Building Care

by Wood, Brian J.B.

• ISBN13: 9780632060498
• ISBN10: 0632060492
• Edition: 1st
• Format: Paperback
• Copyright: 2003-05-16
• Publisher: Wiley-Blackwell

Summary

Building care encompasses everything from maintenance of a building to energy conservation and range of approaches, including the effects on design. A range of approaches to looking after buildings and their users is covered in this book. The rationale and conditions that support them (e.g. PPM - preventative planned maintenance; JIT - just in time) are explained, together with the commercial and environmental imperatives driving new approaches to building care.

Author Biography

Brian Wood is a senior lecturer in the School of the Built Environment at Oxford Brookes University. He previously worked in the public and private sectors as an architect and surveyor. He was a contributor to Quality in Traditional House Building, published by the Building Research Establishment, and is author of Building Care. www.wiley.com/go/construction

Table of Contents

Foreword	xi
Sir Michael Latham
Preface	xiii
Acknowledgements	xiv
Background and Introduction	1	(24)
Cinderella and the cowboys	1	(2)
Cowboys	2	(1)
Property conditions	3	(3)
English House Condition Survey (EHCS)	4	(1)
Repair backlogs	5	(1)
Condition or performance-based maintenance	6	(2)
Repair or replace	7	(1)
Deferred maintenance	8	(1)
Influence of the public sector	8	(4)
Programmes	9	(2)
Direct labour organisations	11	(1)
Planned economy	11	(1)
Privatisation	12	(3)
Home ownership and `right to buy'	13	(1)
Non-traditional housing	14	(1)
Non-residential property	15	(2)
Private property	16	(1)
Planned maintenance and the command economy	17	(3)
`Think big'	18	(1)
Business and the growth of FM	19	(1)
Technology advances	20	(2)
Technology bad, environment and sustainability good	21	(1)
Summary	22	(1)
References	22	(3)
Planned Preventive Maintenance Prevails	25	(24)
Some definitions	25	(1)
Provenance	26	(4)
Automaticity	26	(1)
Fail to plan; plan to fail	27	(1)
Computers and LAMSAC	28	(1)
Audit Commission and the 3 Es	28	(2)
Condition surveys and elemental repairs and replacements	30	(4)
Programmes and professional service	31	(1)
Communications and information technology	32	(2)
Response or emergency maintenance	34	(1)
Objections to PPM	35	(10)
Unutilised service life	35	(1)
User wants and needs: putting the customer last?	36	(1)
Overspecification and overwork: more work?	37	(1)
Unresponsiveness	38	(1)
Resource intensity of PPM: simple but heavy on resources	39	(1)
Unsustainability of PPM	40	(1)
Need for large, non-local contractors	41	(2)
Adversarial nature of contracts	43	(1)
Egan	44	(1)
Postmodern maintenance	45	(1)
Summary	46	(1)
References	46	(3)
Just in Time: Gurus from East and West	49	(19)
Gurus	49	(3)
Japan	52	(1)
Just in time	53	(2)
Hewlett-Packard, Japan and quality	54	(1)
Zen and kaizen	55	(3)
Quality, reliability and defects	56	(2)
Stock and stockrooms	58	(1)
Buyer power and supply chain management	59	(1)
Smyth & Wood, 1995	59	(3)
Background to the study	60	(1)
Returning to core business	61	(1)
Just-in-time maintenance	62	(3)
Emergence of JIT maintenance	63	(1)
Organisational consequence	64	(1)
Findings from the research	64	(1)
Summary	65	(1)
References	65	(3)
Procurement of Building Maintenance Services	68	(16)
Context	68	(2)
Contracts and relationships	70	(3)
Service and `service culture'	72	(1)
Who procures?	72	(1)
Who is the client?	73	(1)
Commissioning of maintenance work	73	(2)
Who will procure what, when, how, how often and why?	73	(1)
Priorities: time/cost/quality	74	(1)
Assigning priorities	74	(1)
Developing the client-contractor relationship	75	(3)
Historical development	76	(1)
The service context: building relationships	77	(1)
Developing and defining just-in-time maintenance	78	(3)
Performing to standard	79	(1)
Setting JIT performance goals	79	(1)
Implications for building contractors and consultants	79	(1)
Built-in maintenance	80	(1)
Implications for building owners and users	81	(1)
Conclusion	81	(1)
Summary	82	(1)
References	82	(2)
Re-engineering the Process	84	(15)
Hammer & Champy	84	(4)
Critiquing `re-engineering'	84	(1)
Aggressive language	85	(1)
Middle way forward	86	(1)
Implementation	86	(1)
Incrementalism	87	(1)
Background to re-engineering building maintenance services	88	(3)
Structure of work	89	(1)
Service development	90	(1)
Re-engineering	90	(1)
Planned preventive maintenance	91	(3)
Predictive maintenance	91	(1)
Intelligent buildings	92	(1)
Intelligent maintenance	93	(1)
Customer care and service culture	93	(1)
Call centres	94	(1)
Construction business process	94	(2)
Skills shortages	94	(1)
Barriers to entry	95	(1)
Client focus	96	(1)
Re-engineering ways ahead	96	(1)
Summary	97	(1)
References	97	(2)
Enter Customer Care, Contact and Call Centres	99	(18)
Background	99	(1)
Supermarket lessons	100	(1)
Customer care	100	(2)
Building care	102	(1)
Users, care and service	103	(1)
A wider view	103	(2)
The housing maintenance market	104	(1)
The call centre or contact centre	105	(3)
Features of the call centre	106	(2)
Features of call-centred maintenance	108	(2)
Responsiveness and responsibility	108	(1)
Assuring standards	109	(1)
Whither the cowboy?	110	(3)
Beyond the call centre: coming closer to home through the help desk	113	(1)
Conclusion	114	(1)
Summary	115	(1)
References	115	(2)
Intelligent Building Care	117	(15)
Intelligence and the intelligent building	117	(3)
Data and information	118	(1)
Control	119	(1)
Complexity and complication	119	(1)
The automated building	120	(7)
Comfort	121	(1)
Automaticity	122	(1)
Smartness	123	(1)
Greenness	124	(1)
Comfort versus control	124	(2)
The individual versus Big Brother	126	(1)
Intelligent service	127	(2)
Market intelligence	128	(1)
Meaning and application	129	(1)
Summary	129	(1)
References	130	(2)
Sustainable Building Care	132	(20)
Sustainability	132	(1)
The sustainable building	133	(2)
Sustainability at the design stage	134	(1)
Sustainable construction	135	(3)
Plant	136	(1)
Labour	137	(1)
Materials	137	(1)
Finance	137	(1)
Sustainable care	138	(6)
Durability	139	(1)
Use	140	(1)
Radical review and change	141	(1)
Adaptability	142	(2)
The autonomous building	144	(4)
Users and user needs	146	(1)
Autonomous building care	147	(1)
Approaching sustainable building care	148	(1)
Value and values: today and tomorrow	149	(1)
Summary	150	(1)
References	150	(2)
Building Futures: Left or Right?	152	(18)
Introduction	152	(2)
The design stage	153	(1)
Forecasting the future	154	(1)
Living for today and planning for posterity	154	(1)
Who pays, for what, how much and when?	155	(1)
Lifecycle costing	155	(2)
Sustainable future	157	(2)
The LEFT building	159	(2)
Long Life	159	(1)
Low Energy	160	(1)
Loose Fit/Flexible	160	(1)
Low Technology	161	(1)
The RIGHT building	161	(4)
Reusability	162	(1)
Intelligence	163	(1)
Greenness	163	(1)
High Technology	164	(1)
Alternative futures	165	(1)
Building care	165	(1)
Sustainable care	165	(1)
Sustainable building	166	(1)
Opportunities	166	(2)
The maintenance-free building	167	(1)
The care-free building	167	(1)
Conclusion	168	(1)
Summary	169	(1)
References	169	(1)
Cradle to Grave: Whole-Life Assessment and Implications for Design	170	(19)
Introduction	170	(1)
Cradle-to-grave care	171	(2)
Lifecycle costing	172	(1)
Economic factors	173	(1)
What is `life'?	173	(2)
Design for low or no maintenance	175	(9)
Design and sustainability	176	(1)
Defects	177	(7)
Conclusion	184	(2)
Summary	186	(1)
References	186	(3)
Index	189