What Is Risk Asset Management?

Risk Asset Management refers to the systematic process of identifying, assessing, prioritising, and managing risks associated with an organisation’s assets — both physical (e.g. equipment, infrastructure) and non-physical (e.g. digital, financial, intellectual property).

It combines:

    •    Risk Management: Focusing on threats to asset performance, safety, compliance, and financial loss.

    •    Asset Management: Focused on the lifecycle optimisation of assets — acquisition, operation, maintenance, and disposal.

Key Standard:

    •    ISO 55000 series (Asset Management)

    •    ISO 31000 (Risk Management)

    •    PAS 55 (publicly available specification for asset management)

Key Components of Risk Asset Management

1. Asset Register & Classification

    •    A comprehensive inventory of all organisational assets:

      ◦    Critical assets: High-value, safety-sensitive, or regulatory-impacting.

      ◦    Supporting assets: Less critical, but still essential for operations.

    •    Classification allows prioritisation based on value, risk exposure, and strategic importance.

2. Risk Identification

    •    Determine risks that could affect the performance, safety, lifespan, or value of each asset.

    •    Risk categories:

      ◦    Operational – breakdowns, inefficiencies, capacity issues.

      ◦    Financial – underperformance, ROI risk, unplanned OPEX.

      ◦    Regulatory/Compliance – non-adherence to laws, codes, standards.

      ◦    Environmental/Health/Safety – hazards to humans or environment.

      ◦    Cyber/Information Risk – for digital and IoT-enabled assets.

3. Risk Assessment & Analysis

    •    Use methods such as:

      ◦    FMEA (Failure Modes and Effects Analysis)

      ◦    Risk Matrix (likelihood vs. impact)

      ◦    Condition Monitoring

      ◦    Monte Carlo simulation (for financial risk modeling)

    •    Assign risk scores to individual assets or asset categories.

4. Risk Treatment & Mitigation Strategies

    •    Preventive Maintenance (PM): Scheduled interventions to prevent failure.

    •    Condition-Based Monitoring (CBM): Real-time data to trigger actions.

    •    Redundancy or Backup Systems: To mitigate high-risk failure points.

    •    Asset Replacement Strategy: Based on lifecycle risk exposure.

    •    Insurance and Financial Hedging: For economic risk protection.

5. Risk-Informed Decision Making

    •    Use risk-weighted investment planning to allocate resources.

    •    Align asset decisions with strategic and financial goals.

What Is Legionella?

Legionella is a genus of bacteria naturally found in freshwater environments. The most dangerous species is Legionella pneumophila, which causes Legionnaires’ disease, a severe form of pneumonia. Infection occurs when contaminated water droplets are inhaled, especially via aerosols from:

    •    Showers and taps

    •    Cooling towers

    •    Hot and cold water systems

    •    Spa pools and hot tubs

    •    Evaporative condensers

    •    Decorative fountains

    •    Respiratory medical devices (e.g. humidifiers)

Why Legionella Compliance Is Critical

    •    Public Health: Outbreaks can be fatal, especially in hospitals, care homes, and hotels.

    •    Legal Obligation (UK):

      ◦    Under the Health and Safety at Work Act 1974

      ◦    Control of Substances Hazardous to Health (COSHH) Regulations 2002

      ◦    Approved Code of Practice L8 (ACoP L8) by the HSE

      ◦    HSG274 technical guidance (Parts 1–3)

    •    Penalties for non-compliance include legal prosecution, fines, closure of premises, and reputational damage.

Key Elements of Legionella Compliance

1. Legionella Risk Assessment

    •    Mandatory under ACoP L8.

    •    Must be conducted by a competent person.

    •    Assesses:

      ◦    Water system design and complexity

      ◦    Potential for aerosol formation

      ◦    Water temperature profiles

      ◦    Presence of nutrients (e.g., sludge, scale, biofilm)

      ◦    Susceptibility of occupants (e.g., immunocompromised individuals)

Review every 2 years, or sooner if:

    •    There are significant changes to the system.

    •    Legionella cases are suspected.

    •    Monitoring shows control measures are ineffective.

2. Written Scheme of Control (WSOC)

    •    Outlines how Legionella risks will be managed.

    •    Includes:

      ◦    Responsible persons and duties

      ◦    System schematics

      ◦    Operational and control procedures

      ◦    Emergency procedures (e.g., detection of Legionella)

      ◦    Recordkeeping protocols

3. Appointing a Responsible Person

    •    A designated individual (Responsible Person for Water Safety) is legally required to manage the risk.

    •    They may be supported by:

      ◦    Dutyholder (employer or person in control of premises)

      ◦    Appointed contractor (where outsourced)

      ◦    Authorising Engineer (AE) – especially in healthcare per HTM 04-01

What Are “Means of Escape” in Fire Safety?

A "Means of Escape" is the safe, continuous, and unobstructed path from any point in a building to a place of safety outside, used during a fire or emergency evacuation.

    •    It is a legal requirement under UK fire safety regulations.

    •    Proper means of escape ensure occupants can exit quickly and safely without external assistance.

    •    It includes routes, doors, stairs, corridors, exits, and refuges.

Legal & Regulatory Framework (UK)

Means of escape is mandated under:

    •    Regulatory Reform (Fire Safety) Order 2005

    •    Building Regulations 2010 – Approved Document B

    •    BS 9999 – Code of practice for fire safety in the design, management and use of buildings

    •    BS 9991 – Fire safety in residential buildings

    •    HTM 05-03 Part B – For NHS and healthcare premises

Three Stages of Escape  

1    Escape Route

       ◦    Route from point of origin to the nearest fire exit or fire door.   

2    Escape to Place of Relative Safety

       ◦    Protected route to stairwell, refuge, or fire-protected lobby.

3    Escape to Place of Ultimate Safety

       ◦    Exit to open air, public space, or fire assembly point.

Key Components of Means of Escape

1. Escape Routes

    •    Must be clearly defined, adequately lit, and obstruction-free.

    •    Include:

      ◦    Corridors

      ◦    Staircases

      ◦    Access rooms

      ◦    External balconies

    •    Fire-resistant construction (typically 30-60 minutes fire resistance)

2. Final Exits

    •    Lead to outside of the building.

    •    Must be:

       ◦    Unobstructed and immediately accessible

       ◦    Fitted with panic hardware in high-use buildings

       ◦    Unlocked or easily opened without keys

3. Escape Doors

    •    Must open in the direction of travel for high-occupancy areas.

    •    Should not be locked, blocked, or delayed (delayed egress systems require approval).

4. Refuge Areas (for disabled persons)

    •    A place of temporary safety (e.g. protected lobby or fire-resistant compartment).

    •    Allows for assisted escape or use of evacuation equipment (e.g. evac chairs).

    •    Required under Equality Act 2010 and Part M of Building Regs.

5. Signage and Lighting

    •    Emergency lighting must illuminate escape routes, stairs, exits, and hazards.

    •    Fire exit signage must be:

       ◦    Consistent and visible

       ◦    Photoluminescent or internally lit

       ◦    Clearly indicate direction and route to exit

What Is Ductwork Hygiene?

Ductwork hygiene refers to the cleanliness, maintenance, and monitoring of HVAC (Heating, Ventilation, and Air Conditioning) duct systems to:

    •    Prevent the accumulation of dust, debris, microbial contaminants, and moisture

    •    Ensure safe, efficient air distribution

    •    Comply with regulations and standards (e.g., TR19, BS EN 15780)

Why Ductwork Hygiene Matters

• Health - Prevents airborne transmission of allergens, bacteria, mould, and Legionella
• Fire Safety - Accumulated grease or dust is a fire risk (especially in kitchen extract systems)
• Energy Efficiency - Dirty ducts cause pressure drops and force systems to work harder
• Compliance
• Required for CQC audits (healthcare), TR19 certifications, and insurance validity

Applicable Regulations and Standards (UK/EU)

    •    BS EN 15780: Cleanliness of ventilation systems

    •    BESA TR19®: Guide to good practice for internal cleanliness of ventilation systems

    •    HTM 03-01 & HTM 04-01: Healthcare-specific hygiene requirements

    •    HSE HSG274: Addresses Legionella risk from poorly maintained air systems

    •    CIBSE TM26: Maintenance of duct systems

Key Components of Ductwork Hygiene

1. Types of Duct Systems to Clean

    •    General Supply and Extract: Offices, schools, retail, etc.

    •    Kitchen Extracts: Prone to grease buildup — high fire risk

    •    Toilet and Wet Extracts: Microbial and odour control

    •    Healthcare Systems: High-specification hygiene — must meet HTM standards

2. Inspection and Testing Methods

• Visual inspection - Identify visible dust, debris, or microbial growth
• Deposit Thickness Testing (DTT) - Measures dust layer in microns (per TR19)
• Surface Swab Testing - Microbiological evaluation
• Vacuum Sampling (EVT method) - Measures g/m² of dust (BS EN 15780, TR19)
• Borescope/CCTV - Internal duct video inspection
• Airflow and pressure testing - Indirect signs of blockages or contamination

3. Cleaning Techniques

• Mechanical brushing - Dislodges dust from duct interiors using rotating brushes
• Compressed air jets - Push contaminants toward extraction points
• Vacuum extraction units - Remove loosened dust and debris
• Chemical fogging or biocides - Disinfects microbial presence in ducts (e.g., mould, bacteria)
• Manual grease scraping - For kitchen extract systems
• Access panels - Installed for proper inspection and cleaning access (required by TR19)

4. Post-Clean Verification & Reporting

After cleaning, documentation should include:

    •    Before/after photos

    •    Air quality test results (if done)

    •    EVT or DTT results

    •    Locations cleaned

    •    Cleaning method used

    •    Compliance declaration (TR19, HTM 03-01, etc.)

    •    Recommended re-inspection or next cleaning schedule