Site Name:-                  Devoncourt Flats

Site Location:-              85 Berryhead Rd. Brixham TQ5 9AB      

Assessment made by:-  Robin Hooker

Job Title:-                      Manager - proprietor

Date of Assessment       09.04.11

Description

Building:-    24 Fully self contained flats - private   

                    with individual lockable from doors  - see Access Statement

Grounds:-     Lawn and garden and paved patio for the use of residents                      

Car Parking:- Car parking to the front and rear for the use of residents only.          

Number of Employees

Full Time:- None Site Managers job is shared between the Proprietor

                   and an experienced Manager. 

Part time:-   1 Manager

                    1 Receptionist

                    4  - 5 Cleaners, window cleaners and assistants 

                    Depending on the season.                

Use of building

This building and grounds is primarily used as

1.     Self Contained Living accommodation . Owners

2.     Self Contained Living accommodation . Shorthold tenancies

3.     Self Contained long term lets 6 or more weeks

4.     Self Contained Second Homes

5.     Self Contained Holiday Flats – weekly/monthly

6.     Self Contained Holiday flats – mini break

7.     Office

8.     Store

9.     Garage workshop

10. Storage sheds

11.  Car Park

Warning: - Once behind a closed flat door residents can do as they wish, they can ignore all notices, make noise and disturbances, do and make dangerous happenings, damage, destroy or take, our or others property.

Keep Sharp Look Out

Risks Assessed

1. Fire

2. Explosion

3. Electrical

4. Chemical

5. Robbery

6. Deliveries

7. Access

8. Slips and trips

9.Young Worker

10.Tasks

11. Physical

12. Cleaning

13. Biological

14. Manual Handling

15. VDU – Computers

16. General Maintenance

Risk

Description

Action

Fire

Fire Precautions and Prevention

Persons on the premises

Building and equipment

 Records

See Fire Risk Assessment

All flats are fully self-contained.

Notice - warning and evacuation procedures in each flat.

Fire extinguishers and smoke detectors in each flat

See Risk Assessment

Purpose built of block construction between flats on a steel frame

All invoices and money to be retained in a fire proof safe.

Vigilance at all times

No public to be admitted to the site.

Care must be taken at all times to watch for happening behind closed door by occupiers of the flats that may cause a fire.

Risk – Medium - uncontrolled action  inside let flat

Risk

Description

Action

Explosion

Explosion  Precautions and Prevention

Persons on the premises

Building and equipment

 Contractors

See Fire Risk Assessment

No explosive materials are permitted in the building.

No bottled gas is permitted in the building.

No petroleum products are permitted in the building. 

 Purpose built of block construction between flats on a steel frame

Solid Construction

 Check must be made to ensure contractor do not bring explosives into the building.

Vigilance at all times

No public to be admitted to the site.

Care must be taken at all times to watch for happening behind closed door by occupiers of the flats that may cause a fire.

Risk - Low

Risk

Description

Action

Electrical

Risk of electrocution 

Risk of fire

Risk of faulty electrical equipment

Contractors

240V system within each flat. Each flat is protected with its ‘in flat’ consumer unit.

Each flat and all common areas are protected by a total RCB earthing system in individual trips in a secured fire proof control cupboard. 

All portable equipment is checked regularly. All visible wiring check regularly. All fixed electrical equipment is check at the end of each season for visible damage and overheating. 

Notices fixed to airing cupboards in each flats to warn of very Hot Water and Hot Showers that are subject to temperature fluctuations if someone uses water elsewhere in the flat, and how to use the electricity meter.

Notice in each flats warning not to use Cookers and Showers at the same time.

Notices fixed to launderette cupboard    warn of very hot Irons, tumble dryers and Washing Machines.

Check must be made to ensure contractor are qualified to carry out work electrical work

Annual testing.

Isolate un-occupied flat

Care must be taken at all times to watch for happening behind closed door by occupiers of the flats that may cause an electrical danger or fire

No public or residents to be admitted to the electrical cupboard.

Care must be taken at all times to watch for negligence behind closed door by occupiers of the flats that may cause an electrical danger or fire

Residents,  encouraged to report faulty equipment or breakages immediately.

Risk – Medium – uncontrolled action  inside let flat

Risk

Description

Action

Chemical

Cleaning

Products on site

 Garden Chemicals

Cleaning Liquids

Toilet Cleaner

Bleach liquid and Tablet

Floor Cleaner

Window Cleaner

Glass Cleaner

Graffiti Cleaner

Other Cleaning Products.

Warning Data information will be as described on the product

 Weed killer

Slug Killer

Warning Data information will be as described on the product

Beware of products showing a Hazard Label

Always read the label

Wear protective clothing gloves, mask and goggles at all times.

Read and understand training sheets

 Wear protective clothing gloves, mask and goggles at all times.

 Vigilance at all times

Risk – Low

Risk

Description

Action

Robbery

 Theft  

Robbery of cash takings

All takings kept in the office safe. The office is to be locked at all times when un-occupied.

 All cash banking to be taken to the bank by two persons, at irregular times of the day and week.

Possible theft of the contents of each flat. Portable TV equipment, cooking equipment, resident’s personal belongings and other personal belongings.

Possible theft of Motor vehicles and their contents.

Notice on the notice board warning residents

‘watch out there is a thief about’

 Checking all windows and locks are secure on un-occupied flats. 

Vigilance

Lock the office

Risk minimised due to credit and debit card takings.

 Vigilance

Encourage residents to report any un-usual happenings.

 Report any thefts to the Police immediately

Risk – low/Medium – uncontrolled action  inside let flat 

Risk

Description

Action

Manual Handling heavy products

 Computers and VDU

General Goods

Ladders

Fire Extinguishers

Furniture

Refrigerators

Other Deliveries

 Display HSSE Wall Lifting Chart Instructions and Product Boxes. Do not lift heavy products without help.

HSE Booklet – Working with VDUs to be read and understood.

Usage limited  to maximum 2 hours continuance use without a break

Lift correctly

Always ask for assistance – two man lifting of products over 15K at all times

Flat Screens are used at all times with high resolution to prevent emissions and eye strain

Risk – Low

Risk

Description

Action

BIOLOGICAL

Legionella

Air Conditioning Units  - self contained individual to individual flats

No water storage on site for AC Units 

Risk:- Low

Keep clean and disinfect filters regularly

BIOLOGICAL

Weils Disease

Maintain cleanliness throughout site

Clear standing water.

 Risk:- Low

Clear standing water.

 Weekly inspection,

BIOLOGICAL

Others

Possible hazard bought on to the site by Tenants/Residents, their friends or pets, and contractors.

 Serious illnesses to be reported to RIDDOR 

Risk:- Low

Vigilance and cleanliness at all times

Risk

Description

Action

   Vehicle Impact

    Slips                .    

Possible impact to persons or property by vehicles entering or leaving or parking in our private car parks

 Possible impact to persons or property by delivery vehicles entering or leaving or parking in our private car parks

Possible slip hazard from oil, water or spillages in the Car Park, the drives or communal areas  

 Possible slip hazard,  water or spillages in the Bathroom of the flats, or in the kitchen area

Possible slip hazard on balconies due to rain water collecting and moss. Drainage on all balconies working well, but will be checked each winter.

Possible slip hazard on external steps due to rain or mud. 

High Visibility Vests/clothing must be worn at all times while working in the car parks or  drive

 Site to be kept clean from spillages and trip hazards

Regular site inspection to be carried out.

Bath mats supplied to each flats for use while showering.

Warning notice in each flats ‘ use a bath mat while showering’.

Floor cloths supplied to each flat to mop up spillages.

Regular site inspection to be carried out. Steps to be kept clean and unblocked.

     Risk – Medium, extra care in the winter

Risk

Description

Action

   Trips         .

Possible trip to persons or entering or leaving the site, or using the building or inside the flats behind closed doors.

Possible trip going up or down entrance steps

Possible trip going up or down entrance steps

Possible trip going into individual flats over door entrance sill

Possible trip inside individual flats due to uneven floor surface i.e. carpets.

 Possible trip on communal walk ways due to uneven floor surface i.e. carpets.

 Possible trip hazard inside flats from loose wiring to portable appliances

 All steps leading edges marked with white paint.

All leading edges marked clearly in silver or black rubber nosings

All door sills painted in a contrast colour to the floor colouring. Adequate lighting at all times

All flats periodically checked for torn, loose or puckered carpeting or lino.

All floors periodically checked for torn, loose or puckered carpeting, tiling or lino.

Where ever possible leads to be kept as short as possible.

Regular site inspection to be carried out.  .

     Risk – Medium – uncontrolled actions inside flats

TASK .  - risks cleaning  - carrying out a task

Cleaning inside and outside the building

AGENTS INVOLVED

All chemical, cleaning products.

Hazards 

Chemical hazards see Product Data sheets and labels

Routes of entry to the body

Skin  and Inhalation from broken or spilled containers

Source of Exposure.

Skin or eye contact, from broken or damage containers, spray, fumes

Duration and Frequency

At any time

Controls in Use

Personal protective equipment. disposable gloves pvc or latex gloves. goggles. hard hat. hi-visi vest. torch. Disposable cloths. Face Masks

Risk     Low. 

Continual care, supervision and  self protection.

TASK .    Cash Handling

ACTIVITIES INVOLVED

Counting cash. Credit Card transactions

Hazards

 Robbery. Hold up.  .

Risks

 Assault  physical or mental

 Persons at Risk

 All persons handling cash.

 Duration and Frequency

 At any time

 Controls in Use

Door Locks. Security numbered locks. Door Chains, CCTV, safes. 

Risk   Low

Continual care, supervision and  self protection.

TASK . General Maintenance  

JOB TYPE  All staff

ACTIVITIES INVOLVED

 Painting decorating, general building repairs. Garden care and maintenance

Hazards

 Use of small hand tools

Working at height – restricted to 2m

Risks

 Personal injury

 Personas carrying out the activity and anyone on site.

Duration and Frequency

 At any time

 Controls in Use

Warning Signs. Danger signs. Staff training.   

Tool instructions of useage

 Risk   Low.

Remedial Action Required

Continual care, supervision, self protection and vigilance

TASK . Prepare and Maintain Records

JOB TYPE  All staff

ACTIVITIES INVOLVED

 Invoicing, Bookkeeping. Reception, Communication.

 Hazards

 VDU display screen. Electrical. Lifting. Inadequate lighting

 Risks

 Eye stains. RSI injury. Lifting injury.

 Persons at Risk

 Any staff involved in these activities

 Duration and Frequency

 At any time

 Controls in Use

Limitation for time in front of VDU. Manual Handling instruction sheets

Maintain lighting in all areas

Risk     Low.

Remedial Action Required

Continual care, supervision, self protection and vigilance 

TASK - all tasks   - for PREGNANT PERSONS 

JOB TYPE  any

ACTIVITIES INVOLVED

All and any on site, as detailed above 

 Risks

 Risk of injury to mother & expectant baby - from all sources detailed above 

Baby being born on site      

Hazards 

 All hazards as previously detailed in the Assessment in addition

1) Lifting of objects, not necessarily heavy to the average person

2) Stretching above shoulder height

3) Bending to floor level

4) Cleanliness and adequacy of toilet facilities

5) Movement and entrapment in restricted spaces

6) Emergency evacuation

 Duration and Frequency

 At any time

 Controls in Use

 Training and advice to expectant mother.   Staff Awareness & Training of all staff.  Additional - No lifting or reaching up and no using of ladders or steps. All escape route to be clear at all times

Risk   Low.                                                                                       

Remedial Action Required

Close watching daily care, supervision, self protection and vigilance by all persons on the premises.

TASKs for  YOUNG PERSONS  14 TO UNDER 18 YEAR OLD

JOB TYPE  any

ACTIVITIES INVOLVED

All and any on site, as detailed above, with the exception that a person under the age of 17 cannot work on their own.

Apprentice type work - school work experience

Risks

 Risk of injury – from all sources detailed above plus hazards below 

Hazards 

 All hazards as previously detailed in the Assessment in addition in-experience of life and

1) Lifting of objects, not necessarily heavy to the average person

 2) Lack of attention to detail

 3) Lack of concentration

 4) Lack of experience in life.

 5) May take longer to learn rules and emergency procedures.

 6) Emergency evacuation

 7) Working environment temperature

 8) Vibration of any working machinery

Risk    Medium.                                  Continued below….

No persons under the age of 14 may be employed on this site.

Risk – Hours of Work

Young persons tend to get tired more quickly and loose concentration more quickly that an adult.

Persons under 18 must:-

1. Not work more than eight hours per day

2. Not work between 2200 and 0600hrs

3. Have 12 hour rest periods between work periods

4. Must have a 30minute break when working longer than 4.5 hours.

Risk - Work Place Temperature.

Young persons are more vulnerable to ambient temperature.

1.The building should be maintained between 17C and 30C with the current air conditioning unit installed.

2. When working  outside adequate protective clothing must be worn in addition to a visi coat at all times.

Risk – Noise and Vibration.

Young persons are more vulnerable to Noise contamination and Vibration making equipment.

1.     All noise should be kept to normal working levels. When working in a noise environment ear defenders must be worn

2.     Young persons are not permitted to work with any equipment causing vibration to the arms or legs, including air compressors

Risk – Training

Young persons may take longer to lean the technical side and the hazards of a working environment

 All training manuals and training sheets must be completed within 28 days of employment commencing.

 Young persons should be advised to question any thing he/she is uncertain of doing or watching other do.

Risk                                                                                            Low.                                                                                       

Action Required

 Close watching daily care, supervision, self protection and vigilance by all persons on the premises.

TASK .Use of steps or ladders to work above head height

JOB TYPE  any

 ACTIVITIES INVOLVED

Use of ladders, step to stools  to work at height to repair, install replace equipment lights or for maintenance

Risks

 Risk of injury – from falling

Risk of Injury to persons from falling persons, equipment, ladders etc.

Hazards 

 Self Risk of injury – from falling 

Others Self Risk of injury – from falling persons or debri,  

 Duration and Frequency

At any time

 Controls in Use

 Training and advice  

Staff Awareness & Training of all staff.

Staff are not to work over 2m platform height without training

When using a ladder or steps above head height the ladder or steps must be held by another person, or tied securely to the building and conned off.

 A visi vest must be worn at all times when working at height 

Risk                                                                                            Low.

Remedial Action Required

Close watching daily care, supervision, self protection and vigilance by all persons on the premises.

OVERALL CONCLUSIONS

Overall Risk – Low, medium in some areas especially when inside a privately occupied flat occupied by a tenant, owner or the like.

Due Diligence is required at all times

Intervention is required at all times when seeing/spotting a potential risk 

Any significant changes will require a re-assessment.  

Staff training to be on-going

Remedial Action Required

Continual care, supervision, self protection and vigilance

And on going Training.

This Risk Assessment was appraised by

Robin Hooker.                               Date of Appraisal  9^th April 2011