Lightning Protection Risk Assessments

BD Management Services Ltd, an ALMO of the The London Borough of Barking and Dagenham (LBBD), wants to commission a suitably qualified contractor to undertake comprehensive lightning protection risk assessments across LBBD's residential property portfolio. This initiative ensures resident safety, infrastructure resilience, and compliance with the latest statutory standards.

The portfolio includes approximately 743 blocks across the borough that are three stories or above, including all High-Rise Buildings (HRB) and sheltered blocks.

Scope of Works:

On-site evaluations and data collection to inform risk calculations. Key requirements include:

Standard Compliance: All assessments must be conducted in accordance with BS EN IEC 62305 2:2024.

Risk Evaluation: Calculations must include the following risk categories:

R1: Risk of loss of human life.

R2: Risk of loss of service to the public.

R3: Risk of loss of cultural heritage.

R4: Risk of economic loss.

Existing System Assessment: Where Lightning Protection Systems (LPS) already exist, their condition and compliance with current standards must be evaluated.

Technical Tools: to utilize industry-recognized software, such as Furse’s StrikeRisk or an equivalent, for accurate risk modelling.

Deliverables

A comprehensive report is required for each building, containing:

Summary of findings and risk assessment results.

Evaluation of existing LPS (if applicable).

Actionable recommendations for new or upgraded systems.

Full compliance documentation aligned with BS EN IEC 62305 standards.

Costed Remedials: A detailed cost breakdown for all identified remedial works required to achieve

compliance.

A detailed Programme of Works will be required that outlines all key milestones and proposed deliverables, including specific dates for site attendance and survey completion.

To ensure project alignment, regular attendance at performance review meetings with the Client throughout the duration of the programme is required. Furthermore, it shall be a core obligation to proactively identify and highlight any risks that may impact the timeline, providing mitigation strategies to prevent failures in meeting the agreed schedule.

Project Constraints and Regulations

Resident Considerations: Residents will remain in their homes; surveys must be conducted with minimal disruption.

Regulatory Framework: Works must adhere to the Health and Safety at Work etc. Act 1974, Building Safety Act 2022, and Management Regulations 2015 (CDM 2015), among others.

Regulatory Compliance & Safety Standards

All works are to be executed in strict accordance with the following:

UK statutory requirements and industry best practices. Failure to adhere to these regulations will be considered a breach of contract.

Working at Height Regulations 2005 - Given that 763 blocks are 3 stories or above (including High-Rise Buildings), compliance with the Work at Height Regulations 2005 is paramount:

Risk Assessment: A specific Working at Height Risk Assessment and Method Statement (RAMS) shall be required to

be submitted and approved before any site surveys commence.

Hierarchy of Control: Contractors must demonstrate how they have applied the hierarchy of control (Avoid, Prevent, Mitigate) to minimize the risk of falls.

Equipment & Competence: All access equipment (e.g., MEWPs, scaffolding, or roof access systems) must be appropriately inspected (PUWER/LOLER), and personnel must hold valid certifications (e.g., IPAF, PASMA, or specialist roof safety training).

Electricity at Work Regulations 1989 (EAWR)

LPS is considered an electrical "system" under Regulation 6 of the EAWR.

Safety of Systems: All existing and proposed systems must be designed and maintained to prevent danger (including fire and shock) resulting from natural phenomena like lightning.

Continuity & Testing: Contractors must ensure that all testing of earth electrodes and conductors is conducted by "competent persons" to prevent danger to the surveyor or residents.

Construction (Design and Management) Regulations 2015 (CDM)

The risk assessment and any subsequent remedial works fall under CDM 2015:

Duty Holder Responsibilities: The contractor will act as the "Principal Contractor" or "Contractor" (as

defined by project scale) and must ensure a Construction Phase Plan is in place where applicable.

Health and Safety File: All survey data, photographic evidence of non-compliance, and remedial

designs must be formatted for easy inclusion in the building’s permanent Health and Safety File.

BS EN IEC 62305:2024 Compliance

This is the primary standard for the design and testing of LPS in the UK.

Contractors must specifically reference Part 2 (Risk Management) for the assessments and Part 3 (Physical Damage) for any remedial recommendations.

Responses must include a commitment to using calibrated testing equipment that meets the accuracy requirements of this standard.

Building Safety Act 2022

For the High-Rise Buildings (HRB) within this portfolio, the contractor must provide documentation that supports the "Golden Thread" of information. Risk assessments must be robust enough to satisfy the Building Safety Regulator (BSR) that lightning risks have been managed to "as low as reasonably practicable" (ALARP).

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