020 3282 7605
info@karsonsconsulting.com
When you manage multiple properties, it’s easy to overlook systems that rarely cause day-to-day problems. But lightning protection isn’t just another compliance item — it’s a safeguard against disruption, damage, and liability. It’s also a system that, if not checked regularly, can quietly fall out of spec without anyone noticing.
At Karsons Consulting, we routinely review lightning protection systems during our maintenance audits. Here’s what we think every building and property manager should know.
Many people assume a lightning strike needs to hit a building directly to cause damage. However, indirect strikes nearby can induce powerful voltage surges, capable of knocking out sensitive systems and impacting anything connected by a wire or circuit board. A properly installed lightning protection system doesn't "absorb" the energy; instead, it provides a low-resistance path for the lightning to travel safely from the strike point directly to the ground.
This crucial journey is guided by several key components:
Air Terminals (Lightning Rods): These are strategically installed at the highest points on roofs and other prominent structures to attract and intercept a lightning strike.
Conductors: These robust cables carry the immense electrical charge safely down from the air terminals to ground level.
Earth Termination Network: Comprising ground rods or mats buried in the earth, this network safely disperses the lightning energy into the ground, preventing it from damaging the building's internal systems.
Bonding Components: These crucial connections link various metal elements within the building, such as metal pipes, HVAC units, and cable trays, ensuring that no part of the building develops a dangerous voltage differential during a strike.
Every single one of these components must be correctly specified, expertly installed, and, critically, regularly maintained to ensure the system's effectiveness.
Beyond the obvious risks to life and property, a missing or neglected lightning protection system can lead to costly consequences. A direct or indirect lightning strike can cause internal surges that disable critical building systems; everything from lifts and access control to fire alarms and cooling systems. Imagine the chaos and tenant dissatisfaction if your building's essential services suddenly cease functioning!
Furthermore, inadequate protection can lead to severe insurance disputes, potentially leaving you with substantial out-of-pocket expenses if an incident occurs and your system wasn't deemed sufficient or compliant.
From a compliance and business continuity perspective, this is an area you simply cannot afford to ignore, especially in buildings where:
Public access is high: Such as offices, hotels, educational institutions, and residential towers, where the safety of occupants is paramount.
Critical infrastructure is present: Including server rooms, data centers, sensitive laboratory equipment, or essential life-safety systems.
The structure holds historical or architectural value: Protecting invaluable heritage assets from irreparable damage.
If you're unsure whether your building is adequately covered, it's not just about ticking a box—it's about genuinely mitigating risk and protecting your investment.
The cost of proactive lightning protection maintenance pales in comparison to the potential financial fallout of a strike. Consider these hidden costs:
Downtime and Business Interruption: A major system failure due to lightning can shut down operations, leading to lost revenue for commercial tenants, displacement for residential occupants, and significant reputational damage.
Equipment Replacement and Repair: Beyond the immediate damage to electrical systems, sensitive electronics, HVAC controls, and security systems can be fried, requiring expensive replacement and specialized repairs.
Increased Insurance Premiums and Denied Claims: A history of lightning-related incidents or proof of non-compliance can lead to higher premiums or, in severe cases, the refusal of claims. Insurers increasingly demand evidence of robust maintenance and compliance.
Litigation and Liability: In the event of injury or extensive property damage, a neglected lightning protection system can expose property managers and owners to significant legal liability.
Investing in regular inspections and necessary upgrades is a sensible financial decision that safeguards your assets and minimizes long-term risks.
In the UK, lightning protection systems are primarily governed by a comprehensive set of standards. The most important one is BS EN 62305, which meticulously covers everything from system design and surge protection requirements to recommended inspection frequencies.
This primary standard is supported by:
The Electricity at Work Regulations 1989: These regulations mandate that all electrical systems (including protection systems) are safe, properly installed, and adequately maintained to prevent danger.
The Regulatory Reform (Fire Safety) Order 2005: Where relevant, building fire risk assessments must consider the potential for lightning to initiate or contribute to a fire, emphasizing the need for robust protection.
BS EN 62305 specifically recommends that systems are tested every 11 to 12 months. This annual testing schedule is crucial as it ensures the system is inspected across different seasons and ground conditions, providing a more comprehensive assessment. Alarmingly, our audits frequently reveal that these vital inspections haven't been conducted in years, leaving properties dangerously exposed.
Sometimes, the signs of a failing system are visually obvious. These include severe corrosion, broken clamps, or missing air terminals on the roof.
However, more often, the problems are hidden beneath the surface. For instance, parts of the system might have been inadvertently bypassed or damaged during a roof upgrade, or extensive sections of the building could have been left unprotected after recent fit-outs.
Other critical indicators that demand an immediate review include:
Absence of recent testing or inspection records: If you can't readily produce documentation of annual checks, assume your system is non-compliant.
Installation of new plant or services on the roof: Any new additions can interfere with existing protection or create new vulnerable points.
Changes in building ownership or maintenance providers: Hand-overs often lead to a loss of institutional knowledge regarding less visible systems.
Frequent electrical surges affecting internal systems: This can be a strong indicator that your existing surge protection or the lightning protection system itself is inadequate.
Don't wait for an incident to occur. If your lightning protection system isn't thoroughly documented and regularly tested, it cannot be considered compliant or effective.
When we review lightning protection as part of a broader maintenance audit, our assessment covers both the system’s physical condition and its adherence to regulatory standards. We meticulously examine:
Continuity and integrity of conductors and bonding: Ensuring unbroken pathways for lightning current.
Adequacy of earth termination: Verifying the ground network can safely dissipate energy.
Coverage across the building envelope: Confirming all vulnerable areas are protected, especially after any building modifications.
Surge protection on internal systems: Assessing whether sensitive internal electronics are adequately shielded from transient overvoltages.
Clarity and currency of system documentation: Ensuring all records are accurate, up-to-date, and accessible.
Our objective is to provide clear, practical advice, outlining proactive steps you can implement to mitigate risks before a problem escalates.
If you require a lightning systems review, or a broader maintenance audit on your site, get in touch witt us!
Karsons Consulting are members of the Chartered Institute of Building Services Engineers, The Association of Consultancy and Engineering, British Institute of Facilities Managers and the Building Services Research and Information Association.
