Lock Out Tag Out PLAN

Lock Out Tag Out PLAN (LOTO) Commercial Real Estate

Purpose

?The procedures identified in this plan establish the minimum requirements for the lockout of energy whenever maintenance or servicing is done on machines or equipment. The procedures shall be used to ensure machines or equipment are stopped, isolated from all potentially hazardous energy sources and locked out before employees perform any servicing or maintenance where the unexpected start-up of the machine(s), equipment, or release of stored energy could cause injury.

Scope

All employees are required to comply with the restrictions and limitations imposed upon them during the use of lockout. Authorized employees are required to perform the lockout in accordance with the procedures identified in this plan. All employees, upon observing machine(s) or equipment which are locked out for the performance of servicing or maintenance, shall not attempt to start, energize, or use the machine(s) or equipment.

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Program Responsibilities

Property Management is committed to the safety and health of its workers. Management supports the efforts of the Lock-Out Tag-Out or LOTO Program Administrator by pledging financial and leadership support for the identification of hazards and implementation of appropriate LOTO equipment for those hazards. Management will regularly communicate with employees about this program.

Program Administrator

The Program Administrator which is in most cases the Property Manager reports directly to upper management and is responsible for the LOTO Plan; implementation, training, and administration of the LOTO program. The Program Administrator will monitor the results of the program to determine additional areas of focus as needed. The Program Administrator will also:

·????????Conduct workplace hazard assessments to determine the presence of hazards that require the use of Lock out Tag Out.

·????????Select and purchase Lock out Tag Out boxes, locks, and other devices.

·????????Review, update, and conduct LOTO hazard assessments whenever:

o??A job or process changes

o??New equipment is used or added

o??There has been an accident

o??A supervisor or employee requests it

·????????Maintain records on LOTO

·????????Maintain records on LOTO assignments and training

·????????Provide training, guidance, and assistance to supervisors and employees on the proper use and implementation of LOTO

·????????Review, update and evaluate the overall effectiveness of LOTO use, training, policies, and program

Property Managers

Property Managers have the primary responsibility for implementing and enforcing the Lock Out Tag Out or LOTO Plan on their managed properties, including, but not limited to:

·????????Providing appropriate LOTO equipment and making it available to employees

·????????Ensuring that employees are trained on the proper use of LOTO Equipment

·????????Ensuring that LOTO training certification and evaluation forms are signed and in the employee’s file

·????????Ensuring Contractors follow this LOTO Plan when working on site at a property

Employees

Employees are responsible for following the requirements of the LOTO program, including, but not limited to:

·????????Properly following this LOTO Plan as required

·????????Attending required training sessions

·????????Informing Contractors of LOT Plan rules as needed

·????????Following program policies and rules

·????????Informing the supervisor of the need to repair or replace LOTO equipment

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Employees who repeatedly disregard and do not follow this LOTO Plan procedures and rules will face disciplinary action up to and including termination.

SECTION I - ENERGY CONTROL PROCEDURES

?Energy control procedures consist of:

·????????Lockout/Tagout

·????????Periodic inspections

·????????Employee Training

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LOCKOUT/TAGOUT:

?If an energy-isolating device is not capable of being locked out, a tagout system shall be implemented.

If an energy-isolating device is capable of being locked out, then the following procedures will apply prior to any maintenance or servicing:

·????????Each employee working on equipment places his/her own lock and tag on the lockout mechanism and maintains key in a visible position on their person. (This can be on a belt loop, key ring, or other visible location but not in an area which would interfere with job safety).

·????????Will keep a master key to open any lock.

·????????Each employee is responsible for removing his/her lock upon completion of their assigned function.

·????????If equipment operations continue across shifts, then the equipment lockout remains in place. Others working on equipment continue placing their lock in addition to the locks present.

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PERIODIC INSPECTIONS:

To assure the energy control procedures remain viable and effective, and to assure the procedures are being followed, Property Management will provide for an annual inspection of the program and procedures. The inspection will be carried out by the Maintenance or other authorized employees who does not actually utilize the energy control procedure.

The periodic inspection will be conducted in a manner to identify and correct any variations or inadequacies identified. The inspection will include a review of procedures and a review with each authorized employee of his/her responsibilities under energy control procedures.

EMPLOYEE TRAINING:

Each employee authorized to work on equipment for set-up, maintenance, installation, or other reason, shall receive training on lockout and tagout (energy control) procedures. Training will consist of the following:

·????????Purpose and use of energy control procedures

·????????Review Property Management LOTO Plan

·????????Recognition of applicable hazardous energy sources

·????????Identification of types and magnitude of energy sources in the workplace

·????????Methods & means of energy isolation and control

·????????Limitations of tagout

·????????Emergency information All training will be documented.

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SECTION II - APPLICATION OF CONTROL

The identified procedures for the application of energy control shall include the following elements and actions to be done in the following sequence:

1.?????Preparation for shutdown. Before an authorized employee shuts down equipment, the authorized employee shall have knowledge of:

·????????the type and magnitude of the energy;

·????????the hazards of the energy to be controlled; and,

·????????the methods or means to control the energy.

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2.??????Notification of affected employees. The authorized employee will notify the site administrator and other "affected" employees of the intention to lockout and identify the equipment to locked and/or tagged.

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3.??????Machine or equipment shutdown. Machine(s) or equipment shall be shut down or turned off using established procedures for the given machine or equipment.

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4.??????Machine or equipment isolation. All energy isolating devices, which are needed to control the energy to the machine or equipment, shall be physically located and operated in such a manner as to isolate the machine or equipment from the energy source.

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5.??????Lockout or tagout device application.

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·????????Lockout and/or tagout devices shall be applied only by authorized employees.

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·????????Lockout devices, where used, shall be applied in a manner which holds the energy isolating device in a "safe" or "off" position.

·????????Tagout devices, where used solely, shall be applied in a manner which clearly indicates that the operation or movement of energy isolating devices from the "safe" or "off" position is prohibited.

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6.??????Stored energy. Following the application of energy control devices to energy isolating devices, all potentially hazardous stored or residual energy shall be relieved, disconnected, restrained, or otherwise rendered safe.

·????????Note: Stored energy can be; Water, Electricity, air, steam, oil pressure, gravity, and other

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7.??????Verification of isolation. The authorized employee shall verify that isolation and deenergization of the intended equipment has been accomplished prior to commencing any work on the equipment.

SECTION III - RELEASE FROM LOCKOUT OR TAGOUT

Before lockout or tagout devices are removed and energy restored to the isolated machinery or equipment, the following procedures shall be followed:

1.?????The authorized employee shall inspect the authorized work to ensure than nonessential items have been removed and that the machine or equipment is operationally intact, assembled properly, and is safe to operate for its intended use.

2.?????Check the work area to ensure all employees have been safely positioned or removed.

3.?????Each lockout and/or tagout device shall be removed from each energy isolating device only by the employee who applied the device

4.?????Affected employees shall be notified that the lockout or tagout device(s) have been removed before the machine or equipment is to be started.

5.?????Start Equipment

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SECTION IV - ADDITIONAL REQUIREMENTS SPECIAL APPLICATIONS

On occasion, a new and/or special application may arise and not be covered in procedures by this policy. If this occurs, the Maintenance and Grounds Supervisor will determine the safest method for performing the task and facilitating lockout/tagout.

TESTING OR POSITIONING OF MACHINES OR EQUIPMENT:

If energy control devices must be temporarily removed for testing or positioning of the machinery or equipment, the following shall apply:

1.??????Clear the machine or equipment of tools and materials

2.??????Remove employees from the machine or equipment area

3.??????Remove lockout or tagout devices as specified in Section III of this plan

4.??????Energize and proceed with the testing or positioning

5.??????De-energize all systems and reapply energy control measures in accordance with the provisions of this plan

6.??????Continue maintenance or servicing as scheduled

SHIFT OR PERSONNEL CHANGES:

The Maintenance and Grounds Supervisor shall be responsible for ensuring the continuity of protection and an orderly transfer of energy control devices between off-going and incoming employees.

OUTSIDE PERSONNEL or CONTRACTORS:

The Contracting Supervisor shall be responsible for ensuring the continuity of protection and an orderly transfer of energy control devices between off-going and incoming employees if they are performing the work.

?Periodic Program Review

?At least annually, the Program Administrator will conduct a program review to assess the progress and success of the program. The review will consider the following:

·????????Evaluation of all training programs and records

·????????The need for retraining of managers, supervisors, and employees

·????????The jobs, processes or areas that have produced a high incidence rate of injuries or illnesses

·????????The Program’s success will be determined and reported to senior management based upon comparison to previous years, using the following criteria:

o??Cost and frequency of workers’ compensation cases

o??Employee and supervisor feedback through direct interviews and questionnaires

Annual reviews will be documented with the form shown in Appendix C.

Outside Contractors

When outside service personnel are engaged in activities covered by the scope of this program, the outside employer shall communicate with the Property Manager for an exchange of information regarding each other's lockout or tagout procedures. The Property Manager will be responsible for ensuring all Property Management employees understand and comply with the restrictions of the outside service provider's energy control program if they have a superior program.

Record Retention

Written records will be kept which include trainee names, the type of training provided and the dates when training occurred. The Program Administrator will maintain these training records for 3 years.

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