Planned Maintenance Strand Building - Coursework Example

Planned Maintenance – Strand Building 0 Introduction An assessment for planned maintenance has been conducted, and a program for planned maintenance developed for Strand building. Requirements for planned maintenance have been identified, and the procurement method for the building has been identified. 2.0 Type and Location of Building Strand Building is owned by Kings College. It is an old building, and provides accommodation for the University. It is easily accessible by road, and train. The address is Strand Campus; Strand; London; WC2R 2LS. Figure 1. The Strand Building (AUDE, 2010) The Building was built in 1967 in the centre of London. It lies adjacent to King`s building and Somerset house. It overlooks the Thames. It lies between the Houses of Parliament and St. Paul`s Cathedral. It is opposite to the Royal Courts of Justice. It is within five minutes walk of the Covent Garden, West End theatres and Trafalgar Square. 3.0 Material Technology of Construction The building is a 13 storied structure, and has 4 basement levels. The building is made of concrete and inflexible blockwork partitions. The floor to ceiling height is high. Roofs have valley gutters. Iron cramps have been inserted in masonry to bind the blocks together. Bonding timbers have been used in external brick and stone walls. The facade build-up includes glazed infill cladding. There are windows, and the flooring made of wood. The blockwork is inflexible, requiring extensive works. The facade are worn out. 4.0 Major Defects The facade are leaky allowing water ingress and air infiltration. VAV dual duct ventilation with open able windows caused high energy consumption. The environmental performance was poor. There are DDA and fire compliance issues. The top three floors were completely gutted. Access for fire escape and fire brigade was poor. Facade, building services and DDA access were not compliant. Major defects have been included in the table below. Table 1. Major Defects Major Defects Description Walls Walls are worn out in certain areas Roofs The drainage system is not effective Doors The doors are not effective in ventilation, and are not energy efficient Windows The windows are not energy efficient Floors The flooring in certain sections are worn out Bathrooms The maintenance is not effective, and the materials available are inadequate Pipe work The pipe are leaky at certain points and the moisture is damaging surrounding wall material Staircases The staircases are not compliant with health and safety requirements Storage areas The storage area is not in proper order, and a maintenance schedule is required Air conditioning The air conditioning is not energy efficient, and consuming significantly more energy The occupants gave a negative feedback regarding the internal environment including noise and air pollution. Routine maintenance includes work that has to be carried out at intervals for keeping the building in appropriate condition. There may be requirements for replacement or repairing an item necessitated by natural deterioration of normal wear and tear. According to Chanter and Swallow (2000), routine maintenance is five yearly external decorations and servicing of boilers. According to the Audit Commission, details of maintenance cycles have to be set with a balance between planned and responsive maintenance. The initial focus must be on replacements that could be expected instead of those considered avoidable. The routine replacement items must be identified at the outset along with recommendations for replacement cycles. This is necessary for the determination of repair cycles and situations appropriate for the replacement of optimization techniques. Planned and unplanned routine maintenance must be completely planned into routine maintenance and replacement cycles. Planned routine inspections include routine inspections that will focus on a predetermined selection of items; major comprehensive inspections with consideration of the whole building in a variety of forms for which they are carried out to. 5.0 Causes of Defects According to Chanter and Swallow (2000), technical failure is the failure to satisfy acceptable standard. This could result from deterioration; or be attributable to technical or managerial shortcomings. Technical failure can result from factors such as inadequate brief collection and development; poor detailed design; build-ability problems; poor workmanship; lack of consideration for execution of maintenance in design; inadequate delivery or hand-over package; or abuse of building in its use or management. Chanter and Swallow (2000) described “Burn-in-failures” occur soon after completion, or those that fail over a longer period of time. It is not always possible to properly identify the source, which are termed as “useful life” or “wear out” failures. Figure 2. Failures (Chanter & Swallow, 2000) The building is over 40 years old. Defects in walls have been caused by environmental conditions, and exposure to substances such as moisture that have led to its erosion. Defects in doors are because of the construction. The door is not energy efficient, and leaks ambient air into the building. The windows are not energy efficient, and leak ambient air into the building. The pipe work is old, and leaks have developed over the years at several locations. This leaks water into the surrounding walls, causing erosion and degradation of the surrounding walls. The storage areas have been neglected. This has led to substances to lie all over the place. Some of the substances could be hazardous, and raise health and safety concerns. The staircases have been used extensively, and new regulations have emerged over the years. The staircases are not compliant with modern health and safety regulations. The flooring has shown erosion at certain areas. This has been caused by environmental conditions, and exposure to moisture. Lack of adequate maintenance has caused bathrooms to degrade over the years. Environmental conditions and water splashing around has caused its degradation. The quality of air conditioning is not energy efficient as there are leaks at many places. 6.0 Repair Work Repair work is required for the doors, windows, flooring, piping, bathroom, and certain sections of the walls. Sealants can be used for the internal doors and windows. This will render the doors and windows energy effective, and prevent ambient air from freely moving into the indoor environment. The pipe work has to be completely replaced in certain areas. It is desirable to completely replace the old pipe work and replace it with new pipe work. 7.0 Maintenance Work According to Chanter and Swallow (2000), maintenance can be classified as strategic repairs and maintenance; tactical repairs and maintenance. According to BS 3811, maintenance work load include planned maintenance; unplanned maintenance; preventive maintenance; corrective maintenance; emergency maintenance; condition-based maintenance; and scheduled maintenance. Figure 3. Maintenance (Chanter & Swallow, 2000) Figure 4. Decision Based Maintenance (Chanter & Swallow, 2000) 8.0 Requirements of Local Authorities Chanter and Swallow (2000) described estate records give an accurate picture of estate; characteristics of properties; and their condition. Estate records include the location of the building; landscaping and external works; general construction information; age and broad condition description; services information; type of usage, occupancy; building history; future use or alteration; and current value of property. According to the Audit Commission, condition surveys should account for more than budgeting purposes and have wider application in management of building condition. RICS has defined building surveys as inspection of buildings of all type, and preparation of report on the condition and standard of construction, with recommendations of any necessary repairs and future maintenance requirements. The level of detail depends of the purposes, and can be classified into valuation survey; pro-forma survey and report; and structural survey and report. Survey planning and execution requires survey procedures and data collection; presentation and structuring of data; and data storage. Requirements of a condition survey requires an accurate description of each building element; assessment of the state of repair of each element; indication of expected physical life of each element; schedule of repair work; and cost estimate of work required. Manual surveys are conducted using a pro-forma as a guide. Surveys undertaken by local authorities are very objective, and are highly structured and judgmental. Information collected from a building survey can be presented in several ways, including in the form of a written report (Chanter and Swallow, 2000). Figure 5. Example of Survey (Chanter & Swallow, 2000) Figure 6. Example of Findings (Chanter & Swallow, 2000) Other requirements include compliance with Building Regulations and Health and Safety Regulations. Particularly requirements include measures for detection of fire hazards, provision of adequate alarm, measures to contain spreading of fire, and means of exit. Compliance is required with Building Regulations and Fire Safety requirements for introduction of balustrades, fire resistant doors, and structural alterations. Exits should be marked clearly, and regular evacuation drills should be conducted. Figure 7. Conducting Survey (Chanter & Swallow, 2000) 9.0 Maintenance Program A maintenance program has been developed. This includes two parts. The first part includes repair work and the second part is maintenance services. Repair work includes flooring, walls, doors, windows, roofs, energy efficiency, and comprehensive maintenance services. Repair work involves short term work as described above. It includes repairs to the structure; and developing measures for compliance with regulations. A complete maintenance program has been listed in the table below. Table 2. Maintenance Requirements (Scribd, 2010) Area or Task Frequency Remove trash Daily Empty recycle bins Weekly Vacuum carpet Weekly Water indoor plants Weekly Clean office computer equipment Monthly Wipe and oil furniture Monthly Clean windows Quarterly Clean window coverings Semi-annually Shampoo carpet Semi-annually Organize storage space Semi-annually Lobby or front desk Remove trash Daily Clean counter reception area Daily Empty recycle bins Weekly Vacuum carpet Weekly Water indoor plants Weekly Clean office computer equipment Monthly Wipe and oil furniture Monthly Clean windows Quarterly Clean window coverings Semi-annually Shampoo carpet Semi-annually Update displays As needed Clean toilets, sinks Daily Sweep floor Daily Clean automatic hand dryer Weekly Mop floor Weekly Check plumbing for leaks Quarterly Replace toilet paper As needed Replace hand towels As needed Fill soap dispensers As needed Test security system Semi-annually Apply pest control system Semi-annually Test smoke detector or fire sprinkler system Semi-annually Service heating and air conditioning system Annually Paint As needed Outside Clean parking area Weekly Maintain landscaping Monthly Apply pest control system Semi-annually Check structure Semi-annually Repaint parking stripes As needed Resurface parking area As needed Clean repair update signage As needed 10.0 Procurement for Maintenance Program According to Wordsworth (2001), procurement process concerns the form of procurement. The form of procurement and quality of delivery is complex as the process is involves liaising and working with building users in circumstances that cannot be specified with certainty. Procurement routes available for maintenance include lump sum contract; measured term contract; cost reimbursement contract; service level agreement; term contracts; and direct labour. An important feature is the contractual division between client and labour. The lump sum contract has been selected for this type of contract. This type of contract is ideal for the project because there is a greater ease for accounting and recharging at fixed costs, which are determined in advance of the works being conducted. This accounts for large predetermined work such as electrical rewiring, reroofing, or window replacements. 11.0 Conclusion An assessment of Strand building has been conducted. Work for repairs and maintenance have been identified. A comprehensive short term repair work, and a longer term maintenance program has been developed. The lumpsum procurement method has been selected for the maintenance services. 12.0 References AUDE. (2008). The Legacy of 1960s University Buildings. AUDE:UK. 1-40. Chanter, B. & Swallow, P. (2000). Building maintenance management. Blackwell Science:UK. 325 Scribd. (2010). Office Maintenance Schedule. Available: http://www.scribd.com/doc/6129986/office-maintenance-schedule-form#fullscreen:on. Last accessed May 07 2010. Strategic Alliance Partnership.(2006). Case Study 02 - K2 Building, St. Katharine’s by the Tower. Strategic Alliance Partnership:UK. 1-12. Train & Kemp. (2010). St. Katherine`s Dock. Available: http://www.trainandkemp.co.uk/project_list.asp?id=26. Last accessed May 07 2010. Wordsworth, P. (2001). Lees Building Maintenance Management. Wiley-Blackwell:UK. 340. Read More