IT IS SAID THAT

It is desirable to produce buildings that are maintenance free, however that is not possible as all elements of buildings deteriorate at greater or lesser rate depending on the materials and method of construction and the use of the buildings

MAINTENANCE PHILOSOPHY IS

TO PREVENT, TO MINIMISE AND TO REPAIR THE BUILDING DEFECTS BY WAY OF PLANNING, CONSTRUCTING, USING APPROPRIATE MATERIALS AND TECHNIQUE IN TIME AT LOW COST FOR MAINTAINING OR INCREASING THE LIFE AND VALUE OF THE STRUCTURE TO CONSIDERABLE EXTEND

BS 3811 (1964)
Maintenance is defined as work undertaken in order to restore every facility, that is, in every part of site or building to an acceptable standard
Acceptable standard means according to users expectation, standards and as defined by the building by-laws

In 1972, the Committee on Building Maintenance commended this definition of maintenance: . . work carried out in order to keep, restore or improve every facility, i.e. every part of the building, its services and surrounds to a currently acceptable standard and to sustain the utility and value of the facility

(Department of the Environment, 1972)

BS 3811: 1984 (BSI, 1984) adopted this definition of maintenance: A combination of any actions carried out to retain an item in, or restore it to an acceptable condition

This was rebalanced somewhat in BS 8210: 1986 (BSI, 1986), which defined building maintenance as: Work, other than daily and routine cleaning, necessary to maintain the performance of building fabric and its services

The revision of BS 3811 in 1993 (BSI, 1993) refers to BS 4778, Part 3, Section 3.1 (BSI, 1991) for its definition of maintenance:
The combination of all technical and administrative actions, including supervision actions, intended to retain an item in, or restore it to, a state in which it can perform a required function

THE OBJECTIVES OF MAINTENANCE :

To maintain conditions so that it will continue to fulfill its functions To retain the value of the investment To prolong the building life
To fulfill statutory requirements e.g. Safety, Health and Welfare provisions To maximise the efficiency of the services available To exist a good environment for users and occupiers To present a good appearance

CAUSES OF MAINTENANCE TO BE REQUIRED

Design
Lack of detail Unsuitable choice of design

Workmanship Wear and tear Natural deterioration Environment Fire Misuse and abuse Vandalism Ground movement, settlement

AGENTS OF DEFECTS
DAMPNESS BIOLOGICAL AGENTS WEATHER I.E. RADIATION, HEAT ETC POLLUTION FIRE HUMAN

WHERE ARE MAINTENANCE WORK USUALLY CARRIED OUT IN THE BUILDING

MAIN FABRIC
The regular maintenance of the structure i.e. walls, floors, roofs, windows, doors, yards, roads and decoration of elevations

EXTERNAL AND INTERNAL FINISHES

The redecoration of walls and ceilings, replacement of floor surfaces and repairs of special finishes

SPECIFIC FEATURES
(Especially those used by the general public). All repairs to entrance doors, shop windows, replacement of ironmongeries, replacement of glass and electrical signs.

WHERE ARE MAINTENANCE WORK USUALLY CARRIED OUT IN THE BUILDING (CONTD)
ENGINEERING SERVICES
Electrical and gas HVAC Lifts, escalators, and other mechanical handling equipment Fire Protection systems Security Systems Special equipment

MAINTENANCE POLICY
Maintenance policy is a tool for maintenance personnel to plan their appropriate maintenance strategies. However, before a maintenance programme is prepared, maintenance personnel and top management are required to agree on maintenance policy because it requires strategic directions, as well as resources. The maintenance policy consists of five major components, and different maintenance strategies are developed from these components. Without defining this policy, maintenance operation processes will be in a haphazard order. The five major components are as follows: The length of time for maintaining for their present use. The life requirements of the buildings and their fittings and services. The standard to which the building and its services are to be maintained. The reaction time required between a defect occurring and a repair being carried out. The legal and statutory requirements shall also be considered.

INTRODUCTION TO MAINTENANCE STRATEGIES

The maintenance policy is the integration of different strategic approaches, which include corrective, preventive and condition-based maintenance (Horner et al, 1997). Ollila and Malmipuro (1999) identify that the main types of categories of maintenance consisted of reactive, preventive, predictive and proactive maintenance. Chan et al (2001) split this into five types of maintenance strategy, including time-based, performance-based, breakdown-based, renovation-based and integration-based.

Furthermore, Tse (2002) is of the opinion that most of the maintenance practices are failure-driven, time-based, condition-based, reliabilitycentered and predictive.

PLANNED MAINTENANCE WHERE THE MAINTENANCE WORK IS ORGANISED AND CARRIED OUT WITH FORETHOUGHT, CONTROL AND USES OF RECORDS TO CREATE A PREDETERMINED PLAN The maintenance work is organised based on a schedule and plan for a particular plant or equipment. This type of maintenance is a pro-active approach.
The objective is to reduce to a minimum the need for corrective or emergency maintenance. The maintenance schedules used would indicate the time intervals at which certain maintenance items will be carried out. The schedule could include actual work items such as the annual servicing of boilers and redecoration programs. Preventive maintenance can be perform as a routine or on a schedule basis ( involving regular tasks done on daily, weekly or monthly basis e.g. floor cleaning, servicing the air conditioning system; and or as a conditioned bases maintenance (as a result of knowledge of conditions of items from routine or continuous monitoring)

UNPLANNED MAINTENANCE

WHERE THE MAINTENANCE WORK MAYBE ORGANISED AND CARRIED OUT AD HOC WITH NO PREDETERMINED PLAN Maintenance performed without planning which could be related to a breakdown, repair, or corrective work. Unplanned maintenance may be scheduled during the normal work cycle. This type of maintenance is a reactive approach

PREVENTIVE PLANNED MAINTENANCE

Maintenance work carried out at predetermined intervals, or corresponding to a prescribed criteria, and intend to reduce the probability of failure, or the performances degradation of an item

PREVENTIVE PLANNED MAINTENANCE (PPM)(CONTD) Basically, this is any maintenance carried out in the anticipation of failure. Periodic inspection and servicing (protect constantly, clean thoroughly, lubricate efficiently, adjust and replace if necessary, repair immediately) or replacement of critical parts are done. These will delay or prevent breakdowns and if breakdown occurs, the severity will be reduced.

PPM will be conducted on a routine or schedule maintenance; and on conditioned based maintenance.

CORRECTIVE MAINTENANCE Basically, this is any maintenance carried out after a failure has occurred, and intend to restore an item to an acceptable standard or state in which it can perform its required functions. Servicing or replacement of critical parts are done. This may include reroofing, rewiring a building or simply replacing a door, so that the building continues to operate as intended.

CM can be occurs under planned and unplanned maintenance.

EMERGENCY MAINTENANCE
Maintenance that is necessary put in hand immediately to avoid serious consequences. Whereas maintenance work is to be carried out or implemented within 24 hours is often referred to as urgent maintenance. The test for urgent or emergency considerations is to posed the questions, could there be serious consequences in the context of structural stability, health and safety risks to persons, adjoining or neighboring properties? If the answer is yes to any of these questions, then the urgent or emergency maintenance work should be put in hand, firstly to eliminate the serious consequences which could arise; and secondly to carry out the necessary preventive or corrective maintenance.