15 fam 970
safety, health, and environmental requirements for real
property
(CT:OBO-92; 06-27-2019)
(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
manufacturers 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 (864965 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 (864965 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-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,
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
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|
Gas Flash Water Heaters: Removal
of all unvented units that cannot be relocated or properly vented to the
outside in accordance with the manufacturers 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.
|
|
|
|
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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.
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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).
|
|
|
|
|
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Guardrails and Handrails:
Installation of handrails, typically for stairways, at 34-38 inches (864965
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).
|
|
|
|
|
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Fire Extinguishers: Installation
of OBO/OPS/FIRE-provided fire extinguisher in or near the kitchen area.
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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.
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Fire Protection Systems:
Installed fire protection systems must be operational, and documentation of
periodic testing must be provided.
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High-Rise Apartments: The
apartment meets the requirements outlined in 15 FAM 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?
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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 (864965 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.
|
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|
|
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Swimming Pools: If a pool is
present, it must be isolated by a barrier that meets Department
requirements. Contact OBO/OPS/SHEM for guidance.
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|
|
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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.
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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:___________________________________________________________