Maintaining a building is expensive: it costs many times more to run a building than to build it, yet maintenance is often accorded a low priority. Building Maintenance covers the technical aspects of maintenance for undergraduate students on built environment courses, particularly building surveying and facilities management. It addresses the major questions regarding 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.

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 (Wiley-Blackwell).

www.wiley.com/go/construction

Foreword by Professor
Preface
Acknowledgements
Introduction
Arrangement of this book
Problems
Checklists
Maintenance: what is it
what is it for?
Definitions
Shortcomings of definitions
Purposes of building maintenance
Context of building maintenance
Political
Economic
Social
Technological
Environmental
Summary
References
Design temptations
Design standards
Design team
Design quality
Summary
References
Maintenance planning
Strategy
What, where, when, how, and how often, who and why
Why a maintenance plan?
What?
Where?
When?
How?
Who?
Communication
Case study: estate strategy in a UK university
Background
Issues
Proposal
Progress
Assessment
Summary
References
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
Seeking advice
When to seek advice?
How often to seek advice
How soon to seek advice
From whom to seek advice
Giving advice
Taking advice
Summary
References
Useful websites
Expectations
Functionality
Standards
Overproduction
Transportation
Waiting
Inventory
Motion
Overprocessing
Defects and rework
Other wastes;
Customer service
Needs of the future: looking ahead
A worked example developing a checklist related to expectations
Case study: maintenance delivery in a UK university
Organisational context
Priorities
Monitoring and reporting
Reflection
Summary
References
Websites
Day-to-day prioritisation
Basics
Getting by
Putting off
Maintenance and building inheritance
Heritage
The helpdesk
Toda's needs
Tomorrow
Possible future scenarios
Major works
Minor works
The Intermediate form
Capital projects
Revenue works
Capitalised repairs
Planned maintenance
Response maintenance
Checklist application
Budgets, costs and contracts
Contracts
Procurement
Decision making and recording
Summary
References
Deterioration
Weather and climate
Processes
Rain and snow
Damp
Wind
Sun/ultraviolet light
Temperature changes
Durability
Decay
Wear and tear
Projecting from past performance
Data vs. information
Limitations
Functional obsolescence
Case study: a local authority
Background
Issues
Action
Findings
Reflection
Summary
References
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
Zero defects
Repair/replace decisions
Specifications
Summary
References
Useful websites
Organisingmaintenance works
Organisation
Direct labour
Specialist contractors
General contractors
Selecting contractors
Procurement
Prices and pricing
Schedules of rates
Tenders and tendering
Contracts
Service level agreements
Case study: innovative building maintenance in a supermarket chain
Background
Context
Issues
Findings
Wider application
Statutory requirements
Development control: town and country planning
Building control: Building Regulations
Health and safety: Construction Design and Management Regulations
Work in progress
Supervision
Inspection
Payments
Feedback
Summary
References
Defect recognition and rectification: General
Inspection
Why?
How?
When?
Where?
Who should inspect?
What is to be done?
Recognition
Recording
Reporting
Recognising, recording and reporting condition
Extent
Priority
Rectification
Defect rectification specifications
Execution
Follow-up
Checklist: defect recognition and rectification
Summary
References
Defect recognition and rectification: Foundations, basements and external works
Outline: general arrangement
Symptoms
Possible causes
Rectification
Avoidance
Foundations
Cracks
Ground conditions
Underpinning
Avoidance of problems in future
Basements and cellars
Water table
Underground streams
Cracked pipes and drains
Tree roots
Ventilation
Sloping sites
External works
Freestanding walls
Retaining walls
Fences
Paths
Steps and ramps
Parking
Soft landscaping
Common areas generally
Summary
References
Useful websites
Defect recognition and rectification: External walls, doors and windows
External walls and frames
Symptoms and possible causes
Rectification work
Concrete
Claddings
Windows and external doors
Swelling and sticking
Shrinkage and gaps
Distortion
Weathering and detailing
Metal windows
Bay windows
Doors
Glass and glazing
Double and triple glazing
replacement doors and windows
PVCu
Cills, heads, reveals and canopies
Decorations
Summary
References
Defect recognition and rectification: Chimneys, roofs and roofspaces,
rainwater disposal
Chimneys
Pitched roofs
Slates
Clay tiles
Concrete tiles
Asbestoscement slates and sheets
Fibrecement
Sheet metal roofs
Other roofing materials
Roof forms and related details
Valleys
Eaves
Dormer windows and other penetrations
Steps flashings
Gables
Attics and roofspaces
Pitched roof structures
Flat roofs
Lead
Felt
Asphalt
Insulation
Protection
Green roofs
Rainwater disposal
Summary
References
Helpful website
Defect recognition and rectification: Floors, stairs and internal walls
Ground floors
Floor finishes
Intermediate floors
Stairs
Handrails and balustrading
Means of escape
protected routes
Internal walls and finishes
Summary
References
Defect recognition and rectification: Building services
Plumbing: water, waste and soil
Gas
Gas usage
Electrical and communication systems
Heating, ventilation and air-conditioning
Fire, security and other specialist services
Security
Summary
References
Upgrading and improvement
Changing standards
Incremental change
Exponential change
Step change
Local or international standards
What do we want?
Similar organisations
How to decide?
How far to go?
Move or improve?
Mini case study
Checklist
Summary
References
The rehabilitation process
Preparation
Briefing
Time: the essence
Place
Specifications
Decanting
Work in progress
Preparing to move back
Check
Summary
References
New life in the building
How was it for you?
The learning organisation
Techniques and timings
Periodic overview
Annual review
Formal feedback
Post-occupancy evaluation (POE)
Pros and cons: why POE?
Who should do POE?
Monitoring and refreshing
Documentation
Refreshing the building
Refreshing the organisation and staff
Time and tide
Checklist
Summary
References
Index
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Building Maintenance

9781405179676

1405179678

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