A block manager’s responsibilities extend far beyond collecting service charges and coordinating repairs. The safety and wellbeing of residents is paramount, and this is never more important than when bad weather hits. From icy pathways to wind-damaged roofs, severe weather poses significant risks to both residents and the building's structure.
1. Preventing slips, trips, and falls
Outdoor communal areas, such as paths, car parks, steps, and entrances, are the most immediate source of risk during wet, icy, or snowy conditions.
Grit and de-icing plan
- Stock up early: Purchase grit, salt, and shovels well before the first frost. Supplies run out fast when the bad weather arrives.
- Designate priority areas: Create a map or checklist of high-risk spots to be gritted first: main entrance paths, steps, slopes, and car park access points.
Implement a schedule: Arrange for the prompt clearing of snow and application of grit before the start of the working day, when residents are most likely to be leaving the building.
Check surfaces and drainage
- Clear debris: Ensure all pathways are clear of moss, leaves, and other debris that can become dangerously slippery when wet. This is a crucial autumn task.
- Repair damage: Address cracked, uneven paving or potholes immediately. These hold water which turns to ice.
- Ensure proper drainage: Clear gutters, downpipes, and external drains of leaves and blockage to prevent water pooling and subsequent freezing or flooding.
External lighting
- Test functionality: Regularly check that all external lighting, especially along walkways and in car parks, is fully functional to improve visibility during dark or overcast conditions.
- Use energy-efficient bulbs: Replace with long-lasting, energy-efficient LED bulbs to ensure consistent, reliable lighting.
2. Structural and utility checks
The building's structure is its first line of defence. Proactive maintenance can prevent costly emergencies and major water damage.
Roof and gutter inspection
- Pre-season check: Arrange for a professional to inspect the roof for loose or missing tiles and worn flashing around chimneys and vents before winter storms begin.
- Gutter clearance: Ensure gutters and downpipes are clear. Blockages are the leading cause of water ingress and damp in both residential and communal areas.
Water and heating systems
- Lag exposed pipes: Insulate (lag) any exposed water pipes in communal basements, lofts, or external areas to prevent freezing and bursting.
- Service communal boilers: Schedule a full service for communal heating and hot water systems to ensure they are operating safely and efficiently before they come under heavy strain.
- Outdoor taps: Turn off the water supply to any external taps and drain them to prevent freezing.
Landscaping and external fixtures
- Tree pruning: Inspect large trees and shrubs. Have a qualified arborist trim back any overhanging or weak branches that could fall onto the building, cars, or paths in high winds.
- Secure furniture: Store or secure any loose communal furniture, bins, ornaments, or garden equipment that could be picked up by the wind and cause damage.
3. Communication and contingency planning
Your residents are your eyes and ears. Effective communication is a vital part of your risk management strategy.
Issue pre-emptive safety notices
- Send out a communication to residents detailing the precautions being taken (e.g., gritting schedules) and requesting their cooperation (e.g., reporting leaks, being careful on steps).
- Emergency contacts: Ensure a clear list of emergency contact numbers for the block manager, out-of-hours repairs, and utility companies is prominently displayed on the communal noticeboard and distributed via email.
Manage internal hazards
- Entrance matting: Place large, absorbent mats inside all main entrances to capture water, mud, and salt, reducing the risk of slippery indoor communal flooring.
- Clear obstructions: Ensure communal corridors and stairwells remain clear of personal belongings (bicycles, prams, storage) that could obstruct residents during an emergency or evacuation, especially if lighting fails.
Emergency kit
- Keep essential supplies accessible for maintenance staff, such as torches, spare LED light bulbs, and extra grit.
Final thoughts
By adopting a proactive, comprehensive approach, you can significantly mitigate the risks associated with bad weather, protecting your property and providing peace of mind to your residents.
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