Q&A: Partner’s Bob Geiger Shares Disaster Prep Guidance

Hurricanes Harvey and Irma, which devastated the Atlantic and Gulf coastlines last year, caused $290 billion in damage, and 15 of the 30 costliest hurricanes in history occurred between 2004 to 2013. With commercial real estate development along U.S. coastlines as robust as ever, storm resiliency is essential to protecting assets and portfolio investments. Bob Geiger, Principal at Partner Engineering and Science, offers guidance for preparedness, post-disaster recovery planning, and implementing resiliency protocols.

Q: How can building owners and managers effectively prepare for disasters such as hurricanes?

A: Evaluating and inventorying your building now can help you maintain building operation or restore function once disaster strikes. For example, are any mechanical systems near the ground or in an area that might face disruption from one foot of flooding? Can they be moved or reinforced? If your property handles chemicals or hazardous substances, do you have a Spill Prevention Control and Countermeasures Plan? Make sure that underground storage tanks and storage vessels are sound, well-secured, and not in danger of breaking loose or rupturing.

Make sure your property has a pre-programmed emergency operation mode, including generator systems to maintain critical operations. Have you planned for safety concerns such as carbon monoxide, lead, asbestos, or other chemical exposure? Have a formal storm contingency plan that includes drinking water risks, safety precautions, emergency kits and cash on hand, and all necessary commercial insurance paperwork to file claims as quickly as possible.

Invest in a thorough Property Condition Assessment that can evaluate damage risk due to hurricane winds. Finally, know the likelihood of storm surge or flooding events at your site by consulting the FEMA Flood Zone Map, and investing in a more detailed land survey to get a more accurate flood elevation estimate, along with all geotechnical issues that could arise (landslides, subsidence, soil erosion).

Q: How can property owners reinforce their buildings against storm damage?

A: For states vulnerable to hurricane damage, the most important factor is ensuring that the property conforms to Uniform Building Codes. Many states have upgraded their building codes with more stringent requirements. Pay particular attention to roofs, the highest-ticket item to fix for any property. Does the building have clip design or retrofit solutions where roof systems are tied into the foundation anchorage? Or, if the building has a large roofing surface area (or a ballasted roofing system), can you reinforce seams and panels to minimize tearing or breakaway elements? For tilt-up industrial construction, walls should be tied in with anchors to the floor and roof systems, to limit the likelihood of the structure folding during a disaster event.

Q: If a disaster strikes and building damage occurs, what steps do owners take?

A: Start with fundamental structural reinforcement and evaluations. Roofing system elements and roof penetrations need to be secure and properly sealed, especially on pitched roofs. Building envelope and window systems on vulnerable sides of the building should have maintained proper fortification, thickness, and sealant to withstand water intruding, especially in case of vertical, wind-driven rain. Storm water can find its way into crevices and wall cavities and should be mapped by a moisture intrusion investigator. This can speed up monitoring of material drying or mitigation of water damage, as well as indoor air quality concerns.

Evaluation for lead-based paint and asbestos-containing materials should be performed by a licensed professional prior to any building reoccupation. A readily available, detailed asbestos and lead operations plan can help save time and money should an abatement and removal be necessary.

Finally, if the property handles, any kind of hazardous materials, you may consider a Phase I and/or Phase II Environmental Site Assessment to determine if a spill occurred onto your or neighboring properties.

Q: What about Smart Buildings? How can you protect these systems in case of natural disaster?

A: Establish a contingency plan for maintaining systems infrastructure, much of which is digitally operated in modern buildings. Address IT security and cyber vulnerability, which peaks after disaster events, with a cybersecurity disaster plan and employee training. Finally, consider a camera system for basic observation and assessment in times of need, especially when the property is physically inaccessible or poses too great of a safety concern. It can take a few days or even a week until monitoring services and resources can be safely and reasonably mobilized.

Q: Will resiliency standards and severe weather forecasts eventually guide market decisions and asset value management?

A: Stakeholders plan CRE developments and investments decades in advance. Because of this, year-to-year forecasts do not sway market decisions yet. Coastal development remains robust and some of the most desirable CRE investment, with a high return on investment. Nevertheless, we are seeing some investors using resiliency metrics, in addition to yields and interest rates, for long-term asset planning in their portfolios. As storm frequency and intensity continues to increase, this could become a more important CRE consideration.

For comments, questions or concerns, please contact Dennis Kaiser