DUE DILIGENCE: ESTIMATING VULNERABILITY FUNDAMENTAL CHANGES Vulnerability assessment methodologies developed by DoD and other federal agencies are currently the best available resources for terrorism risk assessment. In order for these resources to be feasible and relevant in commercial buildings, they must be significantly simplified and civilianized. Bringing government experience and expertise regarding terrorism risk and building security to the commercial sector will involve two fundamental changes in the way buildings are designed, managed, and operated, and in the way that due diligence is used to evaluate existing buildings for acquisition or refinancing. First, businesses will need to carefully evaluate functional aspects of their operations in order to prioritize security requirements. Second, tradeoffs will be required in the level of security provided to ensure continued viability of business operations. Reducing vulnerability to terrorist threat will involve both physical measures to modify a facility and operational changes. Mitigation will consist mainly of measures to thwart tactics that terrorists might use in attacking organizations and facilities. DUE DILIGENCE ASSESSMENT OF VULNERABILITY TO TERRORIST ATTACK Due diligence procedures are employed to assess valuations for property acquisition or financing and to identify risks related to the deal. Such procedures may also be used as part of insurance underwriting. Due diligence often includes both detailed property inspection and rigorous audits of available financial and construction documentation. At the same time, due diligence is a highly specialized field requiring both expertise and extensive prior experience to render sound judgments and recommendations to decision makers. A Property Condition Assessment (PCA) is used (at levels of detail and rigor appropriate to the investment being considered) as part of due diligence to help make prudent investment decisions. The assessment consists of analysis and assessment of physical conditions of a property by an on-site inspection and review of available construction and operations documentation. Investigators use professional judgment to identify items needing further expert investigation and those that can be readily evaluated by inspection. Vulnerability to terrorist attack should become a distinct element of due diligence condition assessments in the future. Professionals conducting property condition assessments of vulnerability to terrorist attack must have competency in building systems, operations, and security disciplines. For terrorism risk and security concerns, a due diligence assessment should also include a property condition assessment investigation of operational procedures and the vulnerability of those procedures to terrorist attack. MITIGATION OF VULNERABILITY Strategies for reducing exposure to terrorism risk may be in the form of operational actions or construction projects (either new or existing building renovation). They could include reorganization of land uses, reorientation of roadways, security improvements to site entries, and improvements to the facility, including the existing structure and surrounding site area. For some strategies, the process may include the identification of multiple scenarios, or alternatives, for achieving the desired goal. PROCESS MODEL FOR TERRORISM RISK REDUCTION USED IN FEDERAL FACILITIES United States military services and government agencies have long been involved in assessing vulnerabilities and protecting facilities, especially for off-shore installations. Terrorism and terrorist attack have been a part of the assessment of threat and vulnerability of government facilities for several decades. While each government agency has used its own procedures, the general approach has been elaborated and presented in FEMA 426, Reference Manual to Mitigate Potential Terrorist Attacks Against Buildings. Figure 5-1: The Terrorism Risk Reduction Process Model The terrorism risk reduction process starts with establishment of protection priorities and proceeds to assessment of threats, both providing information to a vulnerability assessment. The vulnerability assessment in turn leads to identification of mitigation options and risk management decisions based on a comparative evaluation of risk, liabilities, and mitigation costs and benefits. PROTECTION PRIORITY The first step of the process to assess risk to terrorist attack is to identify the relative importance of the people, business activities, goods, and facilities involved in order to prioritize security actions. This applies to both new and existing facilities. Three actions are recommended in accordance with FEMA 426: _ Define and understand the core functions and processes of the business or institutional entity. ._ Identify critical business infrastructure: . _ Critical components (people, functions, and facilities) . _ Critical information systems and data . _ Life safety systems and safe haven areas . _ Security systems ._ Assign a relative protection priority, as simple as high, medium, or low, to the occupants, business functions, or physical components of the facility (note that FEMA 426 describes a 9-step scale of values for describing asset values; the 3-step variation presented here is a simplified process): . _ High Priority. Loss or damage of the facility would have grave consequences, such as loss of life, severe injuries, loss of primary services, or major loss of core processes and functions for an extended period of time. . _ Medium Priority. Loss or damage of the facility would have moderate to serious consequences, such as injuries, or impairment of core functions and processes. . _ Low Priority. Loss or damage of the facility would have minor consequences or impact, such as a slight impact on core functions and processes for a short period of time. THREAT ASSESSMENT Military experience indicates that the terrorist threat is from people with the intent to do harm, who are known to exist, have the capability for hostile action, and have expressed the intent to take hostile action. Threat assessment is a continual process of compiling and examining information concerning potential threats. Information should be gathered from all reliable sources. The assessment process consists of: _ Defining threats _ Identifying likely threat event profiles and tactics Defining Threats Defining threats involves analysis of information regarding terrorist existence, capability, history, intention, and targeting: . _ Existence is the assessment of who is hostile to the organization, or community of concern. . _ Capability is the assessment of what weapons have been used in carrying out past attacks. . _ History is the assessment of what the potential terrorist has done in the past and how many times. . _ Intention is the assessment of what the potential terrorist hopes to achieve. . _ Targeting is the assessment of the likelihood a terrorist (the specific one may not be known) is performing surveillance on the particular facility, nearby facilities, or facilities that have much in common with the particular organization. The Homeland Security Advisory System is a color-coded hierarchy of threat conditions. The threat level for a specific business facility could be similarly developed in coordination with local law enforcement, intelligence, and civil authorities. Table 5-1: Homeland Security Advisory System Related to Threat Analysis Factors sn o i t i dn o C ta e rhT s rot caF s is y lanAta e rh T ecn e t s i x E y t i l ibapaC y r o t s iH no itn e tn I gni t egraT e r ev e S )deR( hgiH )egnarO( _ d e tave l E )wolleY( _ d ed rauG )eulB( _ w o L ) n e e r G ( _ LEGEND: = Factor must be present. _ = Factor may or may not be present. Adapted from the Commonwealth of Kentucky Office of Homeland Security. Identifying Likely Threat Event Profiles and Tactics Identifying the likelihood of specific threats and tactics involves evaluation of attack intentions, hazard event profiles, and the expected effects of an attack on the facility and organization. Table 5-2, based on FEMA 426, presents general event profiles for a range of possible forms of terrorism attack. The profiles describe the mode, duration, and extent of the effects of an attack, as well as mitigating and exacerbating conditions that may exist. These and more specific descriptions can be used to identify threats of concern to individual organizations. (Potential threats are listed in alphabetical order in the table.) Table 5-2: Event Profiles For Terrorism and Technological Hazards ta erh T/d raza H edo M n oitacilppA n o itaru D d raza H ;stceff E f o tnetx E cima ny D/citat S dna gnitag itiM s n oit idn oC gnitabr ecax E m sirorr et irgA tr ev oc ylla r eneg ,tc eriD d o of f o n oita nimatnoc . s htn om ot sya D f o epyt yb s e iraV .tn edic nd o o F i nac ytiruc es etauq edan I f o noita r etluda etatilicaf n oitcudo rtniro seilppu s e sae s id r o/dna st sep f o d na sporc ot stn ega . kc ots evil stn ev e n oitan imat n oc ot detimileb ya m , setis noitubirt s id ete rc s id d na sts ep sa er e h w da e rp s yam s e sae s id on y ll.ya r en eG lediw tliub n o stceff e fo n oitcudo rtnid na d oof stn ega e sa esid dna st s ep . kcots evild na sporc ot .tn e mnorivn e kcattA d emrA r o tluas sa lacitcaT ot setunim ylla rene G eht n opu de sab ,s e iraV nac ytiruc es etauq edan I )smra llams (scit s illaB - et om e r m o rf gnipin s . syad ' srotart ep r ep dna tn etni ot s secca y sa e wolla s n opa ew ff o -dnat S - 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eb nac s tnanimatn o c rof staerht elbaiv e sop eht dna desu tce ffa nac dnu org msilutoB - gnisu desrepsid ,sraey ot sru oh hcih w htiw ssenevitceffe sithgilnus ;noisrepsid sisollecurB - losorea/sreyarps tnega eht no gnidneped ,deyolped siti ynam ot evitcurtsed eugalP- tniop yb ro sro tareneg nisnoitidn oc eht dna eb nac noitanima tn oc ;se suriv dna airetcab xopllamS - sa hcus secruos enilro .s tsixe tih cihw dna dniw aiv daerps sdniw etared o m ot thgil aimeraluT - trevoc ,snoitinum .reta w eb nac noitcefn I tub stnega e srepsidlliw cigahrro meh lariV- gnivom dna ,st isoped r o namuh aiv daerps kaerb nac sdniw rehgih srevef . sreyarps .srotcev lam ina eht ;sdu o lclosorea pu snixoT - lacigoloroetem-orcim ,munilu toB( dna sgnidliub fo stceffe lacc o colyhpatS ,niciR ecneulfni nac niarret 2-T ,B nixotore tnE levart dna noitazilosorea )snixotocyM .stnega fo taerhT/drazaH edoM noitacilppA noitaruD dra zaH ;stce ffE f o tnetx E cimanyD /citat S dna gnitagitiM snoitidnoC gnitabrecaxE s tneg A lacimehC retsi lB -doo lB -yran om lup /gnul/gnikohC - gnitaticapa cnI -e vreN -sag raet /lortnoc toiR - gnitimoV - l osorea/diuqiL eb nac stnan imatnoc sreyarps gnisu desrepsid losorea rehto ro sdiuq il ;srotareneg /se lddup mor f gni ziropav .snoit inum ro ;sreniatnoc yam stnega slacimehC r of staerht elbaiv esop ,s keew o t sruoh tnega eh t no gnidneped ni snoitidnoc eht dna .s ts ixe ti h cihw eb nac noitanimatnoC laitini eh t f o tu o de irrac ,snosrep yb aera tegrat dna ,retaw ,selcihev .dni w eb yam slacimehC e siwrehto ro evisorroc fi emit rev o gn iga mad .detaidemer ton nac erutarepmet ri A fo noi taropave tceffa .slo sorea dnu orG stceffa erutarepmet .sdiuqil f o noitaropave egralne nac ytidimuH ,selcitrap losorea noitalahni gnicuder .drazah nac noitatipicerP esrepsid dna etulid daerps nac tub ,stnega .noi tanimatnoc nac dniW os la tub , sropav esrepsid eb o t era tegrat esuac .cimanyd -orcim ehT fo stceffe la cig oloroetem na c niarret dna sgnidliub n oitarud dna levart re tla .stnega fo n i gnidle ih S ni gniretlehs fo mr of eht elpoep tce torp nac ecalp mor f y treporp dna .st ceffe lufmrah bmoB lanoitnevnoC e lcihev yrano ita t S -elcihev gnivoM - liaM -ylppu S - nworhT -decalP - lennosreP - evisolpxe fo noitanote D ;tegrat raen ro no ecived ro ,elcihev ,nosrep ai v .elitcejorp lano itidda ;suoenatnatsnI yam secived yradn oces eht gninehtgnel ,desu eb eht fo noitarud emit k catta eht litnu drazah eb ot denimreted si etis .rael c si egamad fo tne txE dna epyt yb deni mreted .eviso lpxe fo yti tnauq cita ts yllareneg stceffE gnidacsac naht reht o , secneuqesnoc larutcurts latnemercn i .c te ,eruliaf sesaerced ygrenE a sa yllacimht iragol morf ecnatsid fo noitcnuf . tsalb fo taes ,niarreT , serutcurts ,noitatserof edi vorp nac ,.cte gnibrosba yb gnidleihs ygrene gni tce lfed r o/dna .sirbed dna gnitabrecax E esae edulcn i snoi tidnoc kcal ;tegra t ot s secca fo ;gnidleihs/sre irrab fo dna ;noitcurtsnoc r oop fo tnemlaecnoc fo e sae .eci ved msirorretrebyC gnisu kcatta cin ortcelE .syad ot setuniM tcerid on yllarene G na c y tiruces etauqedan I metsys retup mo c eno .rehtona tsn iaga tliub no s tceffe .tnemnorivne laci tirc ot ssecca eta tilicaf ,s metsys retupmoc eb o t meht gniwolla .s kcatta tcudnoc o t desu taerhT/draza H edoM noitacilpp A noitaru D drazaH ;stceffE fo tnetxE cimanyD /citatS dna gnitagitiM snoitidnoC gnitabrecaxE lairetaM suodra zaH r o ytilicaf de xif( esae leR )noitatropsnart - lairtsudn I cixoT dna slacimehC cinagrO( slairetaM ;enaxeholcyc :sropav ,snegonayc :sesag dicA negord yh ,enirolhc :sesag e saB ;edif lus laicep S ;ain omma ,enegsohp :sesac )ed yhedla mrof ro /dna ,d iuqil,diloS stnanimatnoc suoesag morf desaeler eb yam elibom ro de xif .sreniatnoc .syad o t sruoH eb yam s lacimehC esiwrehto ro evis orroc .emit revo gnigamad erif ro /dna noiso lpx E .tneuqesbus eb yam eb yam noitanimatnoC eht fo tuo deirrac ,sn osrep yb aera tnedicni dna ,retaw ,selcihev .dniw lacimehc htiw s A rehtaew ,snopaew yltceridlliw sn oitidnoc dra zah eht woh t ceffa .spoleved -orcim ehT f o s tceffe lac igoloroetem nac niarret dna sgnid liub noitarud dna levart retla nign idlei.stnega fo hS nigniretlehs fo mrof eht elpoep tcet orp nac ecalp morf ytreporp dna . stceffe -noN luf mrah dna erif h tiw ecnailpmoc sa llew sa sedoc gnidliub niatniam ot eruliaf noitce torp erif gnits ixe tnemniatn oc dna yllaitnatsbus nac serutaef egamad eht esaer cni suodrazah a m orf .e saeler slairetam eciveD raelcuN raelcun fo noitanote D ta ,dnuorgrednu ecived ro ria eht ni,ecafrus eh t .edutitla hgih ta dna hsa lf taeh/thgiL rof tsale vaw kcohs /tsalb raelcun ;sdnoces tuo llaf dna noitaidar r of tsisrep na c sdrazah .sraey eslup c itengamortcelE edutitla-hgih a morf rof stsalnoitanoted ylno stceffa dna sdn oces cinort cele detcetorpnu .smetsys dna taeh ,thgil la itinI a f o st ceffe tsalb ria ro dnuorg ,eca frusbus era dna citats era tsrub eht yb denimreted scitsiret carahc s 'ecived tu ollaf ;tnemyolpme dna evitcaoidar fo eb yam s tnanimatnoc no gnidneped ,cimanyd lacigoloroetem .snoitidnoc fo stceffe luf mraH decuder eb na c n oitaidar emit eht gniziminim yb , taeh ,thgi.erusopxe fo L ygrene tsalb dna yllacimhtirag olesaerced ecnatsid fo noit cnu f a sa .tsalb f o taes m orf ,noitatserof ,niarreT nac ,.cte ,serutcurts yb gnidleihs edivorp ro/dna gnibrosba dna n oitaidar gnit celfed .stnanimatnoc evitcaoidar stneg A lacigoloidaR ahplA-a teB -a m maG - s tnanimatnoc evitcaoidaR gnisu desrepsid eb nac losorea/ sre yarps tniop yb ro ,srotareneg sa hcus secruos enilr o trevoc ,snoitinum gnivo m dna ,stis oped .sre yarps ya m stnanima tnoC r of suodrazah niamer ,sraey ot sdn oces lairetam no gnidneped .de su eb lliw stceffe la itinI fo etis o t de zilacol no gnidneped ;kcatta lacigoloroetem tneuqe sbus ,snoitidnoc evitcaoidar fo r oivaheb eb yam s tnanimatnoc .cimanyd ,erusopxe fo no itaru D f o ecruos morf ecnatsid eht dna ,n oitaidar gnidleihs f o tnuo ma dna ecruo s neewteb enimreted tegrat .noita idar ot erusopxe taerhT/draza H edoM noitacilpp A noitaru D drazaH ;stceffE fo tnetxE cimanyD /citatS dna gnitagitiM snoitidnoC gnitabrecaxE ecnallievruS -cit suoc A cinor tcelE- fo noitcelloc ffo - dnatS gnisu noitamrofnilausiv hgih ro saremac .shtnom yllausU eh t yllausu si sihT na fo ssoleht o t edulerp tsi.tessa rorret A ,ngised gnid liuB senil gnikcolb ylla icepse gn iru sne dna thgis fo gn ippordsevae lausiV - citsu oca ,scitpo derewop gnisu noitamrofni senohporcim lanoitcerid dna ,sresaldna sdneps mae t ecnallievrus rof gnikool emit hcum scitcat dna se itilibarenluv .lufsseccus eb lliw taht dna sllaw roiretxe eht wolla ton od s wodniw ro noissimsnart dnuos nac ,noitcelloc cit su oca n oitamrofnicinort cele llec ,sretupmoc morf dleh-dnah dna ,senohp noitcelloc decal.soPidar ec ived a gnittup yb f o tni"gub" op eht ta doirep emit eht s isihT tseb eh t sedivorp taht sa taerht fo tnemsses sa fo gnitegrat setacidni ti .ytilica f eht .drazah siht etag itim .esu yrtnE de z irohtuanU decroF - rewop ro dnah fo esU ro ,snopaew ,s loo t ,sruoh ot setuniM eht nopu gnidneped ro lae ts ot silaog fI ro stessa lacisyhp yortsed lacisyhp dradna t S ngised gn idliub ytiruce s trevoC - a etaerc ot sevisolp xe r o gninepo de zis - nam ylbmessa na etarep o ,)rood dekcol a sa hcus( slaitnederc eslaf esu r o .gnidliub a retne o t .tnetni ,n oitamrofniesimorpmoc era st ceffe laitinieht yam egamad tub ,kciuq tnetni.gn fI itsalgnoleb snoitarepo tpursid o t si eht ,segat soh eka t ro a rof tsa lyam stceffe fiyllaicepse ,emit gnol .srucco htaed ro yrujni muminim eh t eb dluoh s .serusaem noitag roF itim ,stessa lacitirc erom ekil,serusae m lanoitidda n oisivelet tiucric des olc taht w olf ciffart ro tsap srotisiv slennahc ni sdia ,lortnoc ssecca .dra zah siht fo no itceted Assigning a Threat Rating The ultimate product of a threat assessment is the assignment of a threat rating to each hazard of concern to a particular organiza- tion. The threat rating, like protection priority, is based on expert judgment and may be as simple as high, medium, or low. . _ High Threat. Known terrorists or hazards, capable of causing loss of or damage to a facility exist. One or more vulnerabilities are present and the terrorists are known or reasonably suspected of having intent to attack the facility. . _ Medium Threat. Known terrorists or hazards that may be capable of causing loss of or damage to a facility exist. One or more vulnerabilities may be present. However, the terrorists are not believed to have intent to attack the facility. _ Low Threat. Few or no terrorists or hazards exist. Their capability of causing damage to a particular facility is doubtful. An organization may reasonably be concerned only with high threat ratings in the near term, but may want to consider ad- dressing medium threats over time. Alternative: Assigning a Level of Protection Against Threat In the absence of experience, assessing terrorist threat is the most difficult aspect of planning to resist terrorist attack. An effective alternative approach may be to select a level of desired protection for a business operation based on management deci-sion- making, and then proceed to a vulnerability assessment. The Department of Defense correlates levels of protection with potential damage and expected injuries. The GSA and Interagency Security Committee (ISC) also use the level of protection concept, though the definitions differ slightly. The following levels are based on DoD definitions: . _ High Protection. Facility superficially damaged; no perma- nent deformation of primary and secondary structural members or non-structural elements. Only superficial inju- ries are likely. . _ Medium Protection. Damaged, but repairable. Minor deformations of non-structural elements and secondary structural members and no permanent deformation in primary structural members. Some minor injuries, but fatalities are unlikely. . _ Very Low Protection. Heavily damaged, onset of structural collapse. Major deformation of primary and secondary structural members, but progressive collapse is unlikely. Collapse of non-structural elements. Majority of personnel suffer serious injuries. There are likely to be a limited number (10 percent to 25 percent) of fatalities. Note that the �very low� level is not the same as doing nothing. No action could result in catastrophic building failure and high loss of life. VULNERABILITY ASSESSMENT A terrorism vulnerability assessment evaluates any weaknesses that can be exploited by a terrorist. It evaluates the vulnerability of facilities across a broad range of identified threats/hazards and provides a basis for determining physical and operational mitigation measures for their protection. It applies both to new building programming and design and to existing building management and renovation over the service life of a structure. The useful product of a vulnerability assessment is the assignment of a vulnerability rating of all appropriate aspects of building operations and systems to the defined threats for the particular facility. As with protection priority and threat ratings, vulnerability can be cast as high, medium, or low. . _ High Vulnerability. One or more significant weaknesses have been identified that make the facility highly susceptible to a terrorist or hazard. . _ Medium Vulnerability. A weakness has been identified that makes the facility somewhat susceptible to a terrorist or hazard. . _ Low Vulnerability. A minor weakness has been identified that slightly increases the susceptibility of the facility to a terrorist or hazard. The Building Vulnerability Assessment Checklist, presented in abbreviated form in Appendix B, compiles a comprehensive list of questions to be addressed in assessing the vulnerability of facilities to terrorist attack. A subset of the checklist, discussed in the following section, is particularly useful in the initial screening of existing facilities to identify and prioritize terrorism risk reduction needs. Such an assessment can be integrated into a due diligence assessment associated with acquisition, refinancing, or insurance underwriting. INITIAL VULNERABILITY ESTIMATE Because of the uncertainty of the threat, many insurers, lenders, and owners need a quick, qualitative assessment of the vulnerability of existing buildings to terrorist attack. As experience is gained and more robust vulnerability assessment tools are developed, the rigor of data collection and analysis will increase. For now, the estimate of vulnerability to a simple qualitative scale (high, medium, or low as defined by the vulnerability ratings described above) may provide useful information. Answering even basic questions concerning vulnerability to terrorist attack may involve three means of data collection: . _ Visual inspection . _ Document review . _ Organization and management procedures review Visual Inspection A property condition assessment of vulnerability to terrorist attack includes an onsite visual inspection encompassing evaluation of the site and all facility systems including architectural, structural, building envelope, utility, mechanical, plumbing and gas, electrical, fire alarm, communications and information technology systems. Equipment operations and maintenance procedures and records and security systems, planning, and procedures should also be scrutinized. The investigation may need to go beyond the site to vulnerability of utility and other infrastructure systems. Design Documents Review The on-site inspection team should work with the property owner to obtain plans, specifications and related construction documents as necessary. Equipment operation and maintenance procedures and records as well as security procedures should also be scrutinized. All documents should be reviewed assessing concerns related to terrorism vulnerability. Organization and Management Procedures Review Because of the transitory nature of the terrorist threat and its uncertain duration, the most effective approaches to terrorism risk reduction in facilities may emphasize reorganization of operational functions and procedures rather than modification of physical systems. The vulnerability assessment team must scrutinize business and operational practices to identify opportunities to reduce exposure to attack. This will involve scrutinizing both owner and tenant operations at the building site. Assessment of Vulnerability to Expected Methods and Means of Attack Each building system and business procedure should be assessed on its vulnerability to a range of terrorist attack methods and means. Based on military experience, common terrorist tactics include the use of moving or stationary vehicles, covert entry, and/or disguise in mail or shipping materials to deliver destructive weapons. At present, terrorist attacks might include blast effects, airborne contamination, waterborne contamination, or some combination of attack mechanisms. For additional information, see FEMA 426 and FEMA 427, Primer for Design of Commercial Buildings to Mitigate Terrorist Attacks. VULNERABILITY ESTIMATE SCREENING The following screening tool tables provide guidance for initial vulnerability assessment. The intention of this assessment is to distinguish facilities of high, medium, or low vulnerability to terrorist attack. The implication is that high vulnerability facilities should receive more detailed analysis. Specific strategies for risk reduction should be developed. These quick, qualitative 'vulnerability estimate' questions were selected from the Building Vulnerability Assessment Checklist in FEMA 426. Each question is characterized by how information concerning the question will likely be collected (visual inspection, design documentation, and/or review of organizational/ management procedures), and common terrorist attack tactics (delivery by moving, stationary vehicles, or covert entry, disguised in the mail or in supply materials; and blast pressure, airborne, or waterborne attack mechanisms). For this initial assessment, subjective ratings by qualified professionals familiar with the facility are appropriate. Assigning a "high, medium, or low" vulnerability rating to the responses to vulnerability questions for each building system will provide a solid preliminary basis for estimating the overall vulnerability of a particular facility to terrorist attack. The answers to the questions will also indicate areas of opportunity for mitigation actions to reduce terrorism risk. �Site� Questions A vulnerability assessment of the �Site� will look at surrounding structures, terrain, perimeter controls, traffic patterns and separations, landscaping elements and features, lines of site, etc. �Site� questions focus primarily on visual inspection to develop ratings. The questions emphasize vulnerability to moving vehicle, stationary vehicle, and covert entry tactics. Vulnerability to blast is the primary concern addressed. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. Architectural� Questions Assessing �Architectural� vulnerability will investigate tenancy, services, public and private access, access controls, activity patterns, exposures, etc. �Architectural� questions focus equally on visual inspection and evaluation of organizational and management procedures to develop ratings. The questions emphasize vulnerability to moving vehicle, stationary vehicle, and covert entry tactics. Vulnerability to blast is the primary expressed concern. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Structural and Building Envelope Systems� Questions A vulnerability assessment of �Structural Systems� will look at construction type, materials, detailing, collapse characteristics, critical elements, etc. An assessment of �Building Envelope� will involve investigating strength, fenestration, glazing characteristics and detailing, anchorage, etc. �Structural and Building Envelop Systems� questions rely on review of construction documents and visual inspection to develop ratings. Vulnerability to blast is the primary concern. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Utility Systems� Questions A vulnerability assessment of �Utility Systems� will look at the full range of source and supply systems serving the facility including water, fuel, and electricity supply; fire alarm and suppression, communications, etc. �Utility Systems� questions rely equally on information obtained from visual inspection, review of construction documents, and organizational and management procedures to develop ratings. Vulnerability to waterborne contaminants is expressly considered. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Mechanical Systems� Questions A vulnerability assessment of �Mechanical Systems� will investigate air supply and exhaust configurations, filtration, sensing and monitoring, system zoning and control, elevator management, etc. �Mechanical Systems� vulnerability questions and ratings rely primarily on information obtained from review of construction documents and visual inspection. Vulnerability to airborne contaminants is the primary consideration, including contamination from Chemical, Biological, and Radiological attack. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Plumbing and Gas Systems� Questions A vulnerability assessment of �Plumbing and Gas Systems� will look at the liquid distribution systems serving the facility including water and fuel distribution, water heating, fuel storage, etc. �Plumbing and Gas Systems� questions rely primarily on information from review of construction documents to develop ratings. Vulnerability to waterborne contaminants is expressly considered. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Electrical Systems� Questions A vulnerability assessment of �Electrical Systems� will evaluate transformer and switchgear security, electricity distribution and accessibility, emergency systems, etc. �Electrical Systems� questions primarily on information from visual inspection and review of construction documents to develop ratings. No particular attack mechanism is emphasized. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Fire Alarm Systems� Questions A vulnerability assessment of �Fire Alarm Systems� will look at detection sensing and signaling, system configurations, accessibility of controls, redundancies, etc. �Fire Alarm Systems� questions rely both on information from review of construction documents and review of organizational and management procedures to develop ratings. No particular attack mechanism is emphasized. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. �Communications and Information Technology Systems� Questions A vulnerability assessment of �Communications and Information Technology Systems� will evaluate distribution, power supplies, accessibility, control, notification, backups, etc. �Communications and Information Technology Systems� questions rely on information from visual inspection, review of construction documents, and review of organizational and management procedures to develop ratings. No particular attack mechanism is emphasized. LEGEND: _ = Determine high, medium, or low vulnerability rating. = Applicability of factor to question. ADDITIONAL SOURCES OF DETAILED FACILITY INFORMATION The foregoing questions provide a framework for a qualitative estimate of facility vulnerability to terrorist attack. A more detailed and quantitative evaluation will involve significantly more review of information in all areas, including additional information concerning 'Equipment Operations and Maintenance' (up to date drawings, manuals, and procedures, training, monitoring, etc.); 'Security Systems' (perimeter and interior sensing, monitoring, and control, security system documentation and training, etc.); and the 'Security Master Plan' (currency, responsibilities, etc.). Appendix B presents the complete list of detailed questions from FEMA 426 that should be considered in fully evaluating vulnerability to terrorist threats. The means of data collection that should be employed and the particular terrorist tactics and attack mechanisms addressed by each question are identified in the appendix so that specialized checklists can be created to assess vulnerability to terrorist tactics of particular concern to an individual organization. VULNERABILITY REDUCTION COST INFORMATION AND ESTIMATES Typically, a property condition assessment for due diligence would be followed by consideration of the anticipated costs and timing of needed upgrades of facility systems. Certainly, estimates of expected costs of mitigation of system vulnerability to terrorist attack will become important at some point in the decision-mak-ing process. However, an assessment using the questions described above does not include the level of information needed to project costs. The qualitative analysis described simply determines broad preliminary options for reducing terrorism risk in a particular existing facility and does not give insight to expected costs of risk reduction. At some point in the future, fully capable due dili-gence tools for assessing vulnerability to terrorist attack will very likely include such information and detail. For further discussion of costs related to blast mitigation, see FEMA 427, Chapter 8.