PipeSize (B36.10 19)

JACOBS ZATE
PROPERTY RISK SURVEY
Location Al Fanar Building

Near corner Custodian of the Two Holy Mosques Road and Prince Humud Street
Al-Khobar, Kingdom of Saudi Arabia
Name Function Company

Conferred with Mr. Raed Abduljabbar Procurement Manager Jacobs ZATE
Accompanied by Mr. Barry Muir Manager of Projects Jacobs ZATE

Mr. Junnell Salas FM Supervisor Jacobs ZATE
Mr. Majed AlThibati HSE Officer Jacobs ZATE
Date of Survey 05 September 2018

Reference Number RSB-16-2018
Surveyed by Renato S. Barredo, Aon Saudi Arabia LLC
Aon Saudi Arabia LLC

Table of Contents
1 EXECUTIVE SUMMARY .....................................................................................................3
1.1 Opinion of the Risk ....................................................................................................................... 4
2 GENERAL ..................................................................................................................................... 4
2.1 Purpose......................................................................................................................................... 4
2.2 Scope ............................................................................................................................................ 5
2.3 Site Description ............................................................................................................................. 5
2.4 Recent Changes / Future Plans ................................................................................................... 5
2.5 Loss Experience ........................................................................................................................... 5
3 SITE INFORMATION ..........................................................................................................5
3.1 Location ........................................................................................................................................ 5
3.2 Exposure ....................................................................................................................................... 5
3.3 Construction .................................................................................................................................. 5
3.4 Occupancy .................................................................................................................................... 6
4 STORAGE ..........................................................................................................................7
4.1 Storage ......................................................................................................................................... 7
5 UTILITIES ...........................................................................................................................8
5.1 Electricity ...................................................................................................................................... 8
5.2 Diesel Oil ...................................................................................................................................... 8
5.3 Flammable Liquids ........................................................................................................................ 9
5.4 Gas ............................................................................................................................................... 9
5.5 Steam............................................................................................................................................ 9
5.6 HVAC ............................................................................................................................................ 9
6 FIRE PROTECTION ............................................................................................................9
6.1 Public Fire Brigade ....................................................................................................................... 9
6.2 Private Fire Brigade ...................................................................................................................... 9
6.3 Alarming ...................................................................................................................................... 10
6.4 Hand Held Appliances ................................................................................................................ 10
6.5 Hose Reels ................................................................................................................................. 10
6.6 Automatic Sprinkler System........................................................................................................ 10
6.7 Fire Pumps ................................................................................................................................. 10
6.8 Water Supply .............................................................................................................................. 11
6.9 Automatic Gas Extinguishing System ......................................................................................... 11
6.10 Dry Risers ................................................................................................................................... 12
6.11 Yard Hydrants ............................................................................................................................. 12
6.12 Partitions ..................................................................................................................................... 12
6.13 Ventilation ................................................................................................................................... 12
6.14 Earthing....................................................................................................................................... 12
6.15 Lightning Protection .................................................................................................................... 12
6.16 Overvoltage Protection ............................................................................................................... 12
7 HUMAN ELEMENTS ......................................................................................................... 13
7.1 Smoking Regulations .................................................................................................................. 13
7.2 Waste Handling .......................................................................................................................... 13
7.3 Handling of Combustible Liquids ................................................................................................ 13
7.4 Hot Work Permit System ............................................................................................................ 13
7.5 Self-Inspection ............................................................................................................................ 13
7.6 Control of Contractors................................................................................................................. 13
7.7 Maintenance ............................................................................................................................... 14
7.8 Emergency Response Plan / Crisis Management ...................................................................... 14
7.9 Housekeeping ............................................................................................................................. 14
Jacobs Zate_Property Survey Report

Survey date:05 September 2018
1
8 SECURITY ........................................................................................................................ 14
8.1 Appeal ......................................................................................................................................... 14
8.2 Organization ............................................................................................................................... 14
8.3 Structural Security ...................................................................................................................... 14
8.4 Security Sensors ......................................................................................................................... 15
8.5 Conclusion .................................................................................................................................. 15
9 OTHER PERILS ................................................................................................................ 15
9.1 Explosion .................................................................................................................................... 15
9.2 Impact, Collision ......................................................................................................................... 15
9.3 Riot, Civil Commotion, Vandalism, Malicious Mischief ............................................................... 15
9.4 Aircraft......................................................................................................................................... 15
9.5 Sandstorm / Windstorm .............................................................................................................. 15
9.6 Earthquake ................................................................................................................................. 16
9.7 Flooding ...................................................................................................................................... 16
9.8 Rainwater .................................................................................................................................... 16
9.9 Collapse / Subsidence ................................................................................................................ 16
9.10 Landslide .................................................................................................................................... 16
9.11 Loss Experience Perils ............................................................................................................... 16
10 VALUES AND LOSS ESTIMATE ...................................................................................... 16
10.1 Breakdown of Values .................................................................................................................. 16
10.2 Loss Definition / Loss Estimates ................................................................................................. 17
11 RISK IMPROVEMENT & RECOMMENDATIONS .............................................................. 17
11.1 Definitions ................................................................................................................................... 17
12 APPENDIX ........................................................................................................................ 24
12.1 Fire Alarm System Layout (Selected Floors) .............................................................................. 24
12.3 Permit to Work ............................................................................................................................ 32
12.4 Fire Warden List ......................................................................................................................... 34
12.5 First Aider List ............................................................................................................................. 35
12.6 Fire Drill (01 March 2018) ........................................................................................................... 36
13 GOOGLE IMAGE .............................................................................................................. 39

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1 EXECUTIVE SUMMARY
Aon Saudi Arabia LLC has been requested by Jacobs ZATE to carry out a property risk survey of the Al
Fanar Building located in Al Khobar, Kingdom of Saudi Arabia. The visit to the site was made on 05
September 2018. The Aon Risk Engineer was accompanied by representatives of Jacobs ZATE to all the
requested sections of the building.
Al Fanar Building is currently leased to Jacobs Zamel and Turbag Consulting Engineers (Jacobs ZATE).
Jacobs ZATE is a local subsidiary of Jacobs Engineering Group Inc. (NYSE: JEC), one of the world's
largest and most diverse providers of engineering and construction services. Jacobs ZATE provides
construction and engineering consultancy services to clients including Saudi Aramco, Ma'aden and
various Saudi government operatives.
The surveyed risk is a high-rise building erected in the heart of Al Khobar City. It is constructed of fire
resistive framework with external envelope of structural glazing and concrete masonry units.
Fire-rated (90-minute) metal doors are installed on each floor landing and service utility rooms. The doors
will compartmentalize the area during an emergency. All exit doors swing in the direction of the egress.
There are 2 emergency exit stairs near the opposite ends of the building that discharge through a final
exit to a place of safety. The stairs are built with adequate handrails on both sides. The emergency exit
staircases are enclosed with fire resisting construction and will be pressurised using the Stair
Pressurization Fan (SPF) mounted on the roof deck in case of fire.
It is common to see ductworks for the conveyance of services like HVAC, fire protection (water system),
and power cable trays traversing the plenum of each floor. These ceiling plenums do not have automatic
alarm detection system.
The building has multi-storey parking spaces with a ramp to move from one level to another. The
entrance and exit ramp is protected by access control booms and spike barriers. The building entrance is
manned 24/7 by security personnel supplemented by internet protocol (IP) surveillance monitoring
system.
The building fire detection and protection include the following:

• Ceiling-mounted smoke/heat detection devices wired to the fire alarm control panels
• Manual call points
• Portable fire extinguishers (DCP, CO2)
• Wall-mounted fire hose reel cabinets at every floor
• Automatic sprinkler system
• Firewater pump and firewater tank
Mission critical rooms like the Electrical Distribution Panel Room, CCTV Room, and Server Room are
protected with gaseous suppression system.
Electricity is sourced from SCECO, a public utility grid. There is a standby diesel generator in case of
power interruption. Water is directly sourced from the Baladiyah through a metered water connection.

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1.1 Opinion of the Risk
The highest fire hazards in this building will be the faulty electrical appliances or short-circuiting in the
electrical connections that could give rise to a fire. Fuel loads are mainly the office furniture, fixtures,
carpets, and the PVC-insulated electrical cables. There are also combustible second-hand building
materials stored on the basement and another store that contains the office supplies in carton boxes and
the stockpile of used CPU’s and desktop monitors, all made of combustible plastic materials.
The level of hazard is increased in the presence of a diesel generator with storage tanks sited inside the
building (P1). The tanks are inside a concrete room, spaced very close to each other and do not have a
diking facility for spill containment. It is hypothesized that the physical size of the tanks will be able to
provide at least 12 hours generator run-time. It is worthy to note that the tanks are protected by gas
suppression system.
Human factors that can add up to the hazards would be the surreptitious cigarette smoking on the
basement. Cigarette butts were seen inside the drainage channel. Improvement should be done in terms
of the strict observance of the “No Smoking” policy which should apply to all personnel and visitors. The
regulation on sources of ignition should be considered a top priority.
The fire doors or metal doors are built with self-closing mechanism. This prevents the spread of smoke or
fire. Nonetheless, a thorough inspection should be made to check that all wall, floor, and ceiling
penetrations (cable trays and other service utilities including the risers) are adequately fire-stopped.
There is an increased, if not total reliance, on the sprinkler system especially after business hours. Fire
control should be immediate, and the firefighting equipment should be appropriate to rapidly suppress the
fire. Maintenance records show the robust inspection, testing, and maintenance routines periodically
conducted on the firefighting appliances. Visual inspection confirms that the firefighting system is well
maintained and in good operating condition.
The round-the-clock work shift of the security personnel is expected to assist in alerting the Civil Defence
during the incipient or smoldering stage of fire.
Meanwhile, the presence of the curtain wall glazing system and some and cable ducts without adequate
cavity barriers may intensify the vertical spread of fire. Fire “leap frog” effect is not discounted.
The above observations have been brought to the attention of the building representatives for immediate
corrective actions. These are also highlighted under the Risk Improvement and Recommendations
section of this report.
Notwithstanding the above, this risk compares favorably with similar occupancy operations and other real
estate facilities in the KSA. An above-average rating exists for most of the categories noted.
2 GENERAL
2.1 Purpose
The purpose of this report is to assist Jacobs ZATE in addressing the identified risk issues through the
risk improvement and recommendations.

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2.2 Scope
The visit at this building took place on 05 September 2018 and reflects the first survey visit to the site by
Aon Saudi Arabia LLC. This report involved a survey of the processes and related hazards in relation with
property (fire) damage. The survey included multiple aspects such as building construction, occupancy,
fire protection, administrative controls, inspections, etc. Information and data were obtained mostly from
interview with the key personnel at the site, building plans and drawings, and a tour of the facility. No fire
protection testing was performed.
2.3 Site Description

The site is ideally situated downtown in the key business district of Al-Khobar. The site features double
roadways and a busy environment with various commercial establishments. The peripheral areas
comprise of various commercial buildings. Otherwise, the outer bands are residential areas and retail
shops. The site is easily accessible because of its striking distance from major thoroughfares.
2.4 Recent Changes / Future Plans

There are no recent changes or plans disclosed during the visit.
2.5 Loss Experience

Near-miss incident in 2017 at P2 involving cigarette smoking; HSE Department called for a stricter “No
Smoking” regulation after the incident.
3 SITE INFORMATION
3.1 Location
The exact location of the building is near the intersection of Custodian of the Two Holy Mosques Road
and Prince Humud Street at coordinates 26°17'3.23"N, 50°11'54.96"E.
3.2 Exposure
North South East West
By a narrow passageway then By a narrow passageway then
Custodian of the Two Holy a low-rise concrete building a low-rise concrete building
Abdulaziz Bin Heteb Street
Mosques Road occupied as KIA Showroom occupied as multi-tenanted
(AL Jabr Automotive Building) offices
3.3 Construction
The surveyed risk consists of ground + 13 floors, an upper deck, and a basement with sublevel. It has a
total height of 45 meters and a total floor area of 19,500m2.
The live and dead loads are transferred to the reinforced beams and to the round and rectangular
columns. The exterior envelope is constructed of curtain wall glazing system and partly masonry blocks
cladded with terracotta tiles. The transoms and mullions on the curtain wall are cladded with

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ALPOLIC®/fr405, a metallic aluminum composite panel (ACP) with a fire-retardant core sandwiched
between two skins of 0.5mm thick aluminum.
The west side is designed to have projecting curtain wall and balconies.
The roof is concrete-poured cement which has a layer of membrane made of tar (or bitumen) material.
Layers of pebbles are spread several inches thick over the slab to protect the roof.
The building is virtually composed of 2 interconnected wings (Wing A and Wing B). Each wing has 4 lifts
and an emergency exit staircase which will be pressurized during emergency evacuation. The service lift
is located at Wing B. The 1st floor of Wing A is built with a cantilevered balcony. The lift corridors are
typically laid with granite tiles.
The following floors have typical construction plans: 1st to 3rd; 4th to 9th.
Internal partition commonly consists of plastered masonry blocks, plate glass, gypsum drop ceiling and/or
acoustic tiles on aluminium T-runners, and frameless glass door with magnetic lock. The magnetic lock
will automatically disengage during an emergency. Wall-to-wall carpets are invariably used throughout
the workstations.
Ductworks are fitted inside the false ceiling plenum of each floor for the conveyance of important utilities
like the HVAC, fire protection, domestic water, and power. Each floor has its corresponding electrical
panel board enclosed in wooden door.
Building classification: Type I construction (fire resistive) under NFPA 220 (Standards of Construction).
Northwest perspective Passageway (East) Passageway (West)
3.4 Occupancy
The building is mainly occupied as offices. A small portion on the ground (south face) is leased by the
owner of the building to Modern Furniture, a furniture display and retail shop. This shop was not visited
during the survey. In general, the building floors are occupied as follows:
Basement
• Vehicle parking space
• Fire pump room (subbasement)
Ground
• Reception lobby (Starbucks coffee lounge @ Wing A (floor-to-ceiling height = 7.5m))
• Power distribution room
• CCTV monitoring and fire alarm control panel room
• Portion rented out to Modern Furniture

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Mezzanine
• Conference rooms
• Data room
• Prayer room
• Offices
Podium 1
• Walled vehicle parking space
• Store for office supplies (consumables)
• Chamber with roll-up door for second-hand building materials
• Generator
• Diesel storage (supply tank) room
Podium 2
• Partly open-air vehicle parking space
1st – 10th Floors
• Offices
10th Floor upper deck (Wing A)
• Elevator machine room
Roof deck
• HVAC units
• Poly tanks (domestic water storage)
• Gondola (for glass maintenance/cleaning)
• Antenna
4 STORAGE
4.1 Storage
Podium 1
A small concrete room is used for the storage of office supplies (consumables). These are combustible
items packed in cartons in solid piling arrangement, otherwise, in paper reams stacked on low-level metal
shelves. The abutting space is used to store used desktop computers (CPU’s and monitors). The room is
fitted with smoke detection and automatic (pendent and upright) sprinkler systems. The metal door has a
fire rating of 90 minutes. The clear space between the sprinkler heads and stored goods, the aisle
system, and the wall penetration require a review.
Office supplies and computer hardware
Second-hand building materials are kept inside a small concrete chamber with roll-up metal door. While
the chamber is protected with smoke detector, close inspection revealed the detector is still covered.
These observations were brought to the attention of the building representatives who obliged to correct
the noted deficiencies.

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Used building materials / covered smoke detector
5 UTILITIES
5.1 Electricity
Electricity is sourced from the feed line of SCECO. There are “step-down” oil-cooled transformers
installed onsite, but these are under the care and custody of SCECO. Services going to the building are
provided with breakers on busbars. Accordingly, the distribution line and all the breakers were replaced in
2013. As part of the electrical preventive maintenance system, thermographic surveys are conducted
periodically on selected electrical panels.
In case of power interruption, there is a standby containerized Cummins diesel generator. It is installed
inside an open-air cage on the western corner of P1. The genset will provide auxiliary power limited to the
lighting system, servers, CCTV surveillance system, and the access control.
5.2 Diesel Oil

The fuel is supplied to the generator through the diesel fuel lines from the 2 adjacent carbon steel tanks
(day tank and supply tank). These tanks are kept inside a concrete compartment next to the generator.
Accordingly, these tanks are fitted with overfill alarms. It was not determined whether there is low-level
alarm as well. Storage capacities of the tanks were not provided.
The compartment is protected by FM 200 and has at least 1-hour FR, a fire-rated door, and an
independent overhead ventilation (exhaust) system. No bunding system has been provided for spill
containment. This was discussed with the building representatives.
Diesel Generator Diesel storage tanks FM 200

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5.3 Flammable Liquids
None noted
5.4 Gas
None
5.5 Steam
None
5.6 HVAC
Core areas consisting of the reception lobby, elevator lobbies, office workstations, and associated
circulation spaces are air-conditioned by means of centralized overhead air distribution system provided
by the air-cooled chiller machines in conjunction with roof top units (RTU’s) and air handling units
(AHU’s). The ductworks are fitted with smoke/fire dampers that will be activated by fusible links (thermal
sensors) to prevent the spread of smoke or fire.
HVAC system
6 FIRE PROTECTION
6.1 Public Fire Brigade

The nearest public fire brigade servicing the area is approximetely 1.5 km from the site. The building has
no direct alarm system connected to the Civil Defence. Notification will be by telephone with response
time estimated to be within 5 minutes upon notification. Depending on the time of the day, there is
occasional light to moderate traffic conditions on the approach to the site. The likely convergence of
evacuating people close to the building may cause delay in tackling the fire by the Civil Defence. Plan of
attack includes the 2-sided approach as the building is bounded by access roads.
6.2 Private Fire Brigade

Firefighting training and refresher courses are periodically conducted to all the employees. However, only
the trained fire wardens are permitted to tackle the fire. The rest of the employees are expected to
evacuate the premises on the first sign of emergency.

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6.3 Alarming
Adequate number of manual alarm call points with audible warning sirens are strategically sited in the
entire building. Smoke and heat detectors are zoned and hard-wired to each of the five (5) fire alarm
control panels mounted inside the Technical Room. The room is protected by FM 200. Repeater panels
are also installed in the reception lobby and the lady’s office on the ground floor. All FACP’s are in good
health during the visit. Sprinkler supervisory alarms are also present. All these provide immediate
response to all fire alarms and notification of fire protection system impairments.
Random inspection on the plenum (1st floor) revealed a void (> 800mm) that has fire loading and used
also as a return plenum for HVAC. No fire detection is installed in the plenum. This requires a review.
6.4 Hand Held Appliances

Adequate numbers of dry chemical powder and CO2 hand-held extinguishers are conspicuously located
where they are readily accessible, on brackets or together with the fire hose reel inside the fire hose
cabinet. These are maintained in a fully charged and operable condition complete with inspection tags.
6.5 Hose Reels

Each floor has at least 2 wall-mounted fire hose reel cabinets using water with standard hose lengths.
Maintenance is contracted out to Star Safety for Fire Systems Establishment on a quarterly basis.
6.6 Automatic Sprinkler System

Automatic sprinkler system (upright and pendent heads) is installed on the ceiling of the entire building in
tree piping distribution configuration. The workstation areas are protected by quick-response concealed-
type sprinkler heads. The quarterly maintenance (inspection and testing) is contracted out to Star Safety
for Fire Systems Establishment. Maintenance records show that the procedure is in accordance with
NFPA 25.
6.7 Fire Pumps

The sprinkler system and fire hose reels will deliver the water from the pump to the seat of the fire. The
fire pumps consist of the following:
1 electric (horizontal split-case centrifugal) pump (UL/FM approved) with a discharge capacity of 500 gpm
1 diesel (horizontal split-case centrifugal) pump (UL/FM approved) with a discharge capacity of 500 gpm
1 jockey (vertical centrifugal) pump (UL/FM approved) with a discharge capacity of 53 gpm
The pumps’ operation is pressure-based (high and low zones). All pumps are linked to appropriate fire
controllers, all switched in the “auto” mode. The fire pump room is protected by upright sprinkler system.
The floor has an open sump pit with submersible pumps.
The monthly maintenance of the fire pumps is contracted out to Star Safety for Fire Systems
Establishment. Maintenance strategy is in accordance with NFPA 25 (Standard for the Inspection,
Testing, and Maintenance of Water-Based Fire Protection Systems) and NFPA 72 (National Fire Alarm
and Signalling Code). Maintenance results are recorded with copies provided to Jacobs ZATE for internal
review and evaluation.

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6.8 Water Supply
The building is connected to the municipality (Baladiyah) water service line. The fire pumps will take
suction from the 2 concrete tanks (total storage capacity = 670,000 liters) built alongside the fire pumps.
6.9 Automatic Gas Extinguishing System

Automatic clean suppression system (FM 200) is the main fire protection inside the following rooms:
• Ground Floor
Technical Room (CCTV monitoring room / FACP room)
Power Distribution Panel room
• Mezzanine Floor
IT (Server) Room
• Podium 1
Diesel tank storage / pump room
The gas will be delivered to the nozzles on the ceiling of the protected room by a dedicated system
through reservoir tanks in the room.
Technical Room
Electrical Distribution Panel Room
Diesel tank storage / pump room

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6.10 Dry Risers
A Class I standpipe is mounted on every floor landing of each staircase. It is connected to a 4-inch
diameter feed line.
6.11 Yard Hydrants

None
6.12 Partitions
Individual floor compartmentation consists mainly of floor-to-floor horizontal separation with at least 90-
minute rated enclosures for vertical utility shafts and exit stair enclosures. Service utility rooms are mostly
in concrete enclosures within the building. Compartmentation for technical equipment rooms consists of
concrete masonry block construction and 90-minute metal doors. It was noted that not all cable trays
penetrating the walls are sealed with fire stopping materials. This requires a review.
6.13 Ventilation
Roof-mounted single-point injection system (propeller fan) will supply the air to pressurize the stairwells
to inhibit the migration of smoke from the smoke zone.
6.14 Earthing
The building, machinery, electrical equipment, and ancillary structures are all properly earthed. The
electrical distribution room uses copper earthing busbars for the grounding connections.
6.15 Lightning Protection

A network of lightning rods is mounted on the parapet walls of the building to protect the structure from a
lightning strike. Lightning is a rare phenomenon in this region.
6.16 Overvoltage Protection

Voltage overload protection devices in the form of circuit breakers and other overcurrent protection
devices are installed.

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7 HUMAN ELEMENTS
7.1 Smoking Regulations

The building has a “smoke-free” policy for everybody. A designated smoking area (open-air patio within
the compound) has been provided for the employees and visitors. Smoking at non-designated location is
considered a sanctionable violation. Nevertheless, breaches in the policy were noted on the basement
parking. This was brought to the attention of the Jacobs ZATE representatives.
7.2 Waste Handling

There is regular collection of waste materials and disposal is properly done. All waste in the building are
regularly cleaned and moved to a dedicated metal waste skip outside the building. No significant
accumulation of waste materials was noted.
7.3 Handling of Combustible Liquids

The topping up of diesel fuel from the metal barrel to the supply tank of the fire pump creates an
enhanced risk. Accordingly, this is done via the manual transfer pump and transfer pipe.
It is not clear whether a formal written procedure exists regarding the proper dispensing of diesel and
other combustible chemicals. The fuel inlet pipe is sited very close to a cable tray. This requires a review.
7.4 Hot Work Permit System

A unified permit-to-work form is used for building works involving the following:
a. Cold work (PW01)
b. Hot work (PW02)
c. Confined space (PW03)
d. Working at height
The document covers precautions which should ensure safe working and fire extinguishment. Proper
lock-out tag-out (LOTO) procedures for isolating electrical devices for servicing or maintenance is also in
place.
7.5 Self-Inspection
The appointed Safety Officer and FM Supervisor conduct regular inspections and audits for the
operational, maintenance, health and safety protection of the building. Inspection procedures are more
pronounced in the service utilities and firefighting equipment.
7.6 Control of Contractors

Contractors carrying out works at the site are properly vetted and monitored by the assigned Competent
Person/s from Jacobs ZATE. This includes sufficient assessment of the risks inherent with the work and
submission of a method statement for the works to be undertaken by the contractor.

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7.7 Maintenance
A robust maintenance system exists where breakdown and preventive maintenance strategies are
implemented especially for the critical machinery and equipment. Maintenance contracts exist for
specialty works like the HVAC, electrical installations, and firefighting appliances.
7.8 Emergency Response Plan / Crisis Management

Scenario-based events are regularly simulated to practice the developed evacuation plans and
procedures. The team includes fire wardens and first aiders assigned on each floor and will act in
emergency situations including firefighting, emergency evacuation, and first aid. Emergency drills are
properly put on record and filed each time a drill is conducted. The Safety staff provides training and
periodic audits of safety practices and regulatory compliance.
7.9 Housekeeping
Housekeeping standard in general is satisfactory. Floors in the utility areas are kept clean with materials
and supplies kept in proper places and in order. However, one area that requires improvement is the
chamber containing the used building materials located on Podium 1 (P1).
8 SECURITY
8.1 Appeal
There are no consumer goods or products produced or sold in the visited sections of the building.
Nonetheless, the offices hold several high-value computers which could be misappropriated through
collusion with security personnel.
8.2 Organization
Jacobs ZATE employs uniformed security personnel that provide 24-hour security services. A total of 5
security staff are assigned during the morning and 3 during the evening. The security personnel are
responsible for access control inside the building premises through the north entrance gate. All
employees and visitors are required to wear ID’s. ID check and logbook system for incoming and
outgoing visitors are strictly implemented.
8.3 Structural Security

The north face of the building is secured by iron grill fence approximately 2.5m high. Otherwise, the east
and west sides are bounded by narrow passageways. The south face is occupied by a low-level retail
shop (Modern Furniture) that opens to a pedestrian lane and vehicle parking slots.
Vehicle entry/exit ramps (to the north face) are secured with vehicle booms (barrier arms) and surface-
mounted spike barriers. Single and double leaf glass doors are the main entry and exit points of the
people. At sundown, the premises will be well-illuminated. In all, this comprehensive security system
provides the necessary protection for the entire building.

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8.4 Security Sensors
There is a comprehensive digital video surveillance (IP cameras) throughout the building premises. Doors
are equipped with proximity card readers for access control. The readers automatically identify the users
who are entering before providing access. There is a very strict policy on the use of access cards.
Appropriate staff review the access logs for evidence of unauthorized door activity and improper use of
access cards.
8.5 Conclusion
The organization and structural element of security are regarded very adequate in respect of the risk
present.
9 OTHER PERILS
9.1 Explosion
Potential explosion generators would be the presence of elevated temperature and pressure in the utility
machinery and equipment like generator and HVAC compressors.
9.2 Impact, Collision

The vehicle traffic in the parking areas is considered as moderate-volume. Vehicle impact or collision in
the building properties will be limited to the curbs and concrete columns. The presence of road curbs and
easement reduce the probability of vehicle impact.
9.3 Riot, Civil Commotion, Vandalism, Malicious Mischief

There is no organized labor union among the employees in the building. Historically, there is no known
lawful or unlawful domestic disturbance whether on the part of the employees or the outsiders. There is
also no recorded history of intentional destroying or damaging of properties in the area. There is no
history of riot, civil commotion, etc. on the part of the public.
9.4 Aircraft
The nearest airport is the King Abdulaziz Air Base which is some 3 km aerial distance west of the building
site. There is a moderate exposure on this. The King Fahd International Airport is some 45 km aerial
distance northwest of the building site. The building is not located along the direction of the commercial
landing planes.
9.5 Sandstorm / Windstorm

Dust particles from sandstorm can cause damage to sensitive electronic equipment and can cause false
alarms to smoke detectors through door openings or through the AHU. Performance of the AHU that is
not equipped with the correct separators/filters may suffer and can allow entry of dust particles inside the
building. As for windstorm, the reinforced concrete construction of the building can withstand the strong
gusts of wind although damage to the structural glazing is not discounted. This is lower than average.

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9.6 Earthquake
Earthquakes in Saudi Arabia are infrequent and usually occur in the western portion of the country near
the Red Sea or the Gulf of Aqaba. The last major event was the 1995 Haql earthquake in the Gulf of
Aqaba (magnitude 7.3) which caused significant damage on both sides of the Gulf. In 2009, Umluj and Al
Madinah had earthquakes of magnitudes 4.6 and 5.7 respectively that resulted to some damages to
houses and landslides. As Al Fanar building is situated in the Eastern Province, the peril is low.
9.7 Flooding
For the basement and subbasement levels, the slabs and foundation walls are constructed of concrete.
Reportedly, adequate waterproofing was applied, and sump pumps are installed into the sump pits to
remove any accumulated water. The submersible pumps provide adequate protection against water
seepage or flooding.
9.8 Rainwater
Rain usually falls in Al-Khobar in moderate amounts during the winter months of November and
December. Adequate number of “through the roof” outlets (roof drains) with dome strainers are
incorporated into the roof construction to collect and discharge the surface water and carry it to the
designated low point. Accordingly, roof waterproofing is adequate, and the storm drain pipes are properly
maintained to prevent entry of rainwater. Heavier rainfalls might be expected due to climate change.
9.9 Collapse / Subsidence

Ground soil is considered compact in this zone. There are no quarry sites and blasting operations in the
area. Oilfields or mining activities are not within the immediate neighborhood. There is no underground
river system nearby. No history of collapse or subsidence has been recorded in the area.
9.10 Landslide
The building rests on a flat terrain. The potential for landslide is highest in areas bordered by steep
slopes or banks. No enhanced risk as far as landslide is concerned.
9.11 Loss Experience Perils

There are no other known or reported losses related to flooding, storm, and other special or natural perils.
10 VALUES AND LOSS ESTIMATE
10.1 Breakdown of Values

Current insurance/asset values have not been provided.

16
10.2 Loss Definition / Loss Estimates
Name Definition Scenario
EML (%) EML=Estimated Maximum Loss (CEA, 1999) Assume: Fire pumps and all sprinkler system out of
The Estimated Maximum Loss is that which could service
reasonably be sustained from the contingencies under Floor of fire origin: First
consideration, as a result of a single incident Cause of fire: Faulty electrical appliance
considered to be within the realms of probability taking EML of 70% assumes fire breaks out from the first floor
into account all factors likely to increase or lessen the and within minutes, it reaches the floors above through
extent of the loss but excluding such coincidences and the unprotected openings and failure of curtain wall
catastrophes which may be possible but remain system (leap frog effect). Direct damage due to fire is
unlikely. equal to 100% of the value of the 3 fire floors (1st, 2nd,
and 3rd) while damage due to smoke and firefighting
water is 50% on the 4th, 5th, P2, P1, mezzanine, and
ground floor. The basement sustains 30% water
damage. The rapid deployment and action of the Civil
Defence is credited in putting out the fire.
MPL (%) MPL = Maximum Possible Loss (CEA 1999)
The Maximum Possible Loss is that which may occur MPL of 100% assumes an uninhibited fire with loss of
when, the most unfavourable circumstances being building and contents.
more or less exceptionally combined, the fire is only
stopped by impassable obstacles or lack of substance.
11 RISK IMPROVEMENT & RECOMMENDATIONS

Based on field observations and review of findings, Aon recommends the following fire protection and risk
control upgrades be completed or implemented:
11.1 Definitions
We have applied a priority rating that we consider relevant to each recommendation using the following
standard:
Category A Should receive the immediate attention of senior management who should put
forward a plan of action to address the problem.
Category B Should be undertaken at the earliest opportunity; it is accepted that it may have
to wait for the next budget.
Category C These will be less critical recommendations which can be implemented at the
next convenient occasion.
Rec. # Status Risk Description Category

Unsatisfactory storage of building materials
2018-01 New Recommendation A
(Podium 1) / Covered smoke detector
It is recommended to relocate the stockpiles of used building materials inside the chamber with roll-up
metal door on Podium 1 to an external fire-safe structure to minimize the fire load. The stored materials
are highly combustible and can spread to other parts of the building when exposed to flame. Isolating the
hazard from the workplace is one of the most effective fire prevention measures which should be
considered.

17
Additionally, the covers of the smoke detectors on the ceilings of this room and the lift machine room
should be removed for the detectors to function when needed. Smoke emission occurs during the early
stages of a fire, so a working smoke detector in the ceiling should provide plenty of early warning in the
event of a fire and enable emergency action.

Breaches in the “No Smoking” policy
(Basement parking)
Cigarette butts were seen under the steel grate of the water drain on the basement. The following points
are recommended:
• Big “No Smoking” signs (both in English and Arabic) should be prominently displayed along the walls
of the basement and all parking spaces.
• Cameras should be positioned in areas where the prohibition is regularly ignored. These should
capture the images of the offender as well as the date and time.
• Responsibilities of supervisors or any authorized personnel regarding the “No Smoking” policy should
be included or documented within their job descriptions and an active disciplinary policy should be
strictly enforced to ensure that smoking rules are obeyed.

2018-03 New Recommendation Wall penetrations A
A thorough inspection should be conducted to check that all electrical conduits, cable trays, cablings,
HVAC ducting wall and/or floor penetrations are adequately sealed with an “approved” proprietary
packing block assembly or fire stopping intumescent material to prevent the spread of fire. The cavity
barrier must be sufficient so that the designed fire rating of the barrier will not be compromised by the

18
penetration sealing system and that fire or smoke spread to and from other parts of the building is
inhibited.
In the photos below, the walls which is supposed to provide at least 2 hours fire resistance have been
endangered because of the gaps created by the penetrations.
Electrical room Store

2018-04 New Recommendation Sprinkler head clearance - Store A
It is recommended to adjust the sprinkler heads or the stored items so that a clear space of at least 18
inches is maintained beneath the sprinkler head deflectors and the top of the stocks. This will ensure
adequate distribution of water discharge.

2018-05 New Recommendation Covered sprinkler heads – Podium 2 A
It is recommended to conduct a thorough inspection on all the sprinkler heads and make sure that all the
head clips (cover) have been removed especially on Podium 2. These orange plastic clips are supposed
to be removed by the contractor after testing and commissioning. The clips render the automatic
sprinklers non-operational.

19
OS & Y gate valves to be chained and
locked
To prevent unauthorized persons from tampering with the sprinkler system, we recommend the feed
valves to be chained and sealed at open position. Whenever possible, the fire pump area should be
securely closed for protection purposes.

Fuel spill control (bunding system) and
2018-07 New Recommendation B
overfill alarm
It is recommended to provide a diking facility to all the diesel tanks to contain any accidental spill or
discharge of the liquid during storage/filling operations or damage to piping. The enclosure will prevent
the accidental release from endangering the adjacent generator set, the parked vehicles, the fire pump,
and other important adjoining properties. The design of the bund should be such that 110% of the volume
of the largest tank will be contained within the bunded area.
Fire pump
Additionally, an alarm sound should be incorporated into the refilling system of the diesel storage tank
when the liquid level in the tank reaches 90 percent of capacity and by automatically stopping delivery of

20
liquid to the tank when the liquid level reaches 95 percent of capacity. Low-level alarm is also
recommended particularly in the day tank and supply tank of the generator.
No bunding facilities

Impaired fuel gauge
2018-08 New Recommendation B
(diesel tank)
It is recommended to repair or replace the impaired fuel level gauge of the diesel-engine pump tank. The
fuel tank level gauge will provide the maintenance personnel with information on how much fuel is left in
the tank and consequently when they need to order for more. This was presented in the report of the
maintenance contractor last 25 August 2018.

2018-09 New Recommendation Unsafe location of diesel transfer pipe B
It is recommended to relocate the transfer pipe of the diesel fuel (for fire pump) as far as reasonably
possible from the cable tray. Possibility of ignition exists during the transfer of the liquid and this would
damage the cables. In addition, the transfer operations should be connected to a static electricity bonding
system to reduce the ignition dangers from static electricity.

21
A written procedure for the transfer/decanting of diesel (and other flammable or combustible liquids) to
the storage tanks should also be developed. It is also recommended to develop a robust plan for spillage
clean-up system.

2018-10 New Recommendation Smoke detectors above false ceilings B
In accordance with it is recommended to install appropriate smoke detectors on above-ceiling
environment that are used as HVAC plenums. For this purpose, plenum detectors are required to be
listed or tested and approved for the air velocities within the environment in which they are to be installed.
This is in accordance with NFPA 72 (17.7.4.2).

2018-11 New Recommendation Lids over sump pits C
It is recommended to cover the sump pits with tightly fitting removable covers to keep debris out. This will
prevent clogging and prevent dangerous radon gas from entering the basement.
General
1. Review all maintenance records of the firefighting system maintenance contractor pertaining to the
cut-in and cut-off pressures of the fire pumps and compare these to the control panel reading and the
rated pressures. As noted, there are discrepancies in the data.

22
2. While thermography survey is periodically conducted electrical panels, to enhance the maintenance
strategy, it is recommended to include the fuse boards, terminals, joints, cable or bus bar
installations, extension cables, etc. in the routine to detect the weak points and avoid potential fires.
3. Random inspection showed not all the doors for the utility machinery and equipment are fire-rated.
The HSE Officer and/or FM Supervisor should examine all the doors (including voice and data switch
vestibules) and replace non-fire rated doors as necessary. Provide automatic means for closing the
doors in the event of a fire alarm or sprinkler system initiation.
4. Provide test results of the smoke/fire dampers. Ensure these dampers will allow quick shut-off of the
system in the event there is an accidental smoke or fire event.
5. Please advise if the mechanical smoke control system is connected to the standby power supply
(generator set). NFPA 101, 110, and 5000 require standby power connection for equipment serving
the smoke control system to assist the people in getting out safely.

23
12 APPENDIX
12.1 Fire Alarm System Layout (Selected Floors)
1st Floor
4th Floor

24
10th Floor
11th & 12th Floors

25
P1

26
12.2 Firefighting System Layout)
1st to 3rd
4th to 9th

27
10th
11th

28
Basement
Ground Floor

29
Mezzanine
Podium 1

30
Podium 2

31
12.3 Permit to Work

32
33
12.4 Fire Warden List

34
12.5 First Aider List

35
12.6 Fire Drill (01 March 2018)

36
37
38
13 GOOGLE IMAGE
DISCLAIMER
All Aon Risk Services inspections, reports and recommendations are purely advisory and for the purpose of
assisting clients and insured's in risk control and safety procedures. Observations and recommendations are
the result of practices and conditions observed and information made available to us at the time of our visit and
do not purport to refer to or guarantee compliance with local, state or federal regulations which may be
applicable to such practice and conditions. This report should not be considered a definitive listing of all
existing hazards nor an absolute solution to all indicated hazards. No responsibility for the implementation,
management and operation of risk control and safety procedures is assumed by Aon.
© 2018 Aon Inc.
All rights reserved. No part of this publication may be reproduced, stored in a retrieval system or transmitted, in any form or
by any means, electronic, mechanical, photocopying, recording or otherwise, without the prior permission of Aon Inc.

39

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JACOBS ZATE

PROPERTY RISK SURVEY

Location Al Fanar Building

Name Function Company

Accompanied by Mr. Barry Muir Manager of Projects Jacobs ZATE

Date of Survey 05 September 2018

Aon Saudi Arabia LLC

Jacobs Zate_Property Survey Report

Jacobs Zate_Property Survey Report

The building fire detection and protection include the following:

Jacobs Zate_Property Survey Report

Jacobs Zate_Property Survey Report

2.3 Site Description

2.4 Recent Changes / Future Plans

2.5 Loss Experience

Jacobs Zate_Property Survey Report

Northwest perspective Passageway (East) Passageway (West)

Jacobs Zate_Property Survey Report

Office supplies and computer hardware

Jacobs Zate_Property Survey Report

5.2 Diesel Oil

Diesel Generator Diesel storage tanks FM 200

Jacobs Zate_Property Survey Report

6.1 Public Fire Brigade

6.2 Private Fire Brigade

Jacobs Zate_Property Survey Report

6.4 Hand Held Appliances

6.5 Hose Reels

6.6 Automatic Sprinkler System

6.7 Fire Pumps

Jacobs Zate_Property Survey Report

6.9 Automatic Gas Extinguishing System

Electrical Distribution Panel Room

Diesel tank storage / pump room

Jacobs Zate_Property Survey Report

6.11 Yard Hydrants

6.15 Lightning Protection

6.16 Overvoltage Protection

Jacobs Zate_Property Survey Report

7.1 Smoking Regulations

7.2 Waste Handling

7.3 Handling of Combustible Liquids

7.4 Hot Work Permit System

7.6 Control of Contractors

Jacobs Zate_Property Survey Report

7.8 Emergency Response Plan / Crisis Management

8.3 Structural Security

Jacobs Zate_Property Survey Report

9.2 Impact, Collision

9.3 Riot, Civil Commotion, Vandalism, Malicious Mischief

9.5 Sandstorm / Windstorm

Jacobs Zate_Property Survey Report

9.9 Collapse / Subsidence

9.11 Loss Experience Perils

10 VALUES AND LOSS ESTIMATE

10.1 Breakdown of Values

Jacobs Zate_Property Survey Report

11 RISK IMPROVEMENT & RECOMMENDATIONS

Rec. # Status Risk Description Category

Jacobs Zate_Property Survey Report

Rec. # Status Risk Description Category

Rec. # Status Risk Description Category

Jacobs Zate_Property Survey Report