protecting your property investment before … · •management responsibilities •employee...

PROTECTING YOUR PROPERTY INVESTMENT

BEFORE DISASTERS OCCUR ARE YOU PREPARED?

Mike Keenan CHST

Loss Control and Safety Consultant

Grace / Mayer Insurance Agency

PROPERTY RISK EXPOSURES

Fire and explosion

Wind and snow load

Tornado and flood

Loss of power

PROPERTY RISK ASSESSMENT

• Property survey

• Company Policies and Standard Operating Procedures Review

• Employee Training

• Emergency Action Plan Review

• Disaster Recovery Plan Review

PROPERTY SURVEY

• Assess the property to identify weak or problem areas

• Involve your employees and maintenance crew

• Look at the “Overlooked”

• As risks are identified ask the “What if questions”

POLICIES AND STANDARD OPERATING PROCEDURES

• Smoking Policy • Bio Security vs. Fire prevention

• Designated smoking areas or No Smoking Policy

• Hot Work • Permit System

• Fire watch

• Preparations before work begins

• Follow up when completed

POLICIES AND STANDARD OPERATING PROCEDURES

• Manure pit pumping SOP • Ventilation

• Limit personnel exposure

• Eliminate all sources of ignition

• Shut down and lock out power and gas to heaters

• Shut off all unneeded electrical equipment

• Limit mobile equipment in the area

• No Smoking

POLICIES AND STANDARD OPERATING PROCEDURES

• Outside contractors • Certificates of insurance

– Do they have coverage?

– Do they have enough to cover the damage to your barn?

– Do They have enough to cover your business interruption?

• Who has oversight of the contractor ?

• Do they follow your procedures?

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POLICIES AND STANDARD OPERATING PROCEDURES

• Scheduled Maintenance • Farrowing transition • Spring and Fall / Heating to cooling

• House Keeping • Keep combustible materials out of electrical, power washer and generator

rooms • Keep exits clear

• Daily Weekly Monthly Checklist • Daily shutdown

• Doors closed and latched • Trash removed to dumpster • Dryers turned off

• Weekly • Alarm Tested

• Monthly • Fire extinguishers • Generator maintained and tested

EMPLOYEE TRAINING

• Understand their role in loss prevention

• They are your eyes and ears on the site

• They should have the duty and authority to take action to correct problem areas

• If they are prepared for an emergency they will be able to: • Respond more effectively

• Reduce the loss of livestock and property

• Prevent personal injury or loss of live

EMERGENCY ACTION PLAN

• A well planned and executed emergency action plan can minimize the immediate impact of an event and speed recovery to normal operations

• May prevent further damage, loss of livestock and personal injury or death

• Plan should address • Management Responsibilities • Employee Training • Internal First Responder Duties • External First Responder Duties • SOP’s • Post Event inspections

DISASTER RECOVERY PLAN

• Key personnel roles • Assign roles ahead of time • Identify specific tasks and resources needed to complete them

• Key contacts and contact information • Inside and Outside of your organization

• Steps to minimize or contain loss • Shutting down utilities • Separating or isolating damaged areas • Alternative operating locations • Backup systems

• Steps to recovery • Resources needed • Time lines • Interim activities

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FIRE AND EXPLOSION

• Prevention

• Control and Containment

• High Hazard Areas

• Construction Features and Components

• Electrical Systems

• Fuel Systems

• Mechanical and Mobile Equipment

• Fire Protection Equipment

FIRE PREVENTION

• Methods to prevent the conditions that allow fires to originate

• Eliminate the conditions that promote the spread of the fire should one occur

• Four areas of Fire Prevention

• Preventative Maintenance

• Standard Operating Procedures (SOP’s)

• House Keeping

• Training

FIRE AND EXPLOSION CONTROL AND CONTAINMENT

• Building design, construction and location effect Containment or Progression • Structure characteristics

• Wood framing, • Large open attics • Ventilation Characteristics • Lack of fire breaks • Combustible Construction Materials

• Lack of fire detection and suppression equipment • No fire alarms or sprinkler systems

• First Responders • Response time and distance, • Limited resources and • Availability of water

HIGH HAZARD AREAS

• Utility Rooms and other spaces that support the main functions of the farm including • Standby generator rooms • Electrical Panels and Electrical Equipment rooms • Power washer rooms • Office, Laundry room, Kitchen • Workshops

• Increased exposures due to • High Voltage Electricity • Fuel sources, Natural and LP Gas and Diesel • Welding and cutting Equipment

REDUCING THE RISKS WITH CONSTRUCTION MATERIALS

Standard Construction

• Standard Drywall

• Standard FRP

• Standard doors

• Cellulose Insulation

• CDX Plywood / Oriented Strand Board

Increased fire resistance

• Fire rated Drywall or Cement Fiber Board

• Fire Rated FRP

• Standard Fire Doors Confinement Fire doors

• Fiberglass or mineral wool insulation

• Fire rated CDX or OSB

REDUCING THE RISK WITH DESIGN AND SEPARATION

• Internal power washer rooms

• Hot water Power washers • Internal or connected

generator rooms

• Combined Generator / Electrical room

• Open attics • Unprotected connecting

halls

• Detached power washer shed or one hour fire rated room

• Cold water power washer • Free standing generator • One hour fire rated or

detached generator shed

• Electrical rooms separated from the generator

• Fire wall partitions in the attic

• Fire rated divisions at connecting halls

SEPARATE GENERATOR SHED

STAND ALONE GENERATOR

FIRE WALLS

HIGH CHALLENGE FIRE WALL

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Fire Doors

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One Hour Fire Rated Construction

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Fire Rated Fiberglass Reinforced Panel Walls

Electrical Room in Connecting Hall

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Electrical Room in Connecting Hall

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ELECTRICAL SYSTEMS FIRE HAZARDS

• Hazards include • Overloaded and Short Circuits

• Circuit arching and Arc Flash

• Heat Lamps and Mats • Overheated outlets

• Extension cords

• Improper lamp suspension and poor maintenance

• Prevention • Weather tight panels and junction boxes

• Keep panels closed, clean and dry

INFRARED THERMOGRAPHY

• Infrared Thermography is the process of acquisition and analysis of thermal information from non contact thermal imaging devices.

INFRARED THERMOGRAPHY • Non Contact

• Analysis can be completed with out touching live circuits, in their operational condition

• Two dimensional • Can measure temperature at any point or multiple points within

the cameras field of vision.

• Real Time • Works at the speed of light

• We can see conditions as they are right now

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Heat Lamp On and Extension Cord

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Photo and identification

Label Value

Sp1 104.6 °F

Ar1: Max 415.8 °F

Atmospheric Temp 68.0 °F

Difference Ar1 - Sp1 311.1 oF

Load Corrected Temp 1744.7 °F

Fault Rating 3

Type 20 amp breaker

Nom load 20

Actual load 6.7

Fault 3

This connection is loose

The temperature is 4160

Sp1

A r1

90.0

414.3 °F

100

150

200

250

300

350

400

Label Value

Sp1 78.5 °F

Ar1: Max 97.7 °F

Atmospheric Temp 73.0 °F

Difference Ar1 - Sp1 19.2 oF

Load Corrected Temp 24.8 °F

Fault Rating 0

Location (Where)

Equipment Junction Box

Type Loose Connections

Nom load 100

Actual load 85

Fault 3

Recommendation Repair

Filename IR_0293.jpg

Sp1

A r1

78.1

101.3 °F

80

85

90

95

100

Equipment Fan Breakers

Type 20 amp breaker

Nom load 20

Actual load 6.45

Fault 3

Sp1 94.5 °F

Ar1: Max 288.1 °F

Atmospheric

Temp

68.0 °F

Difference Ar1 -

Sp1

193.7 oF

Load Corrected

Temp

1153.4 °F

Fault Rating 3

Sp1

A r1

89.4

287.7 °F

100

150

200

250

FUEL SYSTEMS

• Check for leaks • Delivery piping every two years

• Every time gas appliance are hooked up or piping is modified

• Protect the tank • Guard tank delivery piping and valves from vehicle damage

• Clean up spills • Use caution when filling tractors, skidloaders, and power

equipment

MECHANICAL AND MOBILE EQUIPMENT

• Inspect and clean heaters before each heating season • Remember to check for gas leaks

• Maintain power washers • Insure that chimneys are properly vented with no contact with combustible

materials • Remember to check for gas leaks

• Check office furnaces and water heaters for proper venting and proper operation • Remember to check for gas leaks

• Park equipment such as tractors and skidloaders at least 10 feet from buildings • Use a dedicated circuit for block heaters

FIRE PROTECTION EQUIPMENT

• Fire Extinguishers • Most common unit 2-A, 10-B, C • Placed in high hazard areas, near exits • Train employees in proper use

• Monthly Visual Inspection • Safety Pin • Gauge • Physical condition • Proper placement • Turn it over and shake it

• Professional Annual Service

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WIND AND SNOW LOAD • Attic Bracing

• Continuous Lateral Bracing

• T Back Bracing

• Diagonal Bracing

• Do Not cut Lateral or diagonal bracing

• Soffit vents • Closed to prevent blowing snow from accumulating in the attic

• Snow removal • Use great care when removing

• Use fall protection equipment

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NATURAL DISASTERS

• Tornado

• May damage all or just part of the farm

• Having an emergency action plan and a disaster recovery plan can minimize further loss.

• Floods

• Can be rapid events or long term slow moving events

• Preplan evacuation if your farms are in a flood zone

• Shutdown the farm as much as possible including utilities

LOSS OF POWER

• Alarm systems • Weekly testing is required and must be documented

• Multiple false alarms are indicators of trouble with the system not the alarm

• Make sure that the system functions properly and can call out properly

• Curtain Drops • Test 4 time per year and document

• Document actual drops

• Generators • Test generators monthly 30 minutes under load document

• Keep monthly inspection and run log

POST EVENT MAINTENANCE

• Damage Assessment should follow potentially damaging event such as

• Fire

• Tornado

• Wind Storm

• Blizzard / Heavy Wet Snow

• Severe Thunderstorm

• Post Event SOP’s • Develop checklist in advance

One Final Thought

• We cannot always control the

events in our lives but we can

control how we respond.

• Know your Plan

• Train your plan

• Execute your plan

• Your plan may save property and

livestock, it may also save lives

and yours may be one of them!

QUESTIONS ????????

Contact information

Mike Keenan

Grace / Mayer Insurance

10050 Regency CR

Suite 300

Omaha NE 68114

mkeenan@gracemayer.com

(402) 829-1078

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