property & equipment emergency response

Copyright 2007 all rights reserved

Tenants and Their High Tech Property Tenants and Their High Tech Property Mitigation ChallengesMitigation Challenges

A Presentation for Property Managers


Challenge – Preserving Technology Assets of Tenants, minimizing damages, returning Tenants to business as soon as possible.

Loss or damage to this equipment can be very costly,

Equipment damage can lead to even costlier business interruption.

Building Ownership be faced with these costs if any liability is proven

Will be a significant source of Tenant dissatisfaction.

What sort of “kick-out” clause do your leases have regarding conditions of building or rental space after a disaster?

Background- Business tenants have equipment installations ranging from data centers and server rooms to telemarketing centers, communications and phone centers and more. This equipment poses a unique risk because of a particular vulnerability to smoke and soot, water and moisture, and rising temperatures.


Even if the Building is not responsible for the loss incident, Even if the Building is not responsible for the loss incident, tenants may be in extreme distress to return to business tenants may be in extreme distress to return to business operations, placing many demands on the Building Manager. operations, placing many demands on the Building Manager.

What can be done to reduce costs and minimize interruption of What can be done to reduce costs and minimize interruption of Tenant and Building business? This talk will explore some Tenant and Building business? This talk will explore some measures that can be taken both before and after a loss incidentmeasures that can be taken both before and after a loss incident to help contain costs and minimize bad situations. We will coverto help contain costs and minimize bad situations. We will cover::

Accessing Vulnerabilities: Pre-Disaster

After the Disaster-What are the immediate and longer term impacts of fire/flood/contamination on business equipment and business interruption?

Triage: The First 24 Hours

Case Study: 2004 LaSalle Bank Fire, Chicago, Illinois


Accessing VulnerabilitiesAccessing Vulnerabilities-- PrePre--DisasterDisaster

A review of various physical plant factors that can affect tenanA review of various physical plant factors that can affect tenantt’’s propertys property

WhatWhat’’s in s in YourYour Ceiling? Ceiling?

In the plenum space of the ceiling may be:In the plenum space of the ceiling may be:1.1. network and phone wiringnetwork and phone wiring2.2. water/sewer/drain pipeswater/sewer/drain pipes3.3. lighting whipslighting whips4.4. fire alarm/security and more.fire alarm/security and more.

CriticalCritical--location of water/sewer/drain location of water/sewer/drain pipes.pipes. Invariably pipes may be directly

overhead of computers, servers, and even electrical panels.


Any tenantAny tenant’’s equipment at risk?s equipment at risk?Phone system and network equipmentPhone system and network equipmentCopiersCopiersServers and ComputersServers and Computers

Solutions (?)Solutions (?)Retrofit protective barriersRetrofit protective barriersReRe--route plumbingroute plumbingAdvise tenantAdvise tenantLease agreementLease agreement--releases, disclaimersreleases, disclaimers

Location of water/sewer/drain pipes-cont’d


A/C ConsiderationsA/C ConsiderationsComputer/Server roomsComputer/Server roomsDoes the Tenant have a separate, dedicated system for their Does the Tenant have a separate, dedicated system for their

equipment room?equipment room?What will be the impact of an extended A/C outage? What will be the impact of an extended A/C outage?

Temperature? Temperature? Humidity?Humidity?

Can the A/C cause circulation of contamination?Can the A/C cause circulation of contamination?


Dust & Environmental ImpactDust & Environmental Impact

Dust will absorb water, moisture and smoke.Dust will absorb water, moisture and smoke.Can be a significant source of damageCan be a significant source of damage

Moisture + smoke = corrosive acidsMoisture + smoke = corrosive acidsMoisture + electricity = electrolytic corrosionMoisture + electricity = electrolytic corrosion

Will impact need for deWill impact need for de--humidificationhumidification


Other ConsiderationsOther Considerations

Does the Tenant have important artwork?Does the Tenant have important artwork?High dollar custom carpet?High dollar custom carpet?A storage room with cleaning chemicals, A storage room with cleaning chemicals, printing supplies, etc.? printing supplies, etc.? Their own DR plan?Their own DR plan?PrePre--approved vendors?approved vendors?


The Dust StoryThe Dust Story


Triage The First Triage The First 24 Hours24 Hours

Water/moisture controlWater/moisture controlHidden dangers in deHidden dangers in de--humidification for equipmenthumidification for equipment

Surge on power linesSurge on power linesToo dry = static dischargeToo dry = static discharge

Filtering, air purifying and environmental controlFiltering, air purifying and environmental controlCovering vents with HEPA clothCovering vents with HEPA cloth

Steps to take to minimize damage to Steps to take to minimize damage to InsuredInsured’’s property minimize business s property minimize business interruption.interruption.

Remove key equipment to an environmentally stable area or off pRemove key equipment to an environmentally stable area or off premiseremiseTenants should immediately backTenants should immediately back--up data and preserve any precious papersup data and preserve any precious papers

A fireA fire--proof safe is not a moistureproof safe is not a moisture--proof safeproof safe


Triage The First 24 HoursTriage The First 24 Hours--contcont’’dd

Temporary Power Uses & PitfallsTemporary Power Uses & PitfallsMaybe a viable temporary solution to allow the tenant to Maybe a viable temporary solution to allow the tenant to transfer data, make alternative communications transfer data, make alternative communications arrangements, etcarrangements, etcSmall generators providing power can damage computersSmall generators providing power can damage computers

CommunicationCommunicationBuilding Security IssuesBuilding Security Issues

Access to building by Tenants. Access to building by Tenants. Theft (real or alleged)Theft (real or alleged)


Case Study: 2004 LaSalle Bank Fire, Case Study: 2004 LaSalle Bank Fire, Chicago, IllinoisChicago, Illinois


LaSalle Bank Building FireLaSalle Bank Building Fire

Caused over $50mm in Caused over $50mm in damagedamageLargest Skyscraper fire in Largest Skyscraper fire in Chicago historyChicago historyDisplaced more than 3,000 Displaced more than 3,000 employeesemployees


LaSalle Bank Building Fire contLaSalle Bank Building Fire cont’’d d

Premature granting of access to building and Premature granting of access to building and safety hazardssafety hazardsCommunication with tenantsCommunication with tenants--difficult & difficult & demandingdemandingContractor ActionsContractor Actions-- affect on equipmentaffect on equipmentElevators RuleElevators Rule--became the #1 focus for most became the #1 focus for most activitiesactivities


Equipment DeEquipment De--contamination, Restoration and Recoverycontamination, Restoration and Recovery Nationwide response with our Nationwide response with our mobile labs!mobile labs! AAsset sset RRecovery ecovery TTechnologies, Inc.; echnologies, Inc.; the ART differencethe ART difference……

Utilizing state Utilizing state --ofof--thethe--""ARTART" techniques, " techniques, ARTART engineers and chemists have developed methodologies to engineers and chemists have developed methodologies to safely remove rust, corrosion, contamination, water and moisturesafely remove rust, corrosion, contamination, water and moisture from equipment after fire, flood, explosion from equipment after fire, flood, explosion and other catastrophes.and other catastrophes.

By careful inspection and oftentimes chemical analysis, By careful inspection and oftentimes chemical analysis, ARTART can quickly determine:can quickly determine:The viability of recovery The viability of recovery The proper steps and cleaning agents that will most effective The proper steps and cleaning agents that will most effective Degree of damage for postDegree of damage for post--restoration repairs and refurbishmentrestoration repairs and refurbishment

From this, From this, ARTART develops a Master Recovery Plan with associated costs and a timdevelops a Master Recovery Plan with associated costs and a timeline in just a few hours. eline in just a few hours. Unlike some companies who "guess" at the contamination issues afUnlike some companies who "guess" at the contamination issues after a fire, ter a fire, ARTART’’s proprietary procedures s proprietary procedures for chemical testing give answers on type of chemicals involved for chemical testing give answers on type of chemicals involved after a fire, degree of corrosiveness, after a fire, degree of corrosiveness, environmental safety issues, all quantitatively verified in justenvironmental safety issues, all quantitatively verified in just a few minutes. Without a few minutes. Without ARTART’’s s proprietary proprietary proceduresprocedures, other companies are forced to send out chemical tests that tak, other companies are forced to send out chemical tests that take days to return e days to return resultsresults……..precious time that companies donprecious time that companies don’’t have after a disaster.t have after a disaster.

ARTART excels at evaluating equipment and high tech inventory impactedexcels at evaluating equipment and high tech inventory impacted by water, moisture, and humidity by water, moisture, and humidity effects after a flood, or other catastrophe. Members of the effects after a flood, or other catastrophe. Members of the National Association of Corrosion EngineersNational Association of Corrosion Engineers(NACE), our corrosion experts are among the industry(NACE), our corrosion experts are among the industry’’s best. We understand such complex issues as s best. We understand such complex issues as galvanic corrosion, electrolytic corrosion,galvanic corrosion, electrolytic corrosion, oxidative corrosionoxidative corrosion and their effects.and their effects.

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