15 fam 250
HOUSING program management
(CT:OBO-76; 09-18-2018)
(Office of Origin: OBO)
15 FAM 251 Local Real Estate Market
(CT:OBO-60; 11-02-2017)
A survey of the local real estate market provides an
objective assessment of current market conditions, and enables post to select
competitively from a range of housing. (See 15 FAM 212.6.)
The local market assessment should include background information on the
general availability of housing, requirements for residential security
standards, and other security considerations (location of schools, costs,
etc.). Post should use the results of the survey to document conditions
related to the cost and availability of suitable housing. To assist with the
establishment and/or review of rental benchmarks, posts must submit their
annual housing market survey to OBO/PRE/RPL/PM no later than December 31 of
each year. If local housing that meets space standards is unavailable, post
must prepare appropriate supporting information.
15 FAM 252 HOUSING SELECTION
15 FAM 252.1 Cost
(CT:OBO-60; 11-02-2017)
Cost is a prime consideration in the selection of
housing. Costs of residential properties will vary according to location,
quality of construction, and amenities (verandas or balconies, recreational
facilities, gardens, garages, etc.). A comparative review of annual rental
costs should be a basis for housing selection. In addition, independent market
surveys should be used to support post selections. OBO-developed rental
benchmarks govern the rental cost at many posts.
15 FAM 252.2 Space
(CT:OBO-60; 11-02-2017)
Space is an important criterion in selecting properties
for housing abroad, but it is not the overriding factorparticularly in markets
where housing availability is limited and/or other restrictions limit where
employees may live. Selection criteria should include, but not be limited to:
(1) Suitability for inclusion in the housing pool in
terms of size, design layout, potential occupants long-term requirements, and
desired locations;
(2) Special employee circumstances;
(3) The regional security officers (RSOs) or post
security officers (PSOs) approval for all security requirements; and
(4) The post occupational and safety health officers
(POSHOs) approval to address the availability of normal amenities
(electricity, telephone, indoor plumbing), and to meet safety and health
criteria.
15 FAM 252.3 Distance
(CT:OBO-60; 11-02-2017)
When applying these guidelines, posts management and
posts interagency housing board (IAHB) must seek suitable housing at the best
possible cost to the U.S. Government. They must consider all locations
meeting, or that can be modified to meet, security and safety criteria and that
are within a reasonable commute. The Department defines a reasonable commute
as 45 minutes one way (the Washington, DC average for U.S. Government
employees). The RSO or regional medical officer (RMO) may recommend that
posts IAHB establish a longer/shorter time for security or environmental
concerns. Geographic housing considerations beyond security or environmental
reasons, e.g., employee convenience, are not acceptable.
15 FAM 252.4 Security
Considerations
(CT:OBO-60; 11-02-2017)
The Office of Physical Security Programs,
Countermeasures Directorate, Bureau of Diplomatic Security (DS/C/PSP), is
responsible for the Residential Security Program (RSP). DS/C/PSP ensures the
RSO equitably implements residential security standards, policies, and
procedures for all agencies under chief-of-mission (COM) authority. The RSP
provides for a secure environment for the residences of U.S. citizen
direct-hire employees (USDH) and their eligible family members (EFMs) sent
abroad to conduct official business for the U.S. Government at Foreign Service
posts. The Project Coordination Division, Office of Physical Security
Programs, Countermeasures Directorate, Bureau of Diplomatic Security
(DS/C/PSP/PCD), provides administrative and operational management and
oversight for all aspects of RSPs implemented at U.S. diplomatic missions
abroad. Residential security policies and guidelines are found in:
15 FAM 252.5 Safety, Health, and
Environmental Requirements
(CT:OBO-60; 11-02-2017)
a. During housing selection, the 15 FAM requires the
identification of any safety, health, and environmental hazards (which may
cause dangerous conditions, serious injuries, or fatalities). The intent is to
correct serious hazards and then, through effective management, ensure that
safe conditions persist for as long as the residence is occupied. If the
property is under the U.S. Governments consideration for purchase or lease,
post must verify and document that the post occupational safety and health
officer (POSHO) has inspected the residence for safety, health, and
environmental hazards, and that those hazards have been effectively controlled
or eliminated. Conduct and document similar inspection for living quarters
allowance (LQA) residences. The 15 FAM 970 and
the POSHO Certification Application define the certification requirements. The
employee must negotiate with the landlord to correct deficiencies identified in
the POSHO property inspection. Otherwise, the employee must find another
suitable residence. Please note that employees under COM authority may not
occupy a U. S. Government-owned/-leased residence without the POSHO safety and
health certification.
b. The POSHO must also use the Department of State
Residential Safety, Health, and Fire Prevention Awareness Checklist. This
guide assists in identifying other unsafe conditions to be resolved either
prior to occupancy or immediately after occupancy. (See 15 FAM Exhibit 111.)
c. Complete and document the POSHO inspections and
certifications in OBOs POSHO Certification Application, and maintain a copy of
the certification at post as part of the property record. Certify operating
lease (OL) properties at lease inception, and re-certify at each lease renewal,
not to exceed 5 years. Certify government-owned (GO) and capital-lease (CL)
properties initially and every 5 years thereafter.
15 FAM 252.6 Natural Hazards Safety
Guidance
(CT:OBO-60; 11-02-2017)
a. Posts management and IAHB will use the guidance
herein to seek suitable housing with the lowest possible risk to life safety
from natural hazards (floods, landslides, tropical cyclones/hurricanes,
earthquakes, etc.).
b. Posts must report natural hazard issues. Some
examples are:
(1) Concerns about seismic activity;
(2) Chronic and historic flooding;
(3) Windows, doors, and exterior structures vulnerable
to high winds or flying debris; or
(4) Unstable or eroding slopes or foundations which
might threaten life safety.
NOTE: Unstable or eroding
slopes or foundations might qualify for assessment and mitigation under the
Natural Hazards Program (NHP).
c. All projects will require coordination of planning
and funding efforts within the Bureau of Overseas Buildings Operations (OBO).
Coordination might include the Civil/Structural Engineering Division, Office of
Design and Engineering, Directorate for Program, Development, Coordination, and
Support (PDCS/DE/CSE); the Office of Area Management, Directorate for
Operations (OPS/AM); the Office of Facility Management, Directorate for
Construction, Facility, and Security Management (CFSM/FAC); and/or other
offices.
d. OBOs civil, geotechnical, and structural engineers
assist posts in identifying potential life-safety threats due to natural
events. They also develop and implement solutions to reduce future injury to
personnel and damage to facilities.
e. To define issues and implement solutions,
PDCS/DE/CSE works with posts to identify qualified local engineers and
construction contractors to assist OBO efforts. If local resources are not
readily available, PDCS/DE/CSE enlists the services of U.S. architectural and
engineering (A/E) consultants and construction contractors. Posts general
services officer (GSO) or the facility manager (FM) manages many mitigation
projects. OBO manages larger projects, which may exceed post resources.
f. Posts in high-seismic areas (see the OBO Natural
Hazards Program on the OBO web page, OBO/PDCS/DE, Site Index) must:
(1) Address the seismic adequacy of residential units
(primarily in multiunit buildings) and seek housing that is seismically the
best available;
(2) Include seismic life safety in the housing
purchase-/lease-decision matrix; and
(3) Evaluate the seismic safety of residential
buildings using any one (or more) of the following means and methods:
(a) Assessing seismic adequacy by engaging the services
of a local structural engineer (chosen either by owner and/or by post);
(b) Requesting municipality assistance in obtaining
design/construction documents (building permit sets) to aid in determining
seismic safety; and
(c) Requesting services of OBO in-house professional
engineering staff and/or OBO seismic consultants.
NOTE: Posts must coordinate their
residential seismic assessment efforts with OBOs Natural Hazards Program.
Given that seismically adequate housing stock is relatively limited in some
regions of the world, adhere to the guidance in this section as part of a
rational plan (in conjunction with OBO) to reduce seismic risk. For further
information or assistance, contact OBOs Natural Hazards Program Manager in the
Civil/Structural Engineering Division, Office of Design and Engineering,
Directorate for Program, Development, Coordination, and Support, Bureau of
Overseas Buildings Operations (OBO/PDCS/DE/CSE).
15 FAM 252.7 Fire and Life Safety
Guidance
(CT:OBO-76; 09-18-2018)
a. When leasing or acquiring high-rise properties, the
POSHO and posts management will follow the guidance outlined in 15 FAM 812.5,
Acquiring High-Rise Properties.
b. Single-family residences and properties/apartments
that are not high-rises have separate inspection requirements. Use the
National Fire Protection Associations Life Safety Code (NFPA 101) for
inspecting these cases.
c. Representational residences in high-rise buildings
must be approved by the Office of Fire Protection (OBO/OPS/FIRE).
15 FAM 253 THROUGH 259 UNASSIGNED