IS 15183-2: Guidelines for Maintenance Management of Buildings, Part 2: Finance

11 Pages·2002·1.2 MB·English

by  Bureau of Indian Standards

इंटरनेट मानक
Disclosure to Promote the Right To Information
Whereas the Parliament of India has set out to provide a practical regime of right to
information for citizens to secure access to information under the control of public authorities,
in order to promote transparency and accountability in the working of every public authority,
and whereas the attached publication of the Bureau of Indian Standards is of particular interest
to the public, particularly disadvantaged communities and those engaged in the pursuit of
education and knowledge, the attached public safety standard is made available to promote the
timely dissemination of this information in an accurate manner to the public.
“जान1 का अ+धकार, जी1 का अ+धकार” “प0रा1 को छोड न’ 5 तरफ”
Mazdoor Kisan Shakti Sangathan Jawaharlal Nehru
“The Right to Information, The Right to Live” “Step Out From the Old to the New”
IS 15183-2 (2002): Guidelines for Maintenance Management of
Buildings, Part 2: Finance [CED 13: Building Construction
Practices including Painting, Varnishing and Allied
Finishing]
“!ान $ एक न’ भारत का +नम-ण”
Satyanarayan Gangaram Pitroda
““IInnvveenntt aa NNeeww IInnddiiaa UUssiinngg KKnnoowwlleeddggee””
“!ान एक ऐसा खजाना > जो कभी च0राया नहB जा सकता हहहहै””ै”
Bhartṛhari—Nītiśatakam
“Knowledge is such a treasure which cannot be stolen”

IS 15183 ( Part 2 ) :2002
$7T?dh mm

ma $ ?ulwl’a#m-?FQn$faq
WJ-fGa r?d
m2fa’Tr
Indian Standard
GUIDELINES FOR MAINTENANCE
MANAGEMENT OF BUILDINGS
PART 2 FINANCE
Ics 91.040.01

,..
(3BIS 2002
BUREAU OF INDIAN STANDARDS
MANAK BHAVAN, 9 BAHADUR SHAH ZAFAR MARG
NEWDELHI 110002

August 2002 . Price Group 3
Building Construction Practices Sectional Committee, CED 13
FOREWORD
This Indian Standard ( Part 2 ) was adopted by the Bureau of Indian Standards, atler the draft finalized by the
Building Construction Practices Sectional Committee had been approved by the Civil Engineering Division
Council.
Maintenance management in building industry is the art of preserving over a long period what has been
constructed. It is as important as construction management or even more. Whereas construction stage lasts for
a short period of 2 to 5 years, maintenance continues for atleast 20-30 times the construction phase. Bad
practice of maintenance adversely affects the environment in which people work, thus affecting the overall
output.
Even though the adverse effects of deterioration of abuilding are known, yet the process of maintenance of the
building is given a very low priority and most of the management decisions are taken by the management on
the basis of expediency, and in most of the cases are unrelated compromises between the physical needs and
availability of finance. It has been planned to publish the guidelines for maintenance management for buildings
in the following three parts:
1
a) Part 1 General,
b) Part 2 Finance, and
c) Part 3 Labour.
This part covers the aspects related to finance management.
This standard keeps in view the practices in the field of building maintenance management in the country.
Assistance has also been derived from BS 8210:1986 ‘Guide for Building Maintenance Management’, issued by
British Standards Institution.
The composition of the Committee responsible for the formulation of this standard isgiven at Annex A,

For the purpose of deciding whether aparticular requirement of this standard is complied with, the final value,

observed or calculated, expressing the result of a test or analysis, shall be rounded off in accordance with
IS 2: 1960 ‘Rules for rounding off numerical values ( revised )’. The number of significant places retained
in the rounded off value should be the same as that of the specified value in this standard.
IS 15183( Part 2 ): 2002
Indian Standard
GUIDELINES FOR MAINTENANCE
MANAGEMENT OF BUILDINGS
PART 2 FINANCE
1 SCOPE ofthe detailed maintenance programme following the
allocation of budget funds. These will involve
This Indian Standard (Part 2)provides guidance on
decisions regarding optimumrepair reaction itemsand
financial management concerning building
thechoiceofthemostappropriate methodof execution
maintenance.
( directly employed labour or contract and the best
2 REFERENCES type of contract ). This will lead to the need for
budgetary control during the course of the financial
The Indian Standards given below contain provisions year.
which through reference in this text, constitute
provisions ofthisstandard. Atthetime ofpublication, 4.3 It would be agood practice to carry out during
the editions indicated were valid. All standards are the following financial year, a technical audit to
subject to revision, and parties to agreements based ascertain the extent to which value for money was
on this standard are encouraged to investigate the obtained fromthefundsexpended intheprevious year
possibility ofapplying themost recent editions ofthe andwhatimprovements inmanagement mightbemade
standards indicated below: to improve cost benefits.
IS No. Title 4.4 Financial Plan
3861:1975 Method ofmeasurement of plinth, Thefinancialplanmaybedivided into short-term plan
carpet andrentable areaofbuildings and long-term plan.
(firsrtevision )
4.4.1 Short-Term Plan
15183 Guidelines for maintenance
Short-term plan takes care of short-term objectives
(Part 1): 2002 management of buildings: Part 1
andthe various statutory requirements. This will be:
General
a) Day-to-day service :This includes certain
3 TERMINOLOGY
components or items which, by virtue of

For the purpose of this standard, the following theirextensiveuseorotherwise,needfrequent

definitions and the definitions given in IS 15183 repairs. This involves heavy deployment of
(Part 1)shall apply. human resources.
3.1 Financial Management b) Annual repairs : This includes periodical
maintenance to keep the building stock
Financial management is the part of management
habitable, healthy and in presentable
activity which is concerned with planning and
condition.
controlling financial resources.
4.4.2 Long-Term Plan
3.2 Plinth Area
‘Ms mayincludespecialrepairstopreventthestructure
Plinth area shall be calculated asper IS 3861.
from deterioration and undue wear and tear, and to
4 FINANCIAL MANAGEMENT IN BUILDING restore thestructure, fittings and fixtures to operative
MAINTENANCE and acceptable standards. These repairs are carried
out as acontinuing programme.
4.1 Theplanning andcontrol offinanceisanimportant
aspect of maintenance management not only for the 5 MAINTENANCE BUDGETING
control of maintenance but also to demonstrate that
5.1 Maintenance budgeting is directed to keeping
the owners are getting value for money andthat the
building inappropriate conditionbythemosteconomic
maintenance proposals justifi the funds requested.
means and each aspect of maintenance policy bears
4.2 Financialconsiderations startwiththedevelopment oncost. Inmaintenancebudgeting, therearetwoprime
of maintenance programmed and the preparation of elements relating to what to budget for, and how to
budget proposals. They also include the preparation assess its cost.

I
IS 15183( Part 2 ): 2002
5.2 Content of Budget 6.2 Following weightages for various components
may be adopted to work out cost index factors:
5.2.1 Apre-requisite for sound budgeting isaccurate
knowledge of what needs to be done and the means a) Aggregate — 3.50
ofdoing it.
b) Cement — 9.00
5.2.2 The life of materials and rate of deterioration c) Lime — 15.00
ofelementsofbuildings includingelectrical/mechanical
services are subject to many influences. Efficient d) Paint — 25.00
maintenance management is an important factor but
e) Sand . 4,00
loads to which buildings services are subjected,
intensity of use of internal finishes and severity of f) Timber — 9.00
climatic conditions are others. These factors maybe
suitably considered whilepreparing thebudget. Detail g) Unskilled labour — 23.50
guidance regarding factors affecting maintenance is
h) Skilled Iabour — 11.00
given inIS15183(Part l).
100.00
5.3 Budget Assessment
NOTE—However, the wages shall be governed by
5.3.1 The scope of work should be realistically MinimumWagesActalongwiththestatutory provisions
likePF,ESI,Bonus,etc,andotherprevalentimandatory
established todetermine itscost forbudget purposes.
regulations of the respective States/Union Territories.
Realistic costing is needed not only in the interest
of accuracy but to retain the confidence of general 6.3 Maintenance Norms, Frequency of Application
maintenance. of Finishing Items
5.3.2 Comparisons maybedrawnwiththeperformance 6.3.1 The maintenance norms and frequency of
ofsimilar buildings (albeit with diverse maintenance application of finishing items for guidance isgiven
management competence )andmaybe usedtoensure below.
that budgets and thus work programtnes, keep pace
6.3.1.1 Residential buildings
with requirements.
1. White washing on Once every year
5.3.3 Budgeting and indeed, the maintenance policy
ceiling and other places
asawhole, iscloselyrelatedtomaintenanceeconomics
and finance available. Consideration shouldbe given 2 Removing &y/oil bound Removal of dry
to accumulation of accounts on rolling basis. distemper distemper once infour
years

6 YARDSTICK FOR EXPENDITURE ON
Removal ofoil bound
MAINTENANCE
distemper once insix
years
6.1 Plinth Area Maintenance Rates for Services and
Annual Repairs of Various Categories of Works 3. Oil bound distemper Once in every three
years
Plinth areamaintenance rates,that is,annual, financial
in
yardstick established for building maintenance on 4. Dry distemper Once everytwoyears
plinth area basis forcivil, electrica~mechanical works
5. Syntheticenamelpainting First repaint after two
maybetakenasperexistingscheduleofratesofCentral
doors and windows years, thereafter once
Public Works Department, State Public Works
in every 3years.
Department or any other prevalent rates.
6, Water-proofing cement Once in every three
6.1.1 Weightage for Hilly and Costal Regions paint years
Special considerations may be taken into account 6.3.1.2 Office buildings
forhilly areas, coastal areas orother areaswithsevere
1. White wash Once every year
aggressive climate.
2 Oil bound distemper Once in every three
6.1.2 City and Year-Service Cost Index Factor years
These rates may bemultiplied byapproved city and 3. Dry distemper Onceineverytwo years
year maintenance cost index factor to setthe present
4. Acrylic distemper Once in every three
values for particular city for particular time period.
years
2
IS 15183( Part 2 ): 2002
5. Plastic emulsion Once in every three 6.3.1.3 Hospitals
years
1. Corridors, OPD’S Washable acrylic
distemper once in
6. Synthetic acrylic polish Onceineverysixyears
every six months
7. Synthetic enamel paintl Once in every three
2. Wards, private rooms Washable acrylic
lacquer polish years
distemper once in a
8. Water-proofing cement Once in every three year
paint years 3. Doors Syntheticenamelpaint
once in two years
9. Sandtexmatorequivalent Once in every six to
synthetic silicon based eight years 4. Other areas Aspernorms ofofllce
exterior paint buildings
10. Painting of entrance Once inevery six 6.4 Road Work
foyers main stair case, months Premix semidense/carpeting ofinternal roads —once
to;lets, hospital corridors, etc insixyears.

3
IS 15183( Part 2) :2002
ANNEX A
(Foreword)
COMMI’ITEE COMPOSITION
Building Construction Practices Sectional Committee, CED 13
Organization Representative(s)
In personal capacity ( D-6, Sector 55, Noida-201 301 ) SHRI A. K. SARKAR( Chairman )
Bhabha Atomic Reseach Centre, Mumbai SHRIK. S. CHAUHA~
SHRIK. B. MEHRA(Alternate )
Builders Association of India, Chennai SHRIM. KARTHIKEYAN
Building Materials and Technology Promotion Council, SHRIJ. K. PRASAD
New Delhi SHRIS. K. GUPTA(Alternate )
Central Building Research Institute, Roorkee SHRIM. P.JAISINGH
Central Public Works Department, New Delhi CHIEFENGINEER( CDO )
SUPERINTENDINGENGINEER( CDO )
(Alternate)
Central Road Research Institute, New Delhi SHRIDEEPCHANDRA
Central Vigilance Commission, New Delhi SHRIR. A. ARUMUGA~
Delhi Development Authority, New Delhi SHRIS. M. MADAN
SHRIS. C. AGGARWAL(Alternate )
Engineer-in-chief’s Branch, Army Headquarters, New Delhi SHRISURESHCHANDER
SHRIDINESHAGARWAL(Alternate )
Engineers India Limited, New Delhi SHRIR. S. GARG
SHRIA. K. TANDON(Alternate )
Forest Research Institute, Debra Dun SCIENTIST-SF
RESEARCHOFFICER(Alternate )
Hindustan Prefab Ltd, New Delhi SHRIS. MUKHERIEE
SHRIM. KUNDU(Alternate )
Hindustan Steel Works Construction Ltd, Kolkata SHRIN. K. MAJUMDAR
SHRIV.K. GUPTA(Alternate )
Housing and Urban Development Corp o ration, New De SHRIK. C. BATRA
SHRIK. C. DHARMARAIA~(Ahermzte )
Indian Institute of Architects, Mumbai SHRIP.C. DHAIRYAWAN
SHRIJ. R. BHALLA(Alternate )
Indian Oil Corporation, Mathura SHRID.A. FRANCIS
SHRIS. V. LALWANI(Alternate )
Indian Pest Control Association, New Delhi SHRIH. S.VYAS
Life Insurance Corporation of India, New Delhi CHIEFENGINEER
DEPUTYCHIEFENGINEER(Alternate )
Ministry of Railways, Lucknow DEPUTYCHIEFENGINEER( CONSTRUCTION)
EXECUTIVEENGINEER( CONSTRUCTION)
(Alternate)
i
National Buildings Construction Corporation Ltd, New Delhi SHRIDALJITSfNGH ..,
National Industrial Development Corporation Ltd, New Delhi SHRIG. B. JAHAGIRDAR
SHRIY. N. SHARMA(Alternate )
National Project Construction Corporation, New Delhi SHRIK. N. TANEIA
SHRIS. V. PATWARDHAN(Alternate )
Public Works Department, Government ofAmnachal Pradesh, CHIEFENGINEER( WESTZONE)
Itanagar
Public Works Department, Government of Maharashtra, SHRIA. B. PAWAR
Mumbai SHRIV. B. BORGE(Alternate )
( Continued onpage.5 )

4
IS 15183 (Part 2):2002
( Continuedfrom page 4 )
Organization Representative(s)
Public Works Department, Government of Punjab, Patiala CHIEFENGINEER( BUILDINGS)
DIRECTOR(R & D )(Alternate )
Public Works Department, Government of Rajasthan, Jaipur SHRIP. K. LAURIA
SHRIK. L. BAIRWA(Alternate )
Public Works Department, Government of Tamil Nadu, CHIEFENGINEER( BUILDINGS)
Chennai SUPERINTENDINGENGINEER( BUILDINGS)
(Alternate)
State Bank of India, New Delhi SHRIP.L. PATHAK
SHRIG. V. CHANANA(Alternate )
Structural Engineering Research Centre, Chennai SHRIK. MANI
SHRIH. G. SREENATH(Alternate )
BIS Directorate General SHRIS. K. JAIN,Director and Head ( Civ Engg )
[Representing Director General (-Ex-OfliCio)]
i Member-Secretary
SHRIALOKKESARI
Assistant Director (Civ Engg ),BIS
Repairs and Maintenance of Buildings Including Services Subcommittee, CED 13:15
Central Public Works Department, New Delhi SHRIASHOKKHURANA( Convener )
Builders Association of India, Chennai SHRIM. KARTHIKEYAN
Central Building Research Institute, Roorkee SHRIG. C. SOFAT
SHRIAJAYSINGH(Alternate )
Central Public Works Department, New Delhi CHIEFENGINEER( NDZ )
Forest Research Institute, Debra Dun SHRIR. K. PUNHANI .-J
Institution of Engineers (India), New Delhi SECRETARYANDDIRECTORGENERAL

Institution of Surveyors, New Delhi SECRETARY

Life Insurance Corporation of India, New Delhi SHRIP. RAJAMURTHI
Ministry of Communications, New Delhi SHRIROHITMISRA
SHRIP. K. PANIGRAHI(Alternate )
National Building Construction Corporation Ltd, SHRIR. K. JAIN
New Delhi
National Council for Cement and Building Materials, SHRIO. P.GARYALI
New Delhi DRN. K. JAIN(Alternate )
Public Works Department, Government of Haryana, SHRIK. S. SHARMA
Chandigarh
Public Works Department, Government of Himachal Pradesh, SHRIT. L. SHA~MA
Shimia SHRIP. K. SHARMA(Alternate )
Public Works Department, Government of Maharashtra, SHRIG. K. DESHPANDE
Mumbai
Reserve Bank of India, New Delhi SHRIL. D. AGASHE
SHRIA. G. BHIDE(Alternate )
State Bank of India, Mumbai SHRIG. DHANASEKARAN
SHRIT. V. NIRANJANAN(Alternate )
Structural Designers and Construction Pvt Ltd, Mumbai SHRIR. N. RAJKAR
Welcome Group of Hotels, New Delhi SHRIBALRAJMALHOTRA

5