Managing EHS compliance in Offices – GE Global Operations PropertiesManaging EHS compliance in Offices – GE Global Operations Properties
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GE Global Operations – Properties
EMEA
Peter Tayar-Watson
Annual HSE Excellence Europe Forum 18 May 2012
Managing EHS compliance in Offices – GE Global Operations Properties
Slide 2
Overview
• Manage GE’s property leases globally (4600 total including
>2000 office leases, 3.6mln m2)
• Manage operations at 220+ offices globally (>20,000
occupants, ~575,000 m2) incl. EHS
• Construct new buildings and Fit-out offices for internal GE
clients
• EMEA region covers 78 offices across 42 countries; 5,350
occupants; 135,000m2
Managing EHS compliance in Offices – GE Global Operations Properties
12 Steps to Office EHS Compliance
1. Building Due Diligence EHS Reviews
2. Landlord Lease Terms incl. EHS
3. Emergency Egress Options
4. Internal Tenancy Agreements incl. EHS
5. Office Fit-out EHS Guidelines & Design Review Process
6. EHS Pre-Occupancy review
7. Train Office EHS Coordinator, Emergency Response Team, Ergo Assessors
8. Implement Office EHS Programs
9. Regulatory Monitoring
10. Digital EHS Tools Gensuite® (incl. Compliance Calendar)
11. Compliance Audits
12. EHS Performance Reviews
3
covered in further in slides
Pre-Occupancy
Operations
Managing EHS compliance in Offices – GE Global Operations Properties
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Pre-Occupancy Phase
• Landlord Lease Terms incl. EHS
• Emergency Egress Challenges
• Office Fit-out EHS Guidelines & Design Review
Process
Managing EHS compliance in Offices – GE Global Operations Properties
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Landlord Lease Terms & Audits
• Not all Landlords have ‘best-in-class’ EHS programs
• Our programs were focused more on own leased space
Potential for Gaps
Solutions
1. Added Lease Terms that include:
◦ Annually providing documented evidence of regulatory inspections/maintenance of
critical equipment, including:
Life Safety Systems, Emergency Generators, HVAC, Boilers, Electrical Systems, Water
Hygiene
◦ Providing Fire Risk Assessment or Fire Certificates
◦ Conducting annual fire evacuation drills for all tenants
◦ Audible fire alarms tests
2. Verify LL compliance annually (Facilities conduct review, EHS verifies) with
Gensuite® Compliance Task scheduled
Managing EHS compliance in Offices – GE Global Operations Properties
Slide 6
Emergency Egress
• GE requires 2 independent egress routes for all offices that
meet IBC (fire protected, adequate separation etc.)
• Many office buildings in EMEA do not comply and quality
real estate in some markets extremely limited. Also local
building/fire codes often not enforced so buildings
sometimes have permits but are still non-compliant.
• Creative solutions needed:
◦ Construct new external staircase (e.g. Algeria, Germany)
◦ Neighbouring tenant agreements (e.g. Czech-Republic, Cairo)
◦ Escape Chutes (e.g. Hungary, Switzerland, Brazil) – 2nd to 5th floors
◦ Escape Ladders (e.g. Ghana, Tunisia, Libya, Algeria) – 1st floor
Managing EHS compliance in Offices – GE Global Operations Properties
Slide 7
Escape Chute in BudapestEscape Ladder in Tunis
1st floor 5.7m
2nd floor 12m
Low rise office
building for ~10 staff;
only 1 staircaseHigh rise office building
for ~75 staff; 2 staircases
but separation not
meeting IBC
Managing EHS compliance in Offices – GE Global Operations Properties
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Office Fit-out EHS Guidelines & Design Review• Ensure EHS considered in design consistently
• Establish Common standards (building codes differ greatly)
• Consultants support design and pre-occupancy advice
Managing EHS compliance in Offices – GE Global Operations Properties
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From a 20 person
Villa Office in
Baghdad, Iraq …
EHS Design
Reviews
Roof Level
Managing EHS compliance in Offices – GE Global Operations Properties
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“The ARK”
…to a 1000
person Office
in London
Consistent Process
Managing EHS compliance in Offices – GE Global Operations Properties
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Operations (Post-Occupancy)
• Regulatory Monitoring *
• Digital EHS Tools Gensuite® (incl. Compliance
Calendar) *
• Compliance Audits *
* Supported by Enhesa
Managing EHS compliance in Offices – GE Global Operations Properties
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Regulatory Monitoring
• GE using Enhesa for monitoring key countries since mid-1990s
• Countries covered traditionally where GE had major manufacturing
presence
• All regulations covered so many not applicable for offices – too much
non-relevant info leads to gaps and low quality
Solution: Worked with Enhesa to screen-out regulations not
applicable to office buildings to provide more useful information for
more countries
Managing EHS compliance in Offices – GE Global Operations Properties
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Office Compliance Protocols
• 42-88% reduction in # requirements to assess
• Compliance audits and monthly monitoring becomes more manageable
with limited resources
• Reduced risk of ‘misses’ and easier for non-EHS staff to support
Algeria Pakistan Russia (Moscow) South Africa
UAE Abu Dhabi
UAE Dubai UK England
Off
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# Req’ments 226 532 38 324 169 211 501 183 595 100 248 129 368 307 525
% Applicable to Offices
42% 12% 34% 42% 31% 40% 35% 58%
Average 63% reduction
Managing EHS compliance in Offices – GE Global Operations Properties
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Regulatory Compliance Task Lists
• Extracted from regulations by Enhesa in easy-to-action format
Managing EHS compliance in Offices – GE Global Operations Properties
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Regulatory Compliance Task ListsCompare with existing tasks, add where gaps found
Gensuite ®
Managing EHS compliance in Offices – GE Global Operations Properties
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Other Digital Gensuite® EHS Tools used for Offices
• Action Tracking System (audit findings, corrective actions)
• Concern Reporting (open to all staff, maybe anonymous)
• Contractor Safety (qualification, inspections, findings, incidents)
• Incidents & Measurements (injuries, near-misses, spills etc.)
• Inspections (digitize checklists, schedule inspections and reporting)
• Training Tracker (assign and track employee training)
• Action Plan Manager (assign onboarding, training & development plans to key staff with EHS responsibilities)
• Eco-Project Desk (track energy/water/water savings projects)
• Ergonomics Facilitator (ergo-assessments)
• Waste Tracker (hazardous waste tracking)
• Power Audits (including Enhesa Protocols)
• Digital Cockpit (key metrics visible for all staff)
Managing EHS compliance in Offices – GE Global Operations Properties
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Compliance Audits – Tiered Approach
1. EHS-Coordinator online self-assessments
2. Regional EHS managers annual visits
3. Landlord Audits where applicable (Q2 2011)
4. Enhesa Audit Protocols (Q4-2010 offices)
(Customized for Offices: some countries/sites, based on risks/level of
GE responsibilities)
5. 3rd Party Compliance Audits
6. Business Level Audits
Risk based
4-year Plan
Managing EHS compliance in Offices – GE Global Operations Properties
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Key Points
• Importance of EHS in Due Diligence & Design
• EHS as an enabler – creative Egress Solutions
• Engage with and Challenge Landlords
• Customise EHS programs to Offices
• Dedicated EHS resources for Offices
• Trained site EHS-Coordinators as local support
• Pre-Screen regulatory compliance info
• Digital EHS tools for Offices
• Tiered Compliance Assurance Approach (Risk Based)
