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Budgeting for Your Building: Part 3 – Rooftop Fall Protection

Posted on October 15, 2024 by a1_admin

Proactive safety measures do more than comply with regulations—they safeguard lives. Maintenance teams and contractors depend on the safety systems that building owners and property managers implement. By prioritizing safety within your budget, you protect people, reduce your liability, and make the most of your maintenance funds before they’re gone, ultimately enhancing your building’s operational stability.

Safeguarding Your Building by Prioritizing Safety Measures

Avoidable incidents, including the recent tragic loss of a business co-owner in Charlotte and the injury of a maintenance worker in Houston, highlight exactly how overlooking safety measures can result in devastating consequences.

As a building owner, it’s critical to understand that your duty to provide fall protection and adhere to OSHA’s General Duty Clause cannot be outsourced or delegated. For this reason, legal and ethical responsibilities for maintaining a safe environment free from recognizable hazards fall squarely on your shoulders. You can protect people by prioritizing safety, reducing liability, and enhancing your building’s operational stability.

Additionally, having proper fall protection systems in place, such as guardrails and anchorages, enhances safety and speeds up maintenance requests, providing quicker resolutions for tenants. For instance, an HVAC contractor can start work immediately when fall protection systems are already in place, eliminating the need for time-consuming setup and breakdown of equipment. Similarly, if there is a leak in the building, proper anchorage allows faster access and repair compared to using an aerial work platform, which requires more coordination and logistical challenges. By prioritizing safety, you protect people and reduce liability, streamline operations, and enhance your building’s overall efficiency.

The High Costs of Overlooking Safety Systems

The safety component is often overlooked or taken for granted when hiring a building service provider. It’s easy to assume the provider you hire is professional and skilled and that they bear the responsibility to operate safely. That’s only partly true. Safety is a burden both the provider and the building owner share.

Shared assurances are commonly required. The building owner must provide anchorage, load testing and certification of the anchorage. The maintenance technician is responsible for supplying proper equipment, ensuring trained staff, and implementing safe work plans. Failure to meet your obligations can lead to liabilities, higher costs, operational disruptions, and far worse.

Let’s examine the financial implications of not complying with OSHA’s regulations. Here are the levels of fines for OSHA violations as of 2024:

Serious Violations: Up to $16,131 per violation.
Willful or Repeated Violations: Up to $161,323 per violation.
Failure to Abate Violations: Up to $16,131 per day beyond the abatement date.

Fall protection citations are among the most common citations handed out, and for good reason. Falls from heights remain the most frequent cause of workplace fatalities and injuries. On top of fines, with some reaching seven figures, property owners could also face lawsuits and civil judgments for neglecting fall protection responsibilities. For these reasons and moral obligations, it pays to keep fall protection as a non-negotiable for your annual budget.

Maximizing Your Safety Systems Budget

A key aspect of creating a safety systems budget for your building is staying in lock-step with OSHA regulations since OSHA is the minimum level of safety required. OSHA will continue to ratchet up efforts to reduce tragic and avoidable falls from heights.

One example is OSHA’s recent National Emphasis Program aimed to raise awareness and reduce injuries and fatalities related to falls from heights. For these reasons, allocating unspent funds toward safety systems ensures you remain compliant and that you, as the building owner willfully took action to mitigate hazards.

Here are our recommendations to maximize your safety systems budget.

Rooftop Assessments: This assessment is the first step in the path to compliance. You can use our self-assessment tool to get started or reach out to us to schedule a professional site evaluation. If we identify any fall hazard risks, we will develop a straightforward, cost-effective plan to bring your building into compliance.

Fall Protection Solutions: We tailor our approach to rooftop safety to meet your building’s unique needs. The goal is compliance, safe facade access, and coverage for all potential fall hazards. A1 provides you with a complete turnkey service from design to installation and certification. Examples include:

Roof Hatch Guardrails— OSHA requires roof hatches to be protected on at least three sides by a guardrail and a self-closing gate. This way, no one can fall back down inside when the hatch is open.

Skylight Protection— Plastic and glass skylights must be protected. OSHA views all skylights as holes or openings where someone can fall through. A simple fix is a skylight cover or guardrails.

Guardrails— Any elevation change of 4 feet or more requires a guardrail or parapet wall that is 42 inches (± 3 inches) in height and able to withstand 200 pounds of force applied in a downward or outward direction. A counterweighted guardrail system can be an easy permanent fix without adding roof penetrations.

Ladders, stairs, and ramps— For rooftops with slopes or uneven surfaces due to architectural features, you may need to install stairs, ramps, or ladders to ensure safe access. If you have fixed ladders, whether inside or outside, leading to a roof hatch, OSHA regulations require specific safety measures to protect workers, especially at the upper levels of the ladder. These regulations include fall arrest systems and other safeguards to prevent falls from heights.

Roof Anchorage Testing, Certifications, and Inspections

If you have a roof anchor system, the end of the year is a good time to use the remaining budget funds and complete your annual anchorage inspection. By this time, window cleaners would have likely used the anchorage from the annual inspection 2-3 times throughout the year. Keep in mind that certification and testing are required every ten years and recommended every five years for adhesive anchors.

Rooftop Anchor Installations

A1 and third-party engineers work together to review your rooftop and, if needed, develop and design a compliant and functional anchor layout. An added benefit of working with A1 is that our team of experts is well-versed in working on high-rise buildings as well as OSHA’s Rope Decent Systems (RDS) and scaffolding requirements. We will design a functional anchor layout and leverage our trusted third-party engineers to verify anchorage points and ensure structural stability. This step is crucial for meeting the certification requirements (due every ten years) per OSHA 1910.27, as our engineers physically test anchors via pull test while reviewing structural attachment and structural analysis of the anchorage design.

This is a major safeguard with many components designed to allow for certifiable attachment points for workers to suspend ropes and safety lines. A Professional Engineer (P.E.) must examine the anchorage and structural attachment to your building to determine what can be considered a safe anchorage point. In some cases, structural elements like steel columns, concrete columns, or cooling tower supports can be evaluated for use as anchorage.

Our webinar highlights wise budget maneuvers to make as the year draws to a close to ensure a safe and compliant workplace for building service providers working at heights. These quick wins don’t just protect next year’s budget from being reduced; they protect you and those who work to keep your building in top shape.

Leverage A1’s Safety Systems Expertise

As you can see, prioritizing safety in your annual maintenance budget provides peace of mind and delivers value in terms of increased speed of service, increased tenant satisfaction, avoiding fines, achieving compliance, and overall worker safety. When you overlook these items, you put yourself and those who work on your building at risk.

Don’t leave safety to chance; take proactive steps to secure your building and protect those who work at heights. Contact A1 today to explore how we can help you achieve a safer, more secure environment for everyone involved.

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Winterize Your Property: Essential Waterproofing Tips for the Cold Months

Posted on October 11, 2024 by a1_admin

Winters are becoming increasingly unseasonable, and the data clearly reflects this trend. Last January set new records, with temperatures 2.29°F above the 20th-century average— the hottest January in 175 years of recorded history. Furthermore, 85% of Americans have recently experienced at least one unusually warm winter day.

However, it’s not the unseasonably warm weather that should be cause for concern. Whether you are a building owner or property manager, the significant temperature fluctuations from warm to cold pose a serious risk to your property, commonly referred to as the freeze-thaw cycle. Water infiltrates the smallest crevices in your building’s structure when temperatures alternate between wet and freezing conditions. Then it expands as ice, slowly but surely chipping away at brick and mortar.

Are you staying on top of this silent freeze-thaw destroyer? Your property may have even sustained damage without you even realizing it. In this article, we will discuss how to waterproof your building effectively before the next cycle hits.

The Freeze-Thaw Cycle’s Impact on Buildings

As winter approaches, water can become one of a building’s greatest threats. The freeze-thaw cycle transforms moisture into a damaging force capable of compromising even the most resilient structures. Here’s how this sneaky process works and steps you can take to safeguard your property.

Cracks, Expansion, and Structural Mayhem

Water seeps into tiny cracks in your building’s concrete or rock. When temperatures drop below 32°F (0°C), that water freezes and expands by 9%. It might not sound like much, but this expansion packs a punch, widening those cracks bit by bit. As the ice melts, water penetrates deeper, setting the stage for even more damage when the next freeze hits.

For buildings, this means weakened foundations, crumbling walls, and potential structural failure if left unchecked.

Waterproofing: Your Building’s Shield Against Nature

So, how do you fight back against the freeze-thaw cycle? Waterproofing creates a barrier that stops water from infiltrating your building’s vulnerable spots and cuts off the problem at its source.

Effective waterproofing also guards against mold and mildew growth, improving indoor air quality and creating a healthier environment. Plus, it’s a smart financial move— proper waterproofing can boost your property value by up to 25% and slash energy costs by 10-15%.

Various waterproofing methods exist to suit different needs, from membrane systems to cementitious compounds. The key is choosing the right approach for your building’s vulnerabilities, whether the foundation, roof, or perpetually damp areas below ground level.

How to Waterproof Your Building: 6 Winter-Ready Tactics

As the weather chills, it’s time to think about waterproofing your building for the impending winter. Consider the six practical strategies below to keep your structural integrity:

1. Conduct a Comprehensive Physical and Visual Assessment

Protecting your building from winter’s harsh elements begins with a thorough physical and visual assessment. Start by conducting a meticulous exterior inspection, using binoculars to examine every nook and cranny. Look for loose, spalling, or missing bricks, stones, mortar, and masonry. Don’t forget to check terracotta elements, cornices, windowsills, balconies, and railings. And while you’re at it, test all doors and windows for proper sealing and functionality. Finally, pay special attention to the roof and drain assemblies, as these are crucial in directing water away from your structure.

2. Perform Strategic Localized Facade Repairs

Once you’ve identified potential weak points, it’s time to perform localized facade repairs. While the end of the year can be challenging for large capital projects, it’s an ideal time for essential maintenance. Focus on replacing failed or deteriorating sealants at expansion joints, around through-wall penetrations, and window and door perimeters. Don’t hesitate to repoint and replace bricks as needed. These seemingly small repairs play a critical role in keeping moisture out of your building. Consider partnering with a trusted contractor and engineer to develop a comprehensive scope of work and phasing plan that aligns with your priorities and budget.

3. Proactive Maintenance for Parking Structures

Parking garages, often overlooked in maintenance schedules, endure significant wear during winter months. Exposed to snowplows, studded tires, and deicing chemicals, these structures require regular inspections and timely upkeep. A thorough examination should assess cracks in concrete or coating, blisters, delamination, leaks, expansion joints, drainage systems, and structural movement. Maintenance can range from general cleaning to remove debris that accelerates wear, to minor repairs addressing cuts, tears, and delamination in the base, intermediate, and top coats. High-traffic areas or zones prone to becoming slippery may need additional topcoats or enhanced texture to improve safety during wet conditions.

4. Winter Preparation and Snow Management

Preparing a parking garage for winter involves strategic snow and ice removal practices as excessive accumulation can overburden the structure beyond its design limits, necessitating careful removal. However, conventional metal blades and shovels risk damaging the traffic-bearing membrane, creating entry points for water and corrosive salts. So be sure to equip snowplows, buckets, and shovels with rubber blades and plastic runners and avoid metal implements entirely. Proper training of snow removal crews is essential to prevent inadvertent damage. Post-winter maintenance should also include thorough washing and sweeping to eliminate residual salts and sand that could erode the traffic coating over time.

5. Cold Weather Waterproofing Techniques

As temperatures drop, waterproofing efforts face unique challenges. Many sealants, coatings, and concrete products have specific ambient temperature requirements for installation, often exceeded by winter conditions. However, the industry has developed specialized low-temperature products, additives, and best practices to facilitate cold-weather work. When planning repairs or installations during colder months, careful consideration must be given to the type of work, ambient conditions (both temperature and moisture), and the potential long-term impact on the longevity of repairs. Adapting to these conditions is crucial for the effectiveness and durability of waterproofing efforts in challenging weather.

Proactive Planning for Future Capital Projects

Winter is the ideal time to start planning for next year’s capital projects. Spring is a peak season for construction and renovation, and contractors’ schedules fill up quickly. By initiating discussions, scheduling inspections, and planning assessments early, you can secure a spot on the calendar in advance and avoid the pressure of compressed timelines.

Planning ahead not only keeps your project on schedule but also provides the flexibility to complete it under optimal conditions. Waiting too long may push your project into next year’s winter months, which could potentially lead to weather-related complications. Contact us to start planning now and help ensure your property’s maintenance and improvement projects are executed seamlessly.

Elevate Your Building’s Cleanliness with High Dusting

Posted on October 8, 2024 by a1_admin

Often, building owners focus on the visible, high-traffic areas regarding cleanliness and maintenance, but what about the spots that are out of sight? Steve Jobs was adamant about the aesthetic quality of Apple products, even the components customers would rarely see. He said, “For you to sleep well at night, the aesthetic and the quality have to be carried all the way through.” The same holds true for your commercial property.

High dusting, which targets hard-to-reach places like rafters, beams, pipes, and elevated art sculptures, ensures the hidden parts of your building receive the attention they deserve. These areas are often found in school gyms, manufacturing plants, atriums, airports, art exhibits, and lobbies. Over time, these spaces accumulate dust and debris that can compromise air quality, reduce tenant satisfaction, and degrade the overall aesthetic of your building. Let’s take a look at why high-dusting maintenance matters to you and your tenants.

High Dusting Presents Unique Challenges

While dusting itself is straightforward, this task presents unique challenges that standard janitorial teams can’t and shouldn’t handle. The reason? Most janitors don’t have access to specialized lifts, fall protection, or training required for high-reach cleaning and working at heights. They also often lack proper liability insurance, which could put property owners and managers — and their teams — at risk.

When neglected spaces are left unclean, they can cause poor indoor air quality. For instance, you may see a higher amount of dust, allergens, and other particles consistently released into the ventilation system.

High Dusting Takes Your Building from Dusty to Dazzling

To prevent buildup, we recommend scheduling an annual high dusting service for hard-to-reach pipes, beams, rafters, art sculptures, and other hard-to-reach surfaces.

General cleaning for retail spaces, lobbies, and high-traffic areas should be scheduled monthly. For lower-traffic areas, twice-a-year cleanings should suffice to remove dirt and dust.

Here are the key benefits of regularly scheduling high dusting.

Air Quality: Breathe Easy

Dust buildup in high spaces can silently degrade air quality over time. Removing this dust helps safeguard the air your tenants breathe and reduces the risk of respiratory issues caused by particles circulating through the building’s HVAC system.

Skyline Aesthetics: Clean from Floor to Rafters

Ensuring that even those high-up spots are clean maintains the building’s polished appearance. It’s not just about the floors and walls; having a consistently clean environment from top to bottom creates a more welcoming, professional setting for tenants and visitors alike. For property managers, tenants looking out of their office windows onto dusty beams or rafters is a surefire way to generate complaints.

Happy Tenants, Happy Property

Regular maintenance reduces complaints, keeps tenants satisfied, adds to a healthy environment, and shows that the property is well cared for. No one wants to work or live in a building where dust falls from the ceiling or the elevated art feature is noticeably dirty. By proactively addressing these areas, you can avoid dissatisfaction and prevent tenants from moving out due to poor maintenance.

High dusting is often one of those tasks that property managers overlook or defer until it becomes an issue. By implementing a scheduled annual maintenance plan, you can take high dusting off your to-do list and rest easy, knowing that A1 will handle it efficiently and safely.

A1’s Sky-High Expertise

At A1, our window cleaning service line includes high dusting solutions, a vital component of building maintenance. The earlier you take action, the better the long-term impact.

High dusting is just one way we help maintain your building’s pristine condition. Our window cleaning, birdproofing, pressure washing, and metal refinishing services are all designed to address those hard-to-reach places that standard maintenance services can’t handle.

When it comes to servicing your building’s highest points, we provide a suite of high-reach services and beyond. Our combination of training and expertise allows us to perform complex cleaning and maintenance tasks using specialized lifts, equipment, and safety protocols.

Secure a Healthier, Cleaner Building with A1

As you can see, high dusting plays a significant role in keeping your building clean, safe, and tenant-friendly. We are proud to provide services that enhance your building’s aesthetics and longevity.

Now is the perfect time to schedule high-reach maintenance before the seasonal elements cause further wear and tear on your building. Contact us today and discover how we can help you create a custom maintenance plan that fits your building’s needs and budget.

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