CAI-NJ Nov. 2018 (w)

MANAGEMENT TRENDS Slip Sliding Away

Keeping People Safe from the Number One Property Hazard

By Chuck Graziano, CPM, PCAM, Wilkin Management Group, Inc.

P aul Simon must have had our property management professionals in mind when he wrote his bestselling song “Slip Sliding Away”? According to the National Safety Council, there were approximately 8.7 million visits to the emergency room in 2013 that were caused by slips, trips or falls. Of those that occur in public places, over 70% are on flat surfaces (in other words, not involving climbing a ladder, ascending or descending steps, etc.). Further, OSHA reports that 55% of all workplace accidents origi- nate from the same cause. In the daily management of community associations, managers are faced with hazards almost invisible to the untrained eye, ranging from black ice to water spilled on a lobby floor to offsets in paver or concrete walkways. Mention slip, trip and fall hazards to property managers and likely the first thought will go to snow and ice condi- tions. There are several things that we can do to mitigate these risks, although it is virtually impossible to eliminate them entirely (See “Maintenance and Risk Management for the Real Estate Manager, IREM , c. 2015). Here are a few important steps to consider: • Not every property or community is the same. Develop a specification that is tailored to your specific site. Pay attention to details such as drainage patterns where runoff can re-freeze into black ice. Specify where snow piles can be stored (never uphill of walking or driving surfaces). Describe the chain of communication and when snow or ice control operations will begin and when they’ll end. • Use your snow and ice control contractor to assist you in putting together a plan for the winter season. While it is not a good idea to simply accept a contractor’s proposal, they’re likely to have some suggestions that

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"Mention slip, trip and fall hazards to property managers and likely the first thought will go to snow and ice conditions."

will result in a better plan overall. In any event, com- municating closely with your contractor will establish a clear understanding of expectations and the division of responsibilities. • Bear in mind that accepted standards (ANSI/ASCI A1000-2014) state that a “zero tolerance” or “bare and wet pavement” condition is not realistic at all times and under all conditions. To this end, it may be best to rely on the contractor to maintain a safe condition at all times, and then allow them to make the call as to when to treat for ice and/or snow. Once we, as property managers, or our board members get involved with directing when to treat, especially in marginal conditions, we begin to assume the responsibility for an unintended end result. CONT I NU E S ON PAGE 40

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