Building Maintenance

470 Pages·1987·79.188 MB·English

by  Ivor H. Seeley B.Sc. (Est. Man.), M.A., Ph.D., F.R.I.C.S., C.Eng., F.I.C.E., F.C.I.O.B., M.I.H. (auth.)

Buildingand SurveyingSeries
AccountingandFinance forBuildingandSurveying A.R.jennings
AdvancedValuation Diane ButlerandDavid Richmond
AppliedValuation, secondeditionDiane Butler
BuildingEconomics, fourth edition Ivor H.Seeley
BuildingMaintenance, secondedition Ivor H.Seeley
BuildingProcurement, secondedition Alan E.Turner
BuildingQuantitiesExplained, fifthedition Ivor H.Seeley
BuildingServices GeorgeHassan
BuildingSurveys, ReportsandDilapidations Ivor H.Seeley
Building Technology, fifthedition Ivor H.Seeley
CivilEngineeringQuantities,sixthedition IvorH.SeeleyandGeorge P.Murray
CommercialLeaseRenewals- APracticalGuidePhilip Freedman
andEricF.Shapiro
Construction ContractClaims, secondedition RegThomas
Construction Economics:AnIntroduction StephenL.Gruneberg
Construction Marketing- Strategies forSuccess Richard Pettinger
Construction Planning, ProgrammingandControl Brian Cooke
and PeterWilliams
EconomicsandConstruction Andrewj.Cooke
EnvironmentalScience inBuilding, fifthedition R. McMullan
Facilities Management, secondedition Alan Park
GreenerBuildings: EnvironmentalImpactofProperty
Stuart johnson
Introduction to BuildingServices, secondedition
E.F.Curd andC.A. Howard
Introduction to Valuation, thirdedition David Richmond
JCTStandardForm ofBuildingContract 1998edition
Richard Fellows and PeterFenn
MeasurementofBuildingServices George P.Murray
PrinciplesofPropertyInvestmentandPricing,secondedition
W.D.Fraser
(continuedoverleaf)
Listcontinuedfrom previouspage
PropertyDevelopment:Appraisal and Finance David Isaac
PropertyFinance David Isaac
PropertyInvestment David Isaac
PropertyManagement:a Customer-FocusedApproach Gordon
Edington
PropertyValuation Techniques,second edition David IsaacandTerry Steley
PublicWorks Engineering IvorH.Seeley
QuantitySurveying Practice,secondedition Ivor H.Seeley
RealEstatein Corporate Strategy MarionWeatherhead
Recreation PlanningandDevelopment NeilRavenscroft
Small BuildingWorksManagement Alan Griffith
Sub-Contractingunder theJCTStandardForms ofBuilding
Contract Jennie Price
Urban LandEconomicsand PublicPolicy, fifth edition
P.N.Balchin,G.H. BullandJ.L. Kieve
BulldlnaIJIdSurveylnaStria
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Houndmills,Basingstoke.HampshireRG21 6XS,England
BUILDING MAINTENANCE
IVOR H. SEELEY
B.Se. (Est. Man.), M.A., Ph.D., F.R.I.C.S., C.Eng.,
F.l.C.E., F.C.l.O.B.,M.l.H.
EmeritusProfessor
TheNottinghamTrentUniversity
Second EdRion
palgrave
* 10 IvorH.Seeley1976.1987
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This book is dedicated to my elder daughter
LINDA
for her kind and sympathetic help and encouragement
with my book-writing activities over many years
"Whosoever comethto me, and heareth mysayings, and doeth them, I will
shew to you whom he is like.
He is like a man which built an house, and digged deep, and laid the
foundation onarock;andwhenthe floodarose, the streambeatvehemently
upon that house, and could not shake it: for it was founded upon a rock.
But he that heareth, and doeth not, islike a man that without a foundation
built an house upon the earth; against which the stream did beat
vehemently, and immediatelyit fell; and the ruin of that house wasgreat."
, Luke 6. 47-49
CONTENTS
List ofFigures xi
List ofTables xii
~~~w ~
Acknowledgements xviii
1 Nature and importance of building maintenance 1
Concept of building maintenance; significance of building
maintenance; magnitude oJ building maintenance problems;
liability for defects in buildings; maintenance needs; resources
for buildingmaintenance;natureofmaintenance;research into
maintenance; lives of buildings; technology of maintenance;
considerationof maintenanceat designstage; effect ofmetrica-
tion; relationship of capital, maintenance and running costs;
economics of maintenance.
2 Building maintenance problems and their solution-I 32
Site conditions; foundation problems; settlement of buildings;
shoring; waterproofing leaking basements; maintenance of
paved and grassed surfaces; maintenance of fencing.
3 Building maintenance problems and their solution-II 54
Defects in wall c1addings; brickwork; stonework; other c1add-
ings;structural frames; timber-framed houses; dampnesspene-
tration; condensation; chimney problems.
4 Building maintenance problems and their solution-III 98
Timber defects; floors; staircases; roofs; sound insulation;
thermal insulation; vibration.
viii Contents
5 Buildingmaintenance problemsand their solution-IV 138
Joinery; corrosion of merals.:plastics; plasterwork; external
renderings; external wall tiling; internal finishes; decorations;
glazing.
6 Buildingmaintenance problemsand their solution-V 174
Plumbing; heating and hot water supply; air conditioning;
electrical installations; gas installations; lifts; refuse collection
from flats; drainage;safety; security; fire-resisting construction
and fire precautions;cleaning; pest infestation; repair of flood
damage.
7 Alterations and improvements 208
Scope of alterations and improvements; modernisation of
dwellings; conversion of other buildings into dwellings; pre
fabricated additions; sequence and management of alteration
work; meeting the needsofdisabledpeople;grantsforimprove-
ments and conversions;rehabilitationor redevelopment;dilap-
idations; technical reports; proofs of evidence.
8 Specification ofmaintenance work 241
Sources of information; form of the specification; drafting of
specifications; typical specification clauses; specifications for
new work.
9 Measurement andpricingof maintenancework 264
Measurementofbuildingwork; principlesand unitsofmeasure-
ment; building estimates; approximate estimates; preparation
of estimates by contractors; price build-up; pricing alteration
works; checking builders' accounts.
10 Tendering procedures andcontractadministration 292
Nature and form of contracts; main characteristics of building
contracts;typesofbuildingcontract; public sectormaintenance
contracts; tendering arrangements; contract documents; par-
ties involved in contracts; conditions of contract for minor
works; contract procedures.
11 Building control 317
Building Regulations; planning control; other statutory
requirements; control of work in progress; easements.
12 Planning andfinancing maintenance work 338
Planning, budgeting and controlling the cost of maintenance
work; planned maintenance; recording and dissemination of
maintenance data; Building Maintenance Information Ltd;
Contents ix
maintenance feedback; maintenance manuals; costs in use/life
cycle costing; effect of taxation and insurance.
13 Execution of maintenancework 369
Choice between direct and contract labour; building main-
tenance departmental structures and arrangements; mainte-
nance depots; programming of maintenance work; organisa-
tion of maintenancework; programmingand progressingmain-
tenance work; maintenance management of condominiums;
training for maintenance; maintenance incentive schemes.
14 Supervisionof maintenance work 407
Clerk of Works; site meetings; setting out; supervision of
building work; records.
Appendix 1 Metric conversion table 426
Appendix 2 Occupancy cost analysis-laboratory 429
Appendix3 Occupancy cost analysis-halls ofresidence 433
Appendix 4 Energy cost analysisofhospital 437
Appendix5 Classification ofmaintenanceoperationsand repairs 439
Index 441