Concept of Building Maintenance
Maintenance Management can be divided into Building Maintenance Technology andBuilding Maintenance Management proper. The former essentially deals with thestudy of the occurrence of building defects, such as deterioration of building finishes/ fabric and the remedies which such defects would require. It involves the applicationof the principles of the physical sciences to the process of determining the effects onbuilding performances produced by the intrinsic properties of building materials, theloading distribution of the building structure and other related factors.Building Maintenance Management should properly be regarded as describing how asystem of maintenance effort could be organized to deal with the problems of buildingmaintenance as whole. It recognizes that, aside from locating and rectifying defects,an effective programme to curb maintenance costs must start with the design of thebuilding itself and must eventually justify itself, not only in terms of minimizing thecosts of maintenance, but also in maximizing the benefits of the investment, Thismeans that financial considerations and techniques play a vital role.
Classification of Maintenance
Generally, the nature or maintenance work is divided into three main aspects:
Cyclic or Routine Maintenance
Specific tasks carried out at regular-intervals without prior inspection such asclear-out of the curtain walling, flushing gutters, gullies, drains, manholes andreplacement periodically of times with a predictable life.
Planned Maintenance (or called preventive maintenance)
Planned maintenance consists of taking corrective or preventive action in orderto avoid expected or avoidable failure. In Hong Kong government, ArchSD havea planned maintenance scheme on government building annually, for example,inspect theexternal wall and implement the renovation works. A well-thoughmaintenance plan can save considerable sums of money, although the need forcost effectiveness must be borne in mind. For example, monitoring schemes maybe more costly than the periodic replacement of items with a predictable serviceslife. Moreover, planned maintenance may lead to over-maintenance work if lifetime of building elements isn’t fully understood.