BUILDING:
A building is defined as any roofed structure that encloses space and is intended for use as a
shelter (for people, animals or property) or for recreational, industrial, commercial or other
functions. This definition includes all Class I to Class X buildings.
MAINTENANCE:
Maintenance is defined by BS 3811:1993 as ‘The combination of all technical
and associated administrative actions intended to retain an asset in or bring it
to a state in which it can perform its required function.
BUILDING MAINTENANCE:
Building maintenance is actually a process by which a building is kept usable at a pre-determined standard for the use and benefit of its occupants or users. The standard may vary according to the function of a building. Building maintenance has become a major part of the work in the building industry and absorbs milllions of Ringgit each year. Maintenance practically begins the day a builder leaves the building site. Design, materials, workmanship, function, use and their interrelationships, will determine the amount the maintenance required during the lifetime of a building. The prime aim of the building maintenance is to preserve a building in its initial state, as far as practicable while retaining, where appropriate, its investment values, and presenting a good appearance; so that it effectively serves its purpose.
It is impossible to produce buildings which are maintenance-free, but maintenance work can be minimized by good design and proper workmanship carried out by skilled experts or competent craftsmen using suitable codes of installation, requisite building materials and methods. The importance of maintenance is such that it requires a properly educated and trained workforce involving good management as well as suitably trained craftsmen.
Building repair and maintenance also require sufficient supervision of a competent person to ensure that the work is carried out to a satisfactory standard and in accord with the agreed specifications. All works or repair and maintenance should be recorded, photographed and documented for archival purposes and future building maintenance.
Some Building Maintenance Activities Includes:
This section provides clarification regarding a number of maintenance-related activities.
These activities should be reported as building maintenance.
1.Payment of statutory fees
Statutory fees, such as those required to comply with legislation, are considered part of
building maintenance. Examples include fees for:
• registration of plant and equipment with Workplace, Health and Safety Queensland
• environmental licenses (fuel fired plant, fuel installations)
• fire system connection to the fire brigade.
2.Maintenance cleaning
Maintenance cleaning is considered part of building maintenance if its purpose is to preserve
or protect the building asset, or to improve the asset’s appearance. Examples include:
• high-pressure water blasting and washing down of building exteriors
• removal of algae from paths where it presents a slip hazard.
3. Various external works
Some external works are considered part of building maintenance if they are necessary to
prevent damage to buildings. Examples include:
• the lopping of trees/branches to prevent leaves clogging gutters
• removal of tree/plant roots that are threatening foundations and underground services
• maintenance of firebreaks i.e. an area that forms a protective barrier against the spread of
fire from adjacent heavily vegetated sites
• mowing and clearing of vacant sites to minimise vermin problems
• activities associated with erosion control.
4. Pest control
Pest control is considered a building operational activity. This includes activities associated
with the regular treatment for and eradication of red-back spiders, cockroaches, dust mites,
lice, mosquitoes, dogs, cats and possums.
However, treatment for preventing termites or white ants from gaining access to building
assets is considered a building maintenance activity.
5.Security services
Services related to the monitoring and operation of a security system should be considered
building operational activities.
Examples include:
• alarm monitoring and false alarm charges
• mobile security patrols
• alarm monitoring phone line rentals
• security audits
• provision of security personnel.
TYPES OF BUILDING MAINTENANCE:
1.Day to day repairs service facilities
2 .Annual repairs
3. Special repair
4. Additions and Alterations
5. Preventive Maintenance
In addition to above, additions and alterations Works in the buildings, Supply & maintenance of furniture & furnishing articles should also be done.
1. Day to Day Repairs
Day to day repairs include service repairs which arises from time to time in the services of the buildings such as in plumbing works, water supply, etc. Examples for such repairs are removing chokage of drainage pipes, man holes, restoration of water supply, replacement of blown fuses, repairs to faulty switches, watering of plants, lawn mowing, hedge cutting, sweeping of leaf falls etc. The purpose of this maintenance service is to ensure satisfactory continuous functioning of various services in the buildings.
2. Annual Repairs
This maintenance service is carried out to maintain the aesthetics of buildings and services as well as to preserve their life, some works like white washing, distempering, painting, cleaning of lines, tanks etc. are carried out periodically. These works are planned on year to year basis.
3. Special Repairs
Special repairs of building are undertaken to replace the existing parts of buildings and services which get deteriorated on ageing of buildings. It is necessary to prevent the structure & services from deterioration and restore it back to its original conditions to the extent possible.
4. Additions and Alterations
The works of additions/alterations are carried out in buildings to suit the special requirements of occupants for functional efficiency. The facilities in buildings are updated by carrying out such works.
5. Preventive Maintenance
Preventive maintenance is carried out to avoid breakdown of machinery and occurrence of maintenance problems in buildings and services. Works of preventive maintenance are carried out on the basis of regular inspection survey. Preventive maintenance includes works to prevent deterioration of building parts (which depends on climatic conditions), pollution, fungi, the insect attack, subsidence, flooding, intensity of usage, careless usage, seepage etc..
PROFESSIONALS INVOLVED IN BUILDING MAINTENANCE
The building construction industry is a wide industry that encompasses many professionals. Most of the building defects like cracks on walls, inadequate and non-functional facilities, flooding and dampness, poor drainage, poor safety design, poor staircases and even collapse to mention a few could be avoided. This article analysis the different professionals, their roles and responsibilities in avoiding defects and more in building construction.
Geotechnic Engineer
Geotechnical engineering is a discipline within civil engineering related to the performance of soil and rock mechanics, including their subsurface conditions, determination of the physical, mechanical, and chemical properties that will influence the project under consideration, Site investigations are needed to gain an understanding of the area in or on which the engineering will take place. Investigations can include the assessment of the risk to humans, property and the environment from natural hazards such as earthquake, landslide and sinkhole. After necessary evaluation, design of the earthworks is carried out, and subsequently supervision of the site, foundation, and construction is carried out.
A geotechnical engineer then determines and designs the type of foundations, earthworks, and/or pavement subgrades required for the intended man-made structures to be built. Foundations are designed and constructed for structures of various sizes for the proposed structure.
Land Surveyor
A land surveyor is the government authorized specialist who is licensed to determine boundaries, they determine the relative positions of places on or beneath the surface of the earth by measuring distances, directions and elevations. They are the first professionals to carry out physical work on the construction site.
Building construction is one of the fields of surveying, the preconstruction responsibilities involves determines the location (latitude and longitude), property boundary (shape), the area of the landed property (size), they establish the beacon on site to define boundaries. All these are represented in a plan called Cadastral survey which is duly stamped by registered surveyor and registered at Surveyor General’s office. Only the surveys made by licensed and registered Land Surveyors are legal and acceptable in courts.
In the construction phase surveying commences with correct placement of footings, foundations, piers and other items of building construction are essential for a sound structure. The second essential role is establishing a level for the proposed construction and establishing a benchmark that would be used as reference point throughout the construction phase. This is mostly neglected in Nigeria and the cause of flooding in most buildings.
Architect
Architects are licensed professionals trained in the art and science of building design, develop the concepts for structures and turn those concepts into images and plans. Before constructing a building, an architect needs to draw a plan of the building. It is very wrong to commence construction without a standard building plan, as the project would lacks focus and direction.
Architects create the overall aesthetic and look of buildings and other structures, but the design of a building involves far more than its appearance. Buildings also must be functional, safe, and economical and must suit the needs of the people who use them. The architects provide various designs, then prepares drawings and a report presenting ideas to the client based on his needs. Computer-aided design and drafting (CADD) and Building Information Modeling (BIM) technology has replaced traditional paper and pencil as the most common method for creating design and construction drawings. The role of an architect does not end in the design stage during construction (it’s not the responsibility of an architect to undertake the actual construction activities) continual revision of plans on the basis of client needs, budget and other constraints not envisaged during design stage is often necessary. As construction proceeds, he visit building sites to make sure that contractors follow the design, adhere to the schedule, use the specified materials, and meet work quality standards. The job is not complete until all construction is finished.
Structural Engineer
Structural engineering is a branch of Civil engineering which carries out strength calculations, loads, forces and their interactions and effects on proposed construction and prepare drawings of structures to ensure they are strong enough to avoid collapse when loaded. Structures can include buildings, bridges, retaining walls, in-ground structures, footings, frameworks and space frames, including those for motor vehicles, space vehicles, ships, aero planes and cranes.
Structural Engineering is concerned with the research, planning, design, construction, inspection, monitoring, maintenance, rehabilitation and demolition of permanent and temporary structures, as well as structural systems and their components. It also considers the technical, economic, environmental, aesthetic and social aspects of structures.
Quantity Surveyor
A Quantity Surveyor is a construction industry professional who specialises in estimating the value of construction works. . This may include new buildings, renovations or maintenance work, from early design costs to final figures. QS works on a wide variety of projects covering all aspects of construction such as civil, mining and infrastructure projects to determine the cost of such facilities.
The term quantity surveyor is derived from the role taken in quantifying the various resources that it takes to construct a given project, such as labour, supervision, plant and materials. He estimates the project budget, analysis the effect of design changes on the budget and the most noticeable role preparation of Bill of Quantities that assist in the tender process, produce tender document and manage the tender process, clarify and evaluate tenders, variations control, contract administration and assessment of claims, negotiate and settlement of accounts, Valuing completed work and arranging for payments, expert witness report in case of dispute.
The Builder
In Nigeria today Builders are the most monopolised professionals in the construction industry with the way things are structured other have taken up most of their responsibilities. They are unique in that they are the only professionals that works on buildings only, other professionals works on building and non-building structures. A Builder (or Professional Builder) is an academically trained specialist and statutorily registered professional responsible for Building Production Management, Construction and Maintenance of Buildings for the use and protection of mankind and his assets.
Building Service Engineers
Imagine living in a building without electricity, no functional toilet or bath, no heating or cooling system or a sky scrapper without lift definitely such is not habitable. Building services engineers provides all these, bring buildings to life by designing the mechanical and electrical systems that allow people to function within an enclosed structure.
Building services engineering is an aspect handled by Mechanical and Electrical Engineers they are referred to as (M&E), in the local Nigerian parlance it called plumbing and electrical, in some countries it’s called (MEP) engineering adding plumbing or public health. This involves the production and maintenance of a stable internal environment that has the correct temperature, air quality and lighting levels. It requires the provision of all the necessary backup support systems such as power, hot and cold water and lifts. The installation of life protection systems such as fire alarms, and sprinkler systems is an important responsibility as well. These functions must be linked to sophisticated building management systems to ensure effective control and to minimise energy consumption.
The Consultants
The building consultancy teams bring together project managers, building surveyors, quantity surveyors, architects, engineers, interior designers and other construction professionals, but his loyalties is with the building owner. To bridge the knowledge gap, the owner should hire a construction consultant. The consultant should be engaged early in the project, so the owner can utilize the consultant's services in selecting construction professionals and contractors and in reviewing plans and budgets.
The construction consultant's role is to represent the owner and to lend practical expertise to the job. The construction consultant is simply the client representative that wants the owner to achieve what the owner has contracted for from the contractors. He is the value-for-money bargainer! Working on behalf of the owner, the consultant can identify and address potential construction problems in the design stages and, as an independent party, may be in the best position to suggest cost saving or time saving alternatives and to evaluate suggestions made by the other parties.
Artisans
These are the real workmen on site. They are mostly technicians that have acquired various skills either on the job or in various skill acquisition institutes. They have improved skill on- the -job. They work with the various professionals carrying out their duties based on instructions though imputing their skills.
The Building Contractor
Looking at the volume of professionals and artisans involved in building construction working with a building owner who is a non-professional, it will be a HELL talking to each of them. There is a need for a firm to harness all this together and do all the jobs required. The contractor brings a team of all the required professionals together, oversees the construction and ensures that all necessary measures are taken to execute a project. A building contractor is an organisation that engages in the Planning, Developing and Coordinating activities in the building of structures.
The building contractor draws up a plan to carry out the construction project. This extends anywhere from hiring workers to developing a step-by-step timeline that the project will follow from start to finish. The BC is responsible for hiring, supervising, firing and payment of workers alongside obtaining materials for the project to precise specifications, mostly using the services of suppliers.
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