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CONDOCENTRIC: Health & Safety
Jeff Jeffcoatt, P.Eng, RCM is a Registered Condominium Manager and Professional Engineer and is the Condominium Specialist for Construction Control Inc where he heads up the Mechanical & Electrical Department and the Health & Safety Programs. Well known for his teaching for ACMO at Humber College and via the web through Mohawk College, Jeff wrote and compiled the manual for the ACMO Physical Building Management course.
Often neglected but of extreme importance, responsibility, and yes - liability, is the Health & Safety of those working in our Condominiums. Every Condominium should have a program set up as soon as turn-over happens - if there is no safety program already in place by the Developer you should make it a priority to create a safe workplace and comply with the various Acts. As for any industry the Health & Safety Act mandates that which we know we should be doing anyway, and in the case of a Condominium it is even more relevant as resident safety is also involved! Remember that section 117 of the Condominium Act,1998 (Ontario) stipulates “no person shall permit a condition to exist or carry on an activity in a unit or in the common elements if the condition or activity is likely to damage the property or cause injury to an individual.”
The Health & Safety Act spells out for us what we should be doing and sets up requirements to ensure that our workplaces are as safe as we can make them. For those that do not comply there are heavy penalties and these fall not only on Management but also on the individual directors!!
Every workplace must have a Workplace Hazardous Materials Information System in place with adequately trained workers, who know what WHMIS is all about. Any substance that is defined by the Act as “hazardous” must be properly labeled, stored and handled and there must be an up-to-date Material Safety Data Sheet (MSDS) for every hazardous substance on site. All workers have ‘the right to know’ what they are handling and how to do it safely - including what precautions to take and what Personal Protective Equipment they should be wearing such as gloves, goggles, aprons, etc. Most cleaning products, and chemicals used for such things as swimming pools, are covered under the Act - if you shouldn’t ingest it there should be a MSDS for it.
Wherever there are hazardous materials (as defined under the Act) stored or used there should be an eye-wash station. That means the Boiler Room (water treatment chemicals); Pool Equipment room (pool chemicals); Generator Rooms (battery acid); and the Cleaners Storage Room.
The Regulations also specify the need for a Health & Safety Representative or a Joint Health & Safety Committee (dependent upon number of employees) and the mandatory training for them. Their duties include regular workplace inspections to identify any hazards, and regular meetings to review safety issues and procedures. Do you have written safety procedures to ensure that your staff is fully informed on how to safely use such everyday equipment as ladders, power tools, tractors, or snow blowers? Not only must you train your people, but you must keep written records to prove that you have done your utmost to comply with the Act in making the workplace safe!
Don’t forget the contractors who may work on your site - whether regular or one-time they must also be trained by their own company. You should have a letter on file from the company stating that they have a Health & Safety and WHMIS program in effect and that all the people working on your site are fully safety trained for the jobs that they are doing and the materials they are using. Don’t be afraid to ask for this letter as it will mitigate your risk exposure on safety issues. Even as consulting engineers Construction Control Inc is often asked to provide our Health & Safety and WHMIS packages to site offices before our staff can work there.
Not only is worker safety at stake here but also risk management for management and directors! While you are rethinking the safety of your building, also remember the requirements set out in Regulation 1101 under the Workers Safety Insurance Board regarding the need for First Aid training and First Aid kits.
Are you in full compliance? Maybe its time to have someone review your procedures and/or provide guidance for your management team in what is required to ensure everyone’s safety.
From “Common Elements” Winter/Spring 2004
All of the information contained in this article is of a general nature for informational purposes only, and is not intended to represent the definitive opinion of the firm of Elia Associates on any particular matter. Although every effort is made to ensure that the information contained in this newsletter is accurate and up-to-date, the reader should not act upon it without obtaining appropriate professional advice and assistance.
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