for a secure feeling
It is a great feeling to be able to entertain and accommodate a guest in your home and to show your best side as a host. The guest senses this and usually honors this with a return visit and positive word of mouth.
Friendliness, safety, hygiene and cleanliness are particularly important in the customer’s assessment.
The operator and insurance risks are kept to a minimum by regularly carrying out the necessary inspections and maintenance.
These issues should therefore not be left to chance and should be treated as a top priority.
It is not only the guest who pays particular attention to these points, but also the legislator (in the event of damage, the public prosecutor) or the insurance companies. Particularly in the area of bathing facilities, escape routes, fire protection and hygiene, they have clear requirements – so that the guest leaves safe and sound and the hotel is not damaged. Particular attention must be paid to the reliable functioning of safety equipment (e.g. fire alarm system, escape and safety lighting, smoke and heat extraction systems, etc.), the continuous monitoring of escape routes and the easy accessibility of extinguishing aids (e.g. fire extinguishers, push-button alarms, etc.).
The basis for safe and legally compliant operation is compliance with legal requirements (e.g. in accordance with BauGB, BauNVO) and is an essential obligation of the building and facility operator. In the course of the building permit (in accordance with state-specific building regulations), the structural requirements and the effects of the hotel or catering business on the environment and neighbors with regard to noise, dust, odor or vibrations, among other things, are recorded, assessed and reduced to a permissible level by means of appropriate conditions (e.g. noise barriers, filters, etc.). Subsequent changes to the use, size, appearance or facilities may be subject to approval under building regulations or building planning law if these changes are legally significant. This may result in adjustments to, for example, room height, escape routes, sanitary facilities, fire and noise protection, employee protection or the number of parking spaces.
Another important issue is monitoring and ensuring the safety of the property (duty to ensure public safety). The basis for this lies in the German Civil Code (§ 836, 837, 838 BGB), according to which the owner/occupier/operator of a property/building is responsible for preventing personal injury and damage to property. If a person is injured by the property, building or facility, the person responsible for the property (usually the managing director, owner, operations manager, etc.) is held accountable under criminal and civil law if they cannot prove that they did everything in their power to prevent the accident.
The safety-related condition of the property/property should therefore be inspected regularly and recurrently for risks by experienced experts – the frequency depends on the degree of risk (probability of occurrence & severity of damage – these factors result predominantly from the location, the age and condition of the building, the type and number of conversions, the number of persons affected by the risk and the intensity of use) and should be checked at least every 2 years or, from the age of 10 years, at least every 10 years. every 2 years or at least once a year from an age of 10 years. once a year.
Which safety-relevant systems require special attention in hotels and restaurants?
The main points here are fire protection, the electrical system and escape routes. When it comes to fire protection, it is particularly important to ensure that the fire alarm system works properly, that the fire extinguishers are maintained and that the kitchen exhaust air system is cleaned.
Fire alarm systems are acc. ArbStättV, DIN 14675 must be inspected quarterly, maintained and tested once a year (by a specialist company certified in accordance with DIN 14675). In the course of this, the batteries must be replaced every 4 years and the optical fire detectors every 8 years. In addition, the system must be inspected by an expert for fire alarm systems when it is commissioned and then every 3 years thereafter (in accordance with country-specific test regulations (PrüfVO)).
Fire extinguishers must be freely accessible at all times and must be inspected (in accordance with BetrSichV, DIN 14406) every 2 years or 5 years by a certified expert.
Kitchen ventilation systems (extractor hoods, ventilation ducts, fans, etc.) must be checked annually (in accordance with ArbStättV, ASR A3.6) for fire protection (flashover due to grease fires) and hygiene (see VDI 6022) and must be cleaned regularly and the filters replaced (frequency depends on the amount of grease in the exhaust air).
Ensure that escape routes are kept clear, correctly marked (in accordance with DIN EN ISO 7010) using pictograms (must also be visible in the dark) and that escape route/safety lighting is inspected and maintained (in accordance with ArbStättV, ASR A3.4). In addition, the illuminance must be checked by an expert every 3 years (in accordance with VDE 0108 & DIN EN 50172).
In poorly ventilated underground garages, the authorities may require a CO warning system – this measures the concentration of carbon monoxide (CO is potentially lethal) in the air; if a critical value is exceeded, an alarm is triggered. The correct functioning of these systems must be continuously monitored and checked every 6 months by a specialist company (in accordance with Garage regulations (GaStellV) of the federal states, VDI 2053). In addition, the system must be commissioned and then inspected by an expert every 3 years (in accordance with SPrüfV).
Which systems are particularly relevant to hygiene?
Swimming pools are a particularly sensitive area – regular checks of water quality (contamination), hair trap safety (in accordance with EN 13451) and chlorine gas training for operating personnel are particularly important here.
The risk of legionella bacteria should also be taken very seriously. Legionella are bacteria that enter the lungs via aerosols and can cause dangerous pneumonia in humans (5-10% of cases are fatal). Especially in whirlpools, swimming pools, air conditioning systems and in water pipes with low water flow (at temperatures of 25 – 50°C) there is an increased probability of Legionella formation. The contaminated aerosols (e.g. when showering) get into the lungs and can trigger the symptoms of the disease. A general system temperature of > 60°C and regular flushing of all hot water tapping points (especially after long downtimes, e.g. before the start of the season) with hot water (ideally > 70°C) can help here. In addition, an annual laboratory test of the drinking water for legionella is recommended.
For air conditioning and refrigeration systems or heat pumps (> 1.3kg refrigerant), a recurring inspection (interval from 3 months) and maintenance (according to ChemKlimaSchutzV) including disinfection and cleaning is more than advisable for reasons of hygiene and efficiency. Disinfection and cleaning of the heat/refrigerant exchangers is more than advisable for reasons of hygiene and efficiency. If the system is used as a ventilation system, it must be serviced every 3 years in accordance with VDI 6022. VDI 6022, a hygiene inspection must be carried out every 3 years (with humidification – every 2 years).
Hygiene and safety (due to the use of toxic CO²) must also be maintained at the dispensing system (in accordance with BetrSichV, BG-R 228, DIN 6650, DGUV 310-008). every 2 years or acc. The entire system must be inspected and maintained by a qualified person at least every two years or in accordance with the risk assessment. Cleaning must always be carried out after longer periods of standstill, in the case of very low beverage throughput and when changing beverages. Systems below ground level (cellars) often require a CO2 warning system or a ventilation system. These must also be checked and maintained accordingly.
If a grease or mineral oil separator is installed, this must also be emptied every 14 days (documented proof of disposal), a monthly self-inspection, maintenance every 12 or 6 months and a general inspection every 5 years (leak test in accordance with DIN EN 1825-2 / DIN EN 858-1, DIN 4040-100 or DIN 1999-100 by an expert from an accredited inspection body). Furthermore, the requirements of the AwSV and the country-specific InDiVO must be observed.
Who should carry out the checks?
Most ongoing inspections can be carried out by your own in-house technicians if they have the appropriate qualifications (e.g. fire safety officer, pool attendant, etc.), as defects/damage are usually easy to spot with the naked eye. However, in case of doubt, a specialist should always be consulted to assess the criticality of a defect in order to avoid misjudgements. Particularly in the case of possible criminal or insurance law issues, the facts should always be sufficiently documented with pictures or in writing (in case of doubt by a specialist company) to ensure meaningful evidence in the event of damage.
As a rule, all statutory inspections/maintenance must be carried out by an approved specialist or a specialist company with the relevant expertise and experience. The advantage of commissioning an external specialist company is that they usually have more experience with the respective systems and the liability risk can be transferred to a certain extent. In addition, acceptance tests and the recurring general inspections must be carried out by an authorized expert from an accredited inspection body (in accordance with DIN EN ISO/IEC 17020).
To meet this responsibility, at least when it comes to maintenance/inspection, and to avoid missing any more appointments in future, it’s best to download our MyBuilding24 app(for Android, for Apple) right away, where you can record all your devices and systems that require inspection and maintenance and manage the associated appointments.
With a complete list of maintenance work available at all times, you are always on the safe side.
Glossary
Legislation:
Building Code – BauGB:
https://www.gesetze-im-internet.de/bbaug/
Building Utilization Ordinance – BauNVO:
https://www.gesetze-im-internet.de/baunvo/
Occupational Health and Safety Act – ArbSchG:
https://www.gesetze-im-internet.de/arbschg/
Workplace Ordinance – ArbStättV:
https://www.gesetze-im-internet.de/arbst_ttv_2004/
Ordinance on Industrial Safety and Health – BetrSichV:
https://www.gesetze-im-internet.de/betrsichv_2015/index.html
Occupational Safety Act – AsiG:
https://www.gesetze-im-internet.de/asig/index.html
Chemicals Climate Protection Ordinance – ChemKlimaSchutzV:
https://www.gesetze-im-internet.de/chemklimaschutzv/
Hazardous Substances Ordinance – GefStoffV:
https://www.gesetze-im-internet.de/gefstoffv_2010/BJNR164400010.html
Circular Economy Act – KrWG:
https://www.proenvi.de/recht/BUND/KrWG/KrWG.pdf
Waste Management Officer Ordinance – AbfBeauftrV:
https://www.proenvi.de/recht/BUND/Abfallbeauftragter/AbfBetrbV-Betriebsbeauftragter-Abfallbeauftragter.pdf
Federal Immission Control Ordinance – BImSchV:
https://www.proenvi.de/recht/Immissionsschutz/BImSch/4-BImSchV.pdf
Ordinance waterm.
Substances – AwSV:
https://www.gesetze-im-internet.de/awsv/
Pressure Equipment Ordinance – 14th ProdSV:
https://www.gesetze-im-internet.de/gsgv_14_2016/index.html
accredited testing laboratories – DIN EN ISO/IEC 17025:
https://www.dakks.de/de/pruef-und-kalibrierlabore-din-en-iso-iec-17025.html
accredited inspection bodies – DIN EN ISO/IEC 17020:
https://www.dakks.de/de/inspektionsstellen-din-en-iso-iec-17020.html
German Social Accident Insurance – DGUV Regulations Overview:
https://publikationen.dguv.de/regelwerk/
German Social Accident Insurance – DGUV Regulation 3:
https://publikationen.dguv.de/widgets/pdf/download/article/1052
BAUA – Technical rules for workplaces – ASR:
https://www.baua.de/DE/Angebote/Rechtstexte-und-Technische-Regeln/Regelwerk/ASR/ASR.html
BAUA – Technical rules for operational safety – TRBS:
https://www.baua.de/DE/Angebote/Rechtstexte-und-Technische-Regeln/Regelwerk/TRBS/TRBS.html
VDI Guideline – Indoor air technology – VDI 6022:
https://www.vdi.de/fileadmin/pages/vdi_de/redakteure/richtlinien/inhaltsverzeichnisse/2751070.pdf
