Sep 2009, Wiley-Blackwell
DescriptionMaintaining a building is expensive: it costs many times more to run a building over its lifetime than to build it, yet maintenance is often not accorded the priority it warrants. A poorly maintained building will be a drain on resources and will impair building use, whereas a well maintained building will function smoothly and represent an appreciating asset to its owners.
Building Maintenance is a core text on the technical aspects of maintenance for undergraduate degree students on built environment courses, particularly building surveying and facilities management. It addresses the ‘who, what, where, when, how and why’ of maintenance activities and shows that maintenance should be considered seriously at the design stage. Extensive case studies illustrate what can go wrong, how to put matters right and how to get it right first time, next time.
A professional approach is required to building maintenance. By encouraging maintenance managers to stand back and take a strategic view of building maintenance alongside their day-to-day tasks, this book will help practitioners and students to achieve that.
Arrangement of this book.
Maintenance: what is it; what is it for?
Shortcomings of definitions.
Purposes of building maintenance.
Context of building maintenance.
2 Design temptations.
3 Maintenance planning.
What, where, when, how, (and how often), who and why.
Why a maintenance plan?
Case study: estate strategy in a UK university.
4 The client.
The key decision maker.
Reminder: the client pays the bills.
Wants and needs.
How to determine and differentiate wants and needs.
Practical application: example scenario.
When to seek advice?
How often to seek advice.
How soon to seek advice.
From whom to seek advice.
Defects and rework.
Needs of the future: looking ahead.
A worked example – developing a checklist related to expectations.
Case study: maintenance delivery in a UK university.
Monitoring and reporting.
6 Day-to-day prioritisation.
Maintenance and building inheritance.
Possible future scenarios.
The Intermediate form.
Budgets, costs and contracts.
Decision making and recording.
Weather and climate.
Rain and snow.
Wear and tear.
Projecting from past performance.
Data vs. information.
Case study: a local authority.
8 Building defects and avoidance.
Avoidance of defects.
Defects at the inception/pre-design stage.
Defects at the design stage.
Defects occurring during the construction stage.
Defects while the building is in occupation.
How to avoid defects.
9 Organisingmaintenance works.
Prices and pricing.
Schedules of rates.
Tenders and tendering.
Service level agreements.
Case study: innovative building maintenance in a supermarket chain
Development control: town and country planning.
Building control: Building Regulations.
Health and safety: Construction Design and Management Regulations.
Work in progress.
10 Defect recognition and rectification: General.
Who should inspect?
What is to be done?
Recognising, recording and reporting condition.
Defect rectification specifications.
Checklist: defect recognition and rectification.
11 Defect recognition and rectification: Foundations, basements and external works.
Outline: general arrangement.
Avoidance of problems in future.
Basements and cellars.
Cracked pipes and drains.
Steps and ramps.
Common areas generally.
12 Defect recognition and rectification: External walls, doors and windows.
External walls and frames.
Symptoms and possible causes.
Windows and external doors.
Swelling and sticking.
Shrinkage and gaps.
Weathering and detailing.
Glass and glazing.
Double and triple glazing; replacement doors and windows; PVCu.
Cills, heads, reveals and canopies.
13 Defect recognition and rectification: Chimneys, roofs and roofspaces, rainwater disposal.
Asbestos–cement slates and sheets.
Sheet metal roofs.
Other roofing materials.
Roof forms and related details.
Dormer windows and other penetrations.
Steps – flashings.
Attics and roofspaces.
Pitched roof structures.
14 Defect recognition and rectification: Floors, stairs and internal walls.
Handrails and balustrading.
Means of escape; protected routes.
Internal walls and finishes.
15 Defect recognition and rectification: Building services.
Plumbing: water, waste and soil.
Electrical and communication systems.
Heating, ventilation and air-conditioning.
Fire, security and other specialist services.
16 Upgrading and improvement.
Local or international standards.
What do we want?
How to decide?
How far to go?
Move or improve?
Mini case study.
17 The rehabilitation process.
Time: the essence.
Work in progress.
Preparing to move back.
18 New life in the building.
How was it for you?
The learning organisation.
Techniques and timings.
Post-occupancy evaluation (POE).
Pros and cons: why POE?
Who should do POE?
Monitoring and refreshing.
Refreshing the building.
Refreshing the organisation and staff.
Time and tide.
- Addresses the who, what, where, when, how and why of maintenance activities.
- Includes summaries of symptoms, causes and rectification.
- Full of checklists, case studies, worked examples and flow diagrams.
- Illustrated with diagrams and photographs of building defects.
- Addresses sustainability issues relating to maintenance.
- Written in a lively, engaging style.