EBM (Exterior Building Maintenance)
The Blueprint for Facade Access
The EBM serves as the foundational design document for a building’s entire facade access strategy. Unlike a standard manual, the EBM is a comprehensive “living document” that outlines the structural requirements and equipment layouts necessary for safe, long-term exterior maintenance.
- Integrated Access Strategy: A Master Plan detailing how every square inch of the facade—from the roof to the ground—will be accessed for cleaning, repairs, and glazing.
- Structural Load Mapping: Precise identification of anchor points, davit bases, and carriage tracks, ensuring the building’s structure can safely support all suspended loads.
- System Synergy: Coordination between permanent equipment (BMUs, Davits) and portable gear to ensure 100% coverage without "blind spots" on the facade.
- Safety Zone Delineation: Clear mapping of fall-hazard areas and controlled access zones to protect both workers and the public.
- Long-Term Lifecycle Planning: Specifications for the frequency of inspections and the retirement criteria for installed components.
- Regulatory Foundation: Provides the technical baseline required to develop your OPOS (Operating Procedures Outline Sheet) and meet Cal-OSHA Article 5 requirements.
Operating Procedures Outline Sheet
FEIS provides a unique format to illustrate our custom-developed operating Procedure Outline Sheets (OPOS) specifically for the building it has been designed to support. Each OPOS created is a color-coded schematic drawing showing vendors how to safely identify all existing permanent and portable roof top façade equipment and the use thereof. This document serves as a critical safety management plan, outlining standard operating procedures for facility management.
The benefits of providing an OPOS are many, but the primary goal is to improve the building’s workplace safety thereby reducing liability to that building owner. Relying on the window washing contractor to provide and maintain its own safety protocols may not provide the protection that building ownership desires. Without an OPOS window washers that may improvise their own rigging and access procedures exposing owners to considerable risk. In California, the building owner (not the window washing contractor) is legally responsible for providing a safe workplace for outside contractors with respect to window washing and/or scheduled maintenance on their equipment.
Cal-OSHA requires that all buildings above thirty-six (36) feet possess and display a proper OPOS developed and designed only by an SIT licensed contractor. This regulation underscores the importance of compliance with safety standards and the need for professional certification in creating these outlines (Source: CAL-OSHA Article 5, Section 3282).
OPOS Requirements and Benefits
By incorporating these standard operating procedures, safety protocols, and compliance guidelines, the OPOS becomes an indispensable tool for building management, ensuring not only the safety of contractors such as window washers but also enhancing the overall facility safety and risk management strategy.
The Benefits of OPOS
The following items are both benefits of having an OPOS, along with requirements from CAL-OSHA as stated in the code (CAL-OSHA Article 5, Appendix A):
- Complete color-coded roof plan with drop zones and the various types of equipment identified
- All roof top and ground level danger zones will be identified
- Identification of safe access points and hazardous areas to ensure workplace safety
- Power and water outlets, fall arrest tie-back locations will also be called out
- Safe methods for all rigging procedures will be designed and listed
- All obstructions on the rooftop and ground level will be clearly marked
- Procedures in case of an emergency will be listed
- Directions and methods for use of all permanent and portable equipment will be listed and illustrated
- Guidelines for routine maintenance and inspection to ensure ongoing compliance and safety
- Access and egress to all equipment on the rooftop and balconies will also be identified (with directions for use)
What does NOT count as an OPOS
It’s crucial to remember that equipment manufacturer operating manuals, instructions or schematics are not considered to be a proper OPOS. Building ownership and management should keep said documents on file and available for the end user of its facade equipment to review. However, if those documents were not developed by an officially licensed SIT company (like FEIS) and do not meet every OPOS requirement, they cannot be used as an OPOS.
Improved Contractor Performance
With explicit guidelines and safety measures in place, contractors can perform their duties more effectively and safely. This clarity helps in avoiding misunderstandings and ensures that all work is carried out to the highest safety standards, which is crucial for maintaining the integrity of the building and the well-being of its occupants.
Community and Reputation
Prioritizing the safety of workers and adhering to strict safety standards reflects positively on the building’s ownership and management. This commitment to excellence and safety can enhance the building’s reputation among tenants, contractors, and the wider community, making it a preferred location for business and living.
Incorporating a detailed Operating Procedure Outline Sheet (OPOS) into your building’s safety and management strategy is an investment in safety, efficiency, and reputation. By doing so, you ensure that your facility not only meets but exceeds the expectations for safety and operational excellence, setting a high standard for the industry.
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What is an OPOS, and does my building need one?
Color-coded roof schematic required for buildings over 36 ft, must come from a licensed SIT contractor.
What's the difference between an OPOS and an EBM plan?
EBM is the master facade-access plan; OPOS is the operational schematic. Buildings typically need both.
Can we just use our equipment manufacturer's manual instead?
No, Cal-OSHA doesn't accept it as a substitute.
When in a project should design and documentation happen?
As early as possible, ideally during design development.