• Every building should have a recycling program

17
CFCs HCFCs

• Many refrigerants currently in use will be
  discontinued by 2020
• When replacing mechanical equipment, use an
  ozone-friendly refrigerant
• Make sure capital plan factors in conversion of
  your mechanical equipment