The Most Expensive Stormwater Risks that Property Managers Overlook (until there's a problem)
Big always starts small.
How unnoticed disjointed pipes lead to sink holes.
How clogged infrastructure leads to flooding.
How eroded dams lead to failed dams.
Too often I have discussions with Project Managers where dangerous comments are made. “If we are not aware of the problem, we are not responsible for it.” “If we find a problem, the property owner is going to be upset.” “We don’t want to get distracted by small issues when we have so many other conversations going.”
It is these attitude types that have caused environmental compliance to tighten. Recently, some facilities are required to move from quarterly inspections to real-time monitoring. The phrase we keep hearing, “We want to see the movie, not a photo.” The four snap shots obtained through quarterly inspections do not tell the whole story. As a result, constant monitoring requirements will continue to strengthen in order to align facilities with climate control.
Furthermore, inspections and monitoring alone are not enough. It’s one thing to see a problem, it’s another to act. When we inspect properties for the land owner we inform them of what the expenses potentially are so they can budget. We also help them prioritize the problem. In other words, if you wait, will it cost more money later? However, it’s not just about managing the checking account. We also need to consider reputation. If a problem creates risk, we inform the property manager about risks other than financial.
Here are three Expensive Risks that a facility cannot afford to overlook:
Illicit discharge: Illicit discharge is not something you generally see. The pollution is parts per million in your stormwater discharge. One easy way to catch this is through discharge monitoring devices. These monitors alert managers of unseeable contamination. However, before this, the monitor acts as a defense mechanism. If claims of contamination are made down stream, how can you prove that the fish kill or pollution did not start on your facility without constant monitoring. Furthermore, the precise measurement reveals trends on site that show you are actively improving your effect on the climate. I have been on a site in Spartanburg County where a once vibrant manufacturing site is no longer in business and the property has been condemned and usable. A wise investment, lost because of unmanaged risks.
Unsound dams: The dam on your stormwater pond will not fail over night. Though you may not notice the incremental deteriorations, consistent inspections provide an opportunity to discover signs that pipes are disjointed, sink holes are forming, or sediment is accumulating. These signs appear when the correction is less distractive and less expensive than a total dam failure. However, the facility delayed repairs until it was too late facing the risk of cease operation demands by the site.
Erosion: On one of our sites we communicated with the plant’s facility manager that the slopes around the loading docs had not been compacted properly. We showed pictures lost soil and explained how it effected nearby structures. We pointed out that sediment accumulation was causing water flow to by-pass stormwater infrastructure which intensified the soil loss. The facility manager did not heed the warning and never gave it a second thought until two loading bays were no longer usable because the back corner of the lot had collapsed. This not only led to more expensive repairs, but more importantly it disrupted production capacity.
As a facility manager, lean into the relationship with your stormwater professional. Let them play a role in your strategy as you manage risks that could be quite costly. Facility managers benefit from follow up conversations with their inspectors. Here’s some questions to ask your stormwater inspector as you manage risks:
Facility Managers are asked to go GREEN
Green when it comes to the environment and money.
What are five simple process shifts that we should consider?
What trends do you see on our site that can be redirected with additional BMP maintenance?
What expenditure should be made under $20k that will help prevent $250k expenditures in the near future?
What are the next large expenditures we need to begin budgeting for?
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If you’re a property manager responsible for stormwater compliance, Buck Outdoors LLC provides inspections and maintenance for residential, commercial, and industrial properties across the upstate of South Carolina. Feel free to contact us if you have questions about your site in Oconee, Pickens, Anderson, Greenville, Spartanburg, Cherokee, Laurens, or Greenwood counties. Throughout the country, we install, collaborate, and manage stormwater monitoring devices.
KEYWORDS:: stormwater risks for property managers, stormwater compliance issues, property management stormwater