UNCLASSIFIED (U)

15 fam 970

safety, health, and environmental requirements for real property

(CT:OBO-96;   12-20-2019)
(Office of Origin:  OBO)

15 fam 971  Post Occupational Safety ANd Health Officer (POSHO) Certification OF real property

(CT:OBO-92;   06-27-2019)

All real property, whether leased or owned, must meet Department of State safety, health, and environmental requirements established by the Office of Safety, Health, and Environmental Management, Directorate of Operations, Bureau of Overseas Buildings Operations (OBO/OPS/SHEM).  The post occupational safety and health officer (POSHO) must complete a POSHO certification document for each property.  15 FAM Exhibit 971.1, Residential Property POSHO Certification Requirements, and 15 FAM Exhibit 971.2, Nonresidential Property POSHO Certification Requirements, contain the POSHO certification criteria.  Complete all certifications in the POSHO Certification Application, the OBO system of record, and retain a copy in each individual post property file.  Do not upload these certificates in the Real Property Application (RPA) system, as RPA is not the system of record.  The certification requirements for residential and nonresidential property are explained below.  No employee under chief-of-mission (COM) authority may occupy a U.S. Government-owned or U.S. Government-leased property unless the POSHO certifies that the property certification requirements are met.

15 FAM 971.1  Residential Property POSHO Certification Requirements

(CT:OBO-61;   11-07-2017)

These POSHO certification requirements include:

(1)  Removal of all unvented gas flash-water heaters that cannot be relocated or properly vented to the outdoors in accordance with manufacturer’s instructions;

(2)  Inspection by a qualified technician of all combustion heating equipment and systems for proper operation;

(3)  For individual properties with swimming pools, installation of a fence, or other permanent barrier, that is compliant with the OBO/OPS/SHEM Swimming Pool Safety Standard.  The barrier must be at least four feet high (1220 mm), surround the entire pool, and separate all pools from residences and other nonpool-related structures.  The gate must open away from the pool, be self-latching, self-closing, lockable, and the latch must be located at least 4.5 feet (1372 mm) above the ground/grade;

(4)  Installation of OBO/OPS/SHEM-provided carbon monoxide alarms in any residence with combustion appliances (except cooking appliances, such as ovens and stoves); an attached, totally enclosed garage; or any exterior combustion appliances near windows;

(5)  Grounding of the electrical system, with ground resistance verified and documented to be less than 25 ohms;

(6)  Installation of ground-fault circuit interrupters (GFCIs), with a trip level of no more than 10 milliamps for electrical outlets in:

(a)  Bathrooms;

(b)  Kitchens where the outlets are installed to serve the countertop surface areas;

(c)  Garages;

(d)  Crawl spaces;

(e)  Unfinished basements;

(f)   Where outlets are installed within 6 feet (1829 mm) of a sink; and

(g)  Outdoors (including pools or boathouses); and

(7)  Installation of handrails, typically for stairways, at 34-38 inches (864–965 mm) and guardrails at a minimum height of 36 inches (914 mm) for balconies, decks, elevated patios, and other similar structures for family and duplex housing units.  (However, 42 inches (1067 mm) is recommended.)  Guardrail installation at apartments and representational areas open to the public must be 42 inches (1067 mm) high.  Guardrails are required where the fall would be greater than 30 inches (762 mm), and must not have openings of greater than 4 inches (102 mm).

15 FAM 971.2  Nonresidential Property POSHO Certification Requirements

(CT:OBO-61;   11-07-2017)

These POSHO certification requirements include:

(1)  All combustion systems have been inspected by a qualified technician and repaired to ensure proper operation;

(2)  An effective grounding system is in place, with ground resistance verified and documented to be less than 25 ohms;

(3)  Installation of ground-fault circuit interrupters (GFCI), with a trip level of no more than 10 mA for electrical outlets in bathrooms, kitchens, outdoor outlets, and other areas stipulated by OBO;

(4)  If potable water is not provided to the building, or if the water quality is unknown or questionable, contact the program manager (OBO/OPS/SHEM) for guidance;

(5)  Valid elevator safety certification from local authorities (including elevators, dumbwaiters, material lifts, platform and chair lifts).  Contact the Program Manager in the Program Support Division, Office of Facility Management, Directorate of Construction, Facility, and Security Management, Bureau of Overseas Buildings Operations (OBO/CFSM/FAC/PS) for guidance;

(6)  If the facility is located in a seismic zone, post must contact the Program Manager in the Civil Structural Engineering Division, Office of Design and Engineering, Directorate of Program Development, Coordination, and Support, Bureau of Overseas Buildings Operations (OBO/PDCS/DE/CSE, Natural Hazards Program) for guidance;

(7)  If suspected asbestos-containing materials are present, contact the Program Manager (OBO/CFSM/FAC/PS) for guidance;

(8)  Stair treads and risers are of uniform size and shape;

(9)  Installations of handrails, typically for stairways, at 34-38 inches (864–965 mm), as measured from the stair tread nose.  Guardrails are required on any open-sided walking surface located more than 30 inches (762 mm) to the floor or grade below, measured vertically (mezzanines, stair landings, etc.).  Guardrail installation must be 42 inches (1067 mm) high above the adjacent walking/working surface and not have openings greater than 4 inches (102 mm).  The loading side of loading docks is exempt from this requirement;

(10) Guardrails 42 inches (1067 mm) in height must be provided where appliances, equipment, fans, roof hatch openings, or other components requiring service are within 10 feet (3048 mm) of a roof edge, roof opening, or open side of a walking surface.  The guardrail must extend not less than 30 inches (762 mm) beyond each end of such equipment; and

(11) If a pool is present, it must be isolated by a permanent barrier at least 4 feet (1220 mm) high, surrounding the entire pool, and separating the pool from other structures that are nonpool-related.  The gate must open away from the pool, be self-latching, self-closing, lockable, and the latch must be located at least 4.5 feet (137 cm) off the ground.  Contact OBO/OPS/SHEM for guidance.

15 FAM 971.3  Culturally Significant Property

(CT:OBO-61;   11-07-2017)

If OBO designates a property as culturally significant, alternative means of compliance may be proposed for buildings and their grounds where conformance destroy or degrade historic or cultural value.  OBO/OPS/SHEM and the Office of Cultural Heritage, Directorate of Operations, Bureau of Overseas Buildings Operations (OBO/OPS/CH), must approve alternative solutions.  A current list of significant properties is on the OBO/OPS/CH SharePoint site, or you may contact the office.

15 FAM 971.4  Certification Frequency

(CT:OBO-61;   11-07-2017)

Operating lease (OL) properties must be certified at lease inception, and re-certified at each lease renewal, not to exceed 5 years.  Government-owned (GO) and capital lease (CL) properties must be certified initially and re-certified every 5 years thereafter.

15 fam 972  through 979 unassigned


15 FAM Exhibit 971.1  
Residential Property POSHO Certification Requirements

(CT:OBO-96;   12-20-2019)

POST:_________________________________________

PROPERTY IDENTIFIER Name:______________________

______________________________________________

RPAID (RPA Property ID):__________________________

______________________________________________

Address:_______________________________________

Lease No:______________________________________

Initial Acquisition Date:___________________________

Renewal Date:__________________________________

REQUIREMENTS:  Per 15 FAM 971, Residential Property POSHO Certification Requirements, identify safety, health, and environmental hazards when housing is selected.  This eliminates the possibility of conditions that can cause serious injuries or fatalities.  No employee may occupy a residence unless the POSHO certifies that the following conditions are met:

REQUIREMENT

Yes

No

N/A

Comments

Gas Flash Water Heaters:  Removal of all unvented units that cannot be relocated or properly vented to the outside in accordance with the manufacturer’s instructions.

 

 

 

 

Combustion Heating Equipment:  All systems inspected by a qualified technician for proper operation.

 

 

 

 

Swimming Pools:  Installation of a fence, or other barrier, that is compliant with the OBO/OPS/SHEM Swimming Pool Safety Standard.  The barrier must be at least 4 feet (1220 mm) high, surround the entire pool, and separate all pools from residences and other structures that are not pool-related.  The gate must be self-latching, self-closing, lockable, and the latch must be located at least 4.5 feet (1372 mm) above the ground/grade.

 

 

 

 

Carbon Monoxide Alarms:  SHEM-provided alarms are Installed in any residence with (a) combustion-type appliances (except cooking appliances), (b) an attached and totally enclosed garage, or (c) exterior combustion appliances located near windows.

 

 

 

 

Electrical System Grounding:  An effective grounding system is in place, with ground resistance verified and documented to be less than 25 ohms.  Document the measured ground resistance in the comments column to the right.

 

 

 

 

Ground-Fault Circuit Interrupters (GFCIs):  Installation of GFCIs, with a trip level of no more than 10 mA for electrical outlets in bathrooms, kitchens where the outlets are installed to serve the countertop surfaces, garages, crawl spaces, areas where outlets are installed within 6 feet (1829 mm) of a sink, unfinished basements, and outdoors (including pools or boathouses).

 

 

 

 

Guardrails and Handrails:  Installation of handrails, typically for stairways, at 34-38 inches (864–965 mm), and guardrails at a minimum height of 36 inches (91 cm) for balconies, decks, elevated patios, and other similar structures for family and duplex housing units.  (However, 42 inches (1067 mm) is recommended.)  Guardrail installation at apartments and representational areas open to the public must be 42 inches (1067 mm) high.  Guardrails are required where the fall would be greater than 30 inches (762 mm) and must not have openings greater than 4 inches (102 mm).

 

 

 

 

Fire Extinguishers:  Installation of OBO/OPS/FIRE-provided fire extinguisher in or near the kitchen area.

 

 

 

 

Residential Smoke Alarms:  Installation of OBO/OPS/FIRE-provided smoke alarms in each sleeping room, in the corridors outside of each sleeping room, and in the internal stairway of the residence at each level.

 

 

 

 

Fire Protection Systems:  Installed fire protection systems must be operational, and documentation of periodic testing must be provided.

 

 

 

 

High-Rise Apartments:  The apartment meets the requirements outlined in 15 FAM 813.7.  If not, has the COM/DCM signed a request for mitigation to the Office of Fire Protection, and are mitigation factors in the lease file?

 

 

 

 

CERTIFICATION STATEMENT:    I hereby certify that I have inspected the residence(s) under consideration for safety, health, and environmental hazards, and that those hazards have been effectively controlled, eliminated, or will be corrected by the landlord prior to occupancy, as mandated by 15 FAM 971.1.  I have also reviewed the property using the Department of State Safety, Health, and Fire Prevention Awareness Checklist as a guide to assist in identifying other unsafe conditions that may be present.

Signed:_________________________________________        

Date:___________________

Printed Name/Title of Certifying Officer:____________________________________________________


 

15 FAM Exhibit 971.2  
Nonresidential Property POSHO Certification Requirements

(CT:OBO-76;   09-18-2018)

POST:________________________________________

PROPERTY IDENTIFIER Name:____________________

_____________________________________________

RPAID (RPA Property ID):_________________________

_____________________________________________

Address:______________________________________

Lease No:_____________________________________

Initial Acquisition Date:__________________________

Renewal Date:_________________________________

REQUIREMENTS:  Per 15 FAM 971.2, Nonresidential Property POSHO Certification Requirements, identify safety, health, and environmental hazards when selecting new properties and renewing leased facilities for nonresidential, i.e., functional, space.  This eliminates the possibility of conditions that can cause serious injuries or fatalities.  A review conducted by the POSHO is required prior to lease execution.

REQUIREMENT

Yes

No

N/A

Comments

Combustion Heating Equipment:  All systems inspected by a qualified technician for proper operation.

 

 

 

 

Electrical System Grounding:  An effective grounding system is in place, with ground resistance verified and documented to be less than 25 ohms.  Measured ground resistance must be documented in the comments column to the right.

 

 

 

 

Ground-Fault Circuit Interrupters (GFCIs):  Installation of GFCIs, with a trip level of no more than 10 mA for electrical outlets in bathrooms, kitchens where the outlets are installed to serve countertop surfaces, and other areas stipulated by OBO.

 

 

 

 

Drinking Water Quality:  If potable water is not provided to the building, or if water quality is unknown or questionable, contact the program manager (OBO/OPS/SHEM) for guidance.

 

 

 

 

Elevators:  Valid elevator safety certification from local authority (including for elevators, dumbwaiters, material lifts, platform and chair lifts).  If elevators do not appear to be operating normally, contact the program manager (OBO/CFSM/FAC/PS) for guidance.

 

 

 

 

Seismic:  If the facility is located in seismic zone, contact the program manager (OBO/PDCS/DE/CSE, Natural Hazards Program) for guidance.

 

 

 

 

Asbestos:  If suspected asbestos-containing materials are present, contact the program manager (OBO/CFSM/FAC/PS) for guidance.

 

 

 

 

Stairways:  Stair treads and risers shall be of uniform size and shape.

 

 

 

 

Railings:  Installation of handrails, typically for stairways, at 34-38 inches (864–965 mm) as measured from the stair tread nose.  Guardrails are required on any open-sided walking surface that is located more than 30 inches (762 mm) measured vertically to the floor or grade below (mezzanines, stair landings, etc.).  Guardrail installation must be 42 inches (1067 mm) high above the adjacent walking/working surface, and not have openings greater than 4 inches (102 mm).   The loading side of loading docks is exempt from this requirement.

 

 

 

 

Roof Access and Guarding:  Guardrails 42 inches (1067 mm) in height are provided where appliances, equipment, fans, roof-hatch openings, or other components requiring service are within 10 feet (3048 mm) of a roof edge or open side of a walking surface.  The guardrail must prevent the passage of a sphere 4 inches (102 mm) in diameter.  The guardrail must extend not less than 30 inches (762 mm) beyond each end of such equipment.

 

 

 

 

Swimming Pools:  If a pool is present, it must be isolated by a barrier that meets Department requirements.  Contact OBO/OPS/SHEM for guidance.

 

 

 

 

Fire Extinguishers:  Installation of OBO/OPS/FIRE-provided fire extinguishers every 75 feet of travel distance and for every 11,250 square feet of office space.

 

 

 

 

Fire Protection Systems:  Installed fire protection systems must be operational, and documentation of periodic testing must be provided.

 

 

 

 

High-Rise Properties:  The property meets the requirements outlined in 15FAM 812.5.  If not, has the COM/DCM signed a request for mitigation to the Office of Fire Protection, and are mitigation factors in the lease file?

 

 

 

 

REVIEW STATEMENT:        I hereby acknowledge that I have inspected the nonresidential building(s) under consideration for safety, health, and environmental hazards, and that those hazards have been effectively controlled, eliminated, or will be corrected by the landlord prior to occupancy per 15 FAM 971.2.

Signed:_________________________________________                         Date:        ___________________

Printed Name/Title of Certifying Officer:___________________________________________________________

UNCLASSIFIED (U)