Following an earthquake just South of Johannesburg during the early hours of this morning, we at Addsure have put together some general suggestions as guidelines regarding safety, mitigation and insurance for everyone affected.
We will be communicating more specifically with Addsure clients for whom we have implemented an online damage reporting system and more information, including an online checklist for clients.
Firstly, we would urge trustees, estate managers and managing agents to check that all areas of the property are safe. Owners should be asked whether they have experienced any damages and importantly, whether their sections are safe.
The immediate common areas should be checked for visual damage especially stairways, slabs, walls, pathways, ceilings, etc. We have had some clients with ceiling damage already reported – hanging or partly damaged ceilings could pose a risk for example. Also, look out for cracked glass and schemes with gas lines should take particular care to check for leaks.
Owners should check the inside of their sections for immediate damage caused by the earthquake. Look for damage or cracks around walls, particularly load bearing walls and pillars, above doorways, etc. Check that ceiling has not started sagging as a result of the earthquake.
Besides the safety aspects, one should report any damages as soon as possible so any claims can be collated in time. Owners and the body corporate will only have 30 days to submit claims under normal circumstances. Our past experience is that insurers will not likely consider any late tremor or earthquake claim submissions like cracks reported three months later.
We have also compiled some commonsense tips and possible actions by responsible persons i.e., trustees, building manager or estate manager:
Severe damage
In the event of severe damage, ensure that qualified people or public safety officials declare the area or the structure safe. Stay away unless your assistance has been specifically requested by emergency personnel.
When entering your such damaged surroundings, wear protective gear such as long pants, a long-sleeved shirt, sturdy shoes or work boots, and thick work gloves to protect against injury. Be cautious and stay away from areas that appear hazardous.
Look for damage in and around the building and evacuate the building if it is unsafe.
Initially, extinguish small fires (defined as the size of a waste basket or smaller). Fire is the most common hazard after an earthquake. Inspect the entire length of chimneys for damage as unnoticed damage could cause a fire. Check electrical and gas connections. (We mention this as aftershocks are still a possible risk).
Examine walls, floors, doors, staircases, and windows. Open cabinets cautiously and beware of objects that can fall off shelves. Clean up spilled medicines, bleaches, gasoline, or other flammable liquids immediately, using a MSDS to determine proper cleanup. Leave the area if you smell gas or fumes from other chemicals and seek professional help.
Owners should report any damage or any releases of hazardous materials to trustees and the managing agent so that corrective action may be taken.
Following any earthquake, even smaller ones, a building manager should take several important steps to ensure the safety of occupants and assess the damage or any potential damage to the building.
Here is a summary of some key actions a building manager or estate manager can consider:
Prioritize safety:
The immediate concern is the safety of the building occupants. In a more severe situation, building managers should implement emergency protocols and evacuation plans, ensuring everyone is accounted for and evacuated to a safe location. This may involve assisting anyone with mobility issues.
Assess structural integrity:
After ensuring the safety of occupants, the building manager should inspect the structure for any visible signs of damage. This includes checking for cracks in walls, floors, or ceilings, leaning or collapsed sections, or any other visible structural issues. If there are significant concerns about the building’s stability, it may be necessary to evacuate the building and seek professional evaluation by a structural engineer.
Shut off utilities:
Building managers or estate managers should promptly shut off utilities such as gas, water, and electricity to prevent potential hazards, such as leaks or electrical fires. This should be done following appropriate safety procedures or with the assistance of utility companies, if necessary. This will also depend on the severity of the earthquake and resulting damage.
Conduct initial damage assessment:
The building manager or estate manager should document and record the damage observed after the earthquake. This includes taking photographs or videos of the affected areas and noting any hazardous conditions that may exist. This information will be useful for insurance claims and repair efforts.
Notify authorities and emergency services:
In the event of severe damage and hazards, inform relevant authorities, such as local emergency services and building inspectors, about the situation. They can provide guidance, coordinate resources, and assist in the evaluation of the building’s safety.
Communicate with owners, occupants and staff:
Regular communication with occupants and staff is crucial following an earthquake. Provide updates on the situation, evacuation protocols, and when they can expect to re-enter the building. Share information about available support services, such as temporary accommodations or counseling if needed. The scheme’s insurance broker and/or the insurer’s loss adjuster should be involved as alternative accommodation, etc. is arranged.
Engage professional inspectors:
Depending on the severity of the earthquake and the extent of the damage, it may be necessary to hire professional engineers or structural inspectors to assess the building’s integrity thoroughly. They can provide expert advice on repairs, reinforcement, or potential risks.
Initiate repair and restoration:
Once the building has been assessed, repairs and restoration work should be initiated promptly in symphony with the insurer’s loss adjuster’s oversight. If the insurer elects to settle financially, trustees will need to appoint professionals to oversee such as soon as possible. Engage qualified contractors or construction firms experienced in seismic retrofitting or earthquake damage repairs. Ensure that repairs adhere to local building codes and regulations.
Review and update emergency plans:
With the new hindsight experience, it is essential to review the effectiveness of existing emergency plans and procedures. Identify any areas for improvement and update emergency protocols based on lessons learned from the event. Whilst this Johannesburg event was very mild, it could have been far worse. It is a good opportunity to reflect on this.
Provide support and assistance:
Offer support and assistance to owners, occupants and staff who may have been affected emotionally or physically by the earthquake. This may include arranging counseling services, providing access to medical support, or assisting with temporary accommodation (with the insurer’s input) if necessary.
This weekend’s event may not have caused much damage in relative terms, certainly not to the extent that a much higher magnitude earthquake would; however, it may well be a wake-up call for trustees and owners to consider a few things:
- Our scheme’s insurance is up to standard in terms of coverage.
- Our scheme’s brokers are equipped to deal with a large event, systems, resources and advice wise.
- Our scheme’s valuation is up to date.
- Our scheme’s emergency procedures and disaster management plans are in place.
*Watch our video on this topic here
Author: Mike Addison, Addsure
Addsure is South Africa’s leading sectional title insurance brokerage. Obtain fit and proper advice from advisors who understand sectional title. Contact our head office, Cape Town (021) 551 5069 who will put you directly in touch with one of our nationwide advisors.