Untitled Document
Topic 4.3 : Building Safety and Public Safety
1 Falling Objects from Height
2 Falling Objects from Height and Public Safety

As Lunar New Year was coming soon, Mr. and Mrs. Wong cleaned their flat. When Mr. Wong was cleaning the aluminium window in the study room, he found that it was difficult to open the window. So he tried to open the window with a screwdriver. Seeing this, Mrs. Wong immediately stopped him and told him that the aluminium window in the study room was difficult to open because it had been closed and had not been inspected for a long time. She suggested finding a qualified contractor to inspect and repair it to avoid accidents…

In the above example, who is more prudent? Mr. Wong or Mrs. Wong? What is the correlation between the safety of building components and that of the public?
 
Key Concepts

1. Falling Objects from Height
 
Anyone who commits an offence of falling objects from height, either intentionally or unintentionally, will be prosecuted by the Police. Allowing objects to fall from any building is a criminal offence according to the Summary Offences Ordinance (Chapter 228). Section 4B(1)of the Ordinance states that if anything is dropped or allowed to fall from any building to the danger or injury of any person in or near a public place, the person who drops that thing or allows it to fall commits an offence and is liable to a fine of $10,000 and imprisonment for 6 months.
   
2. Mandatory Window Inspection Scheme (MWIS)
 
 
As there are incidents of falling aluminium window from time to time, the Government is planning to implement the MWIS which aims to raise building owners’ awareness in proper building maintenance.
Information on Building Safety 2
 


The Buildings (Amendment) Bill 2010 introduces the MWIS, under which owners of buildings aged 10 years or above (except domestic buildings not exceeding three storeys) are required to carry out inspections (and, if necessary, repair works) of all windows of the buildings once every five years.
1 Falling Objects from Height
1.1 The Problem of Falling Objects from Height in Hong Kong
From 2007 to September 2009, there were totally 3001 cases of falling objects from height reported to the Police, injuring 212, 241 and 208 people in 2007, 2008 and 2009 (from Jan. to Sept.) respectively although there were no deaths. Statistics from the Police showed that objects frequently falling from height include rubbish, food residue, miscellaneous items and aluminium windows. (Reference from the website.)
1.2 Cases of Falling Objects from Height
Loosening Windows

According to the findings from previous incidents of falling windows, one of the major causes was the failure of rivets / screws of the hinge due to corrosion or wear and tear over time. Besides, the lack of proper maintenance and improper use of aluminium windows were also the contributing factors. Dislodgement and falling of windows may lead to damage to property and may even cost lives.
Information on Building Safety 3
 


Apart from aluminium windows, falling air conditioners are also worth our attention. Supporting frames of air conditioners installed outside the building, if not maintained properly, may get rusty and loosened as a result of exposure to rain and sunshine.
Warning Signs of Defective Aluminium Windows

These signs include:

‧ Difficult to open or close the windows;
‧ The windows could not be closed tightly;
‧ There is observable distortion to the window hinge or frame;
‧ Greyish white powder appearing at the hinges, rusty hinges, tracks, screws and / or rivets, indicating corrosion of the aluminium;
‧ Loose or missing screws / rivets;
‧ Water leakage between window frame and sash.

When the above signs are found, building owners and occupants should appoint a qualified person immediately to carry out inspection and repair works.

Proper Use of Aluminium Windows


Do not hang any objects on the window sash to avoid causing additional load on the bar hinges.

Do not push or pull the window sash with excessive force when the windows are hard to operate. Otherwise, this will induce excessive stress on the pivots, rivets and screws, causing their loosening or detachment.


Do not impose pressure on the window sash such as by transferring the body weight onto the sash when cleaning windows. Such extra loading, which has not been designed for, will over-stress the windows, in particular, the weakest link at the bar hinges.
Maintenance and Repair of Aluminium Windows

Regular Cleaning

 
‧ Windows are subject to wear and tear and exposed to weather, thus requiring regular cleaning.
‧ Clear the bar hinges, sliding shoes and tracks of dust, dirt and debris frequently.
‧ Use water for cleaning purpose. Do not use acidic or alkaline cleaning agents. Wipe off any water left on the top of the window sash and the bottom of the frame.
Periodic Lubrication

 
‧ Lubricate lightly the movable parts of the window such as hinges, tracks and pivoting points to avoid undesired friction and undue wear and tear of the rivets / screws when opening the windows.
Safety Checks

‧ Carry out regular do-it-yourself safety checks for signs of trouble.
‧ Remember to check the tracks at both the top and the bottom of the sash in addition to the two sliding tracks that are fixed to the window frames. There are a total of four tracks for each sash.
  

Check the tracks at the top and at the bottom of the sash
Additional Information:

 
For the information on the maintenance and repair of aluminium windows, please refer to the promotion pamphlet “Important notes about window safety”. The relevant pamphlet can be downloaded from the BD website.
Information for Teachers

‧ Any broken or cracked glass panes should be replaced at once with glass of the same type and thickness. Locking devices of window sashes should be replaced if they cannot function properly. Otherwise, damage may result in times of typhoon.

‧ Bar hinges in an aluminium window system are the most common sources of problems that lead to dislodgement of sashes. They should be regularly checked for any loose fixings and deformation, cleared of dust, dirt and debris and lightly lubricated to avoid undesired friction causing undue load on the fixing.

‧ Should any of the aluminium glazing beads for securing the glass panes be found missing, replacement must be done at once to avoid falling of glass panes. In the process of replacing fixing components such as screws and rivets, measures against bi-metallic action leading to corrosion must be taken to avoid direct contact between two different materials.

‧ A common example of bi-metallic action is between aluminium and stainless steel. If stainless steel screws or rivets are used, apply bituminous paint or sealant to the holes of the hinges and window frames prior to the installation of stainless steel screws or rivets to help avoid corrosion due to bi-metallic action. After installation, apply the paint or sealant to the heads of the screws or rivets to further improve resistance to corrosion.

‧ Steel window frames are subject to rusting and should be regularly re-painted with primers and re-finished. Putty for holding glass panes should be maintained. Hinges should be regularly lubricated and replaced if necessary to avoid dislodgment of sashes.

‧ It is important that a qualified person should be appointed for the works whenever repair or replacement of defective windows or window components is required.
2 Falling Objects from Height and Public Safety

According to statistics, there were over 3000 reported cases of falling objects from height between 2007 and September 2009. The seriousness of this problem should not be neglected. It is not uncommon for falling objects, especially aluminium windows, to cause serious injuries or even deaths. It is therefore important for building owners and occupants to raise the awareness of the safety of aluminium windows. Hence, the integrity and safety of building elements are essential to public safety.

According to Section 4B of the Summary Offences Ordinance, if a window is dropped or allowed to fall from any building to the danger or injury of any person in or near a public place, the person commits an offence and is liable to a fine of $10,000 and imprisonment for 6 months upon conviction. If the falling of window has caused injuries or even deaths, the families of the victims may claim compensation from the flat owner concerned through civil proceedings.

Hence, owners and occupants should use the windows in a proper way and carry out regular inspection and repair works. Attention should also be paid to windows in the common parts of a building. If a window is in danger of falling, take immediate precautionary measures (such as securing the window temporarily by closing it and locking it up, or tying it with strings) and post up warning signs to alert people not to use the window. At the same time, the management office should be informed to hire a qualified person immediately to inspect, repair or replace the window to avoid any accident and protect the safety of the public.