Be prepared: emergency action plans coming.

Local Law 26 of 2004 has added a new requirement for every commercial high-rise building (Class E) to submit an Emergency Action Plan to the FDNY.

All office buildings will be required to adopt new standards and procedures and be prepared to perform varied evacuation exercises for non fire related emergencies in the coming months and moving forward.

Many property owners and managers are probably asking, "What is an emergency action plan and why do we need one?"

An emergency action plan details the precise actions building management personnel and the building's occupants should take to ensure their safety if a non-fire emergency situation occurs.

Title 27 details most existing fire code provisions; The Emergency Action Plan codes will amend Title 27 to cover other types of situations. The situations that must be prepared for are: Explosions, biological, chemical or hazardous materials incidents or releases, natural disasters or other emergencies or the threat thereof.

The September 11th, 2001 attacks on the world Trade Center made it clear to city officials that new procedures were needed to protect the occupants of office buildings in the event of non-fire related emergencies.

City official and emergency preparedness experts now understand that by maintaining well developed emergency action plans along with proper employee and building tenant training, fewer and less severe injuries are likely to occur when and if a non-fire related emergency should occur.

If no emergency action plan is prepared, experts agree that this would likely will lead to a disorganized mass evacuation or improper emergency response, resulting in confusion, injury or worse. Therefore every commercial high-rise building in NYC must now set to the task of developing an Emergency Action Plan. Some buildings have asked, "Can we write our own Emergency Action Plan?" The answer is yes but it is ill advised, as unless you are an expert in emergency planning preparedness you are unlikely to prepare a proper emergency action plan. The importance of a professionally constructed emergency action plan cannot be over-emphasized.

The right plan for your building can help you minimize occupants injuries, reduce property damage, reduce your liability and' Exposure and help you develop an emergency action plan that will increase your personnel (and your building's tenants) chances of survival.

Putting aside the specifics that need to be included in a compliant NYC Emergency Action Plan. (Please note that the precise requirements have yet to be finalized.)

A well-constructed Emergency Action Plan addresses a myriad of potential emergencies that might be expected in the workplace. It also focuses on ways to keep building occupants safe and out of harm's way. In light of recent events: 9/11, The New Orleans Flood, suicide bombings, disgruntled people "going postal", your property's emergency action plan should address the possibility of threat of terrorist activity, natural disasters such as hurricanes, tornadoes and floods as well as explosions, chemical spills, accidental release of toxic gases and bodily harm and trauma caused by workplace violence.

It is critically important that a proper a building hazard audit is performed to determine if your property has any specific hazards and potentially dangerous conditions that need special consideration.

An example might be that the property's tenancy is comprised of a law enforcement agency or other foreign government office that could be targeted by terrorists.

There are numerous considerations as to who your tenants are and how or why terrorists could target them.

The threat of terrorism is only one concern to consider in your Emergency Action Plan. Perhaps tenants in your property do light manufacturing or assembly using machinery. There might be dangerous materials kept on the premises that could pose a hazard. These are just a few of the types of special situations that need to be taken into consideration when preparing your Emergency Action Plan.

Here are some key considerations on how to best be prepared for assorted emergencies:

It is critically important that appropriate training be provided for your building's personnel. Very specific duties will be detailed to properly trained employees such as the Emergency Action Plan Director. A proper EAP will indicate specific procedures to account for all building occupants and visitors.

It is imperative that you have the proper emergency communications equipment in place (as well as backup equipment such as cell phones and the tel. Numbers of your tenants cell phones) and that designated personnel are properly trained to deliver specific messages to convey to building occupants in an emergency situation.

Specific and up to date lists of building personnel and the building occupants must be kept. The job titles of persons to be contacted for further information in case of an emergency must be maintained.

Your building must be prepared to assist occupants or visitors who may have special needs. Your building's emergency action plan must be reviewed with building occupants on a regular basis. The building's plan must be updated regularly to ensure compliance with local law as well as updated with new tenants information.

A finalized plan is being worked on by city officials and should be completed in the next few months. The New York City Fire Department will finalize the EAP requirements soon. Upon completion of the reference standard, Hyline Safety will offer turnkey Emergency Action Plans created by leading experts in emergency preparedness planning.