Multi-apartment buildings, of which there are between 20,000 and 25,000 in Slovenia, house around a third of the country’s total population and are exposed to numerous risks. The various natural disasters and other incidents that may affect them are not always within our control, but responsible construction, preventive management and insurance can significantly enhance their safety. This was the message from experts at today’s consultation on the safety of multi-apartment buildings, held at Triglav Lab. The discussion focused on the changes needed in this area and emphasised the importance of raising awareness among residents that the safety of their buildings – and their homes – is a shared responsibility.
Residents of multi-apartment buildings frequently deal with loss events such as water damage or machinery breakdown. However, there is less awareness that their homes are also vulnerable to natural disasters. The challenges faced by residents and building managers, how to improve safety, and how to respond in the event of an emergency, were the central topics of today’s event Prepared for the (Un)Predictable: The Safety of Multi-Apartment Buildings.
Comprehensive building renovation
Experts in earthquake engineering estimate that between 88,000 and 228,000 people in Slovenia live in buildings most at risk from earthquakes. Ljubljana and its surroundings are the most vulnerable to earthquakes due to the density of population and the old building stock, and one of the issues is how and whether buildings should be rehabilitated. “The renovation of multi-apartment buildings should be comprehensive – not only addressing energy efficiency and functionality, but also improving seismic and fire safety. With proper professional management, even if carried out in phases, a building’s resilience and lifespan can be significantly enhanced in the long term. Only then can we speak of truly sustainable renovation,” explained Meta Kržan, Head of the Section for Buildings and Earthquake Engineering at the Slovenian National Building and Civil Engineering Institute (ZAG).
Zavarovalnica Triglav estimates that around 40% of multi-apartment buildings are uninsured. More than half a million Slovenians live in multi-apartment buildings without earthquake insurance.
Srečko Šestan, Commander of Civil Protection, believes that significant progress has been made in reducing risks to buildings in flood-prone areas, but the greater challenge lies in rehabilitating earthquake-resistant structures. Among these, multi-apartment buildings are especially critical. “This is a task that must be addressed, as only earthquake-resistant buildings can reduce casualties and property damage. Until such solutions are implemented, it is essential that residents living or working in at-risk areas strictly adhere to the instructions, recommendations, and, ultimately, the 'orders' of the competent services. This is the only way to minimise casualties and the damage that could occur in such events," said Šestan.
Compulsory insurance for certain risks?
Building managers play a key role when it comes to keeping multi-apartment buildings safe and insured.
"For some time now, managers of multi-owner buildings have advocated for insurance coverage, at least for basic risks such as fire, water leakage and liability – and for older buildings, earthquakes, too. A significant step has already been made by incorporating insurance decisions into regular building management, which has made the decision-making process easier. An even greater step forward would be to make insurance for larger buildings mandatory, similar to car insurance," explained Anže Urevc, President of the Association of Property Managers at the Chamber of Commerce and Industry of Slovenia (GZS).
Choosing your insurance cover wisely
Zavarovalnica Triglav emphasises the importance of raising awareness about building insurance, particularly the selection of coverage and the sums insured. While most damage in multi-apartment buildings results from water leakage, they are also vulnerable to natural disasters that can cause extensive damage. "Multi-apartment buildings are not immune to natural disasters – they can be affected by earthquakes, floods, windstorms and hailstorms. We recommend that residents consider coverage through a joint insurance policy managed by the building manager and supplement it with individual home insurance," said Uroš Metličar, Director of Property Claims at Zavarovalnica Triglav.
Managers can insure a multi-apartment building with Zavarovalnica Triglav through fire insurance, while residents can supplement the coverage with individual home insurance. They can choose from the Mali (Small), Veliki (Large) or Comfort package, or tailor the coverage to suit their specific needs.
At today's event, Zavarovalnica Triglav also presented the updated functionality of digital i.triglav office, where users can check the level of exposure of their property to natural disasters – namely earthquakes, floods, hail, lightning, and now also landslides. This feature, which now enables users to assess the risk for multiple property addresses and is accessible even to non-registered users, was developed following the aftermath of the worst floods and storms in Slovenia's history the year before last, underscoring the critical importance of adequate insurance against natural disasters.
