CHAPTER ONE

INTRODUCTION

1.1 Background of the study

Over the years, there has been increasing abandonment of building projects and

infrastructural facilities which has led to the dilapidation, degradation and

deterioration of these building structures within the Nigerian contemporary urban

metropolis.

Recently there has been a lot of research investigations and analysis of which

points unshakeable to the fact that certain features such as client’s perception, cost

of maintenance works, unskilled maintenance technicians, inflation rates, effect of

taxation on building owners, Government policies, inability to prepare and follow

maintenance schedules are direct causes of neglect which leads to dilapidations

and deterioration of building structures (onibokun 1997). There are also the

remote causes of lack maintenance such as force majeur, cultural problems, state

of the economy, the receding global economic meltdown, lack of time and general

illiteracy of the occupants of the building or structure and users of the facilities.

However there has also been growth in the significance of building maintenance

as a proportion of the output of the construction industry which takes place

against a backdrop of mounting pressure on new build activity and a growing

awareness of the need to manage the condition of the nation’s building and

infrastructure more effectively (chanter 2007).

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 Though, it is still the case that such maintenance activity takes place in a context

that does not create a fully integrated approach to managing building performance

and thus the full potential of many buildings and infrastructures are never wholly

realized.

Basically in virtually all the towns and city centers within the Nigerian, buildings

and infrastructural facilities are gradually and systematically decaying,

dilapidating and deteriorating with reduced or no degree of maintenance

programme and activity.

From a normal visual perception in the urban metropolis, it can be noted that

majority of the

(a) constructed buildings both private and public

(b) road network

(c) water supply systems

(d) sanitary and drainage systems

(e) transmission poles and electricity lines

(f) government owned telephone networks

(g) telegraph and postal systems

(h) sign post and route l0ocation posts

are deteriorated and badly in need of maintenance. The lack of maintenance of

these buildings and infrastructures negatively affects the populace which thus

affects the output of the working class, capacity of the populace is thus lost, time

value for achievement of goals and objectives minimized , it also causes all forms

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of ill-health and psychological effects thereby reducing the economic growth of

the nation.

1.2 Statement of the problem

All three spheres of government, together with the state owned enterprise (SOEs),

manage major portfolios of immovable infrastructural assets. While there is much

emphasis on delivery of infrastructure, delivery does not in fact end with the

commissioning of the infrastructural asset. Once the infrastructure has been

commissioned, various activities must be carried out which are necessary to

ensure that it continues to perform- such as the allocation of necessary budgets

and the retention of appropriate staff to maintain the operation of the assets.

“Delivery” needs to be universally understood as embracing not just constructing

the infrastructure, but the appropriate operation and maintenance thereafter for the

whole design life of the asset.

There are so many problems associated with the maintenance of buildings and

infrastructural facilities on the economy. One of the serious problems if finance;

government financing as regards to maintenance of buildings (both public and

private) is minimal. The grant towards maintenance of infrastructural facilities is

on its lowest ebb. Most buildings and infrastructures have been neglected by

subsequent tenures of government while the private sectors; the individual

property owners have little or nothing to contribute towards effective maintenance

of their buildings, so long as the buildings affords the owner annual income he

could not care less for the maintenance and so long the interior of the building is

3
conducive for the occupants they could not care for outward appearance or other

necessary maintenance activity. Another problem to effective maintenance of the

built environment in Nigeria is corruption. Certain governments which have the

welfare of the populace at heart will foster a well finance programme to cater for

the maintenance of certain facilities such as road networks bore hole systems,

bridge construction, elevation of the power grid for alleviation of suffering and

eventual welfare of the populace but certain corrupted officials will channel these

funds for personal aggrandizement. Another serious impediment to maintenance

in Nigeria is the state of the economy, according to the united research on

profitability index as regards to income per capita of nations of the world; Nigeria

is rated as fifth poorest country (UN 2010), which implies that the average

Nigerian lives below one dollar per day. As a result of this economic hardship

residents and citizens has little or nothing to contribute in terms of effective

maintenance of their abode thus leading to neglected effects visualized in our

cities and metropolis.

Also certain buildings in Nigerian cities were constructed during the pre-colonial

era therefore most of these buildings are aged due to wear and tear, weathering

and climatic factors over the years thus resulting in dilapidated nature which

might not respond positively to modern day maintenance day techniques, the

reason for this assertion being 51% repair – replacement strategy, such buildings,

the cost of their repairs might equal over 50% cost of new construction.

Buildings and infrastructural decay also stems from poor workmanship and poor

supervision (Amobi 2003), most of these defects arises from the fact that the skill

4
 employed during the production of these buildings are defective, the supervisory

most at times is minimal or left in the hands of unskilled foremen thus creating a

chasm which will be filled by unprofessional ethics thus resulting in failure in the

life of the structure which will eventually be translated to the overall life span of

the building/structure.

This study aims to identify the shortcomings which militate against the effective

maintenance of buildings and infrastructures. Therefore there is need for effective

maintenance of all these buildings and infrastructures and also identify the

external factors militating against effective maintenance of building and

infrastructural facilities to perform its functional requirement.

1.3 Aim and Objectives of the study

The aim of this research work is to discover how maintenance of buildings and

infrastructures can be effected, effectively to help increase the workers output

thus increasing labour efficiency and increasing the income of the nation leading

to increased income per capita of the populace.

The objectives of this research work are as follows:

(a) Have a proper look at the level of maintenance attention that buildings and

infrastructures within Nigeria receive.

(b) Now the current building and infrastructural maintenance practice with a view to

improve on them.

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(c) To pin-point the various difficulties and problems that hamper the efficient

execution of an effective maintenance management on buildings and

infrastructure in Nigeria.

(d) To examine the causes that lead to the deterioration and dilapidations of buildings

and infrastructures.

(e) To proffer solutions to the menace of lack of maintenance of buildings and

infrastructures within Nigeria.

In emphasis, this project will show the need for proper maintenance schemes for

buildings and infrastructures, that will help reduce maintenance cost, minimize

loss of use, improve safety conditions, improve aesthetic values and improve

appearance of buildings thereby reduces the cases of collapse of structures and the

inherent dangers to life and investment.

1.4 Significance of the study

Maintenance of buildings and the general infrastructures has not been given full

recognition as an activity of primary importance in Nigeria. Maintenance

activities on building and infrastructures in the country are mostly based on

expediency, which over a period of time represents a series of ad hoc measures

and unrelated compromise between the immediate physical needs and the

availability of funds. Thus only about 15% of the total maintenance are remedied.

If serious deterioration are not adequately taken care of future generations will be

faced with a major capital burden.(Amobi 2003).

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It is therefore imperative that maintenance activities should be increased/

intensified in order to ensure that the nation’s stock of buildings( factors of

production and accommodation) which are considerable investments are used

effectively as possible.

1.5 Scope and delimitations

This project work covers the entirety of maintenance as regards to buildings and

infrastructures with requisite effect it has on the Nigerian nation with reference to

shell-camp housing estate, owerri, Imo state.

From the conception, design, construction and post construction, the various

problems being faced by property developers, owners, users as regards to

maintenance of buildings and infrastructures. Much emphasis is placed on the

infrastructural aspect of maintenance work such as social and economic

infrastructure as well as scope management and its application on the scope of

this project.

1.6 Limitation.

Enough effort has been put to exhaust the scope aforementioned but time and cost

constraint relative to the magnitude of maintenance problems are the major forms

of limitations for the total achievement of the project objective.

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 1.7 Research questions

This research work aims to answer these questions

(a) What is infrastructural and building maintenance?

(b) What are the direct effects of lack of maintenance to buildings and

infrastructures?

(c) Does lack of maintenance affect the economy of Nigeria as a nation?

(d) What are the direct causes of poor maintenance value in Nigeria?

(e) Does poor maintenance value affect the Nigerian citizenry? How? And why?

(f) Is poor maintenance value as a result of illiteracy, negligence, contractor’s failure

as regards to materials, labour and supervision failure, design failure or activities

of the occupants?

These and many more are some of the questions this research work aims to

satisfy.

1.8 definition of terms

Definition of maintenance as regards to buildings and infrastructures

Maintenance is a generic term to include planned maintenance, repair and

reimbursement and provision of replacement of the structure. The goal of

maintenance is to sustain the life of major assets whether building or

infrastructure. (According to a training workshop on maintenance of

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infrastructures between 28 march- 1st April 2011 in kuala lumpur, Malaysia.

Organized by International science, technology and innovation centre for south-

south co-operation under the auspices of UNESCO).

British standard(BS 583) (1974) define maintenance as the combination of all

technical and associated administrative actions intended to retain an item in, or

restore it to, a state in which it can perform its required function. The requirement

for maintenance must not be less than those necessary to meet the relevant

requirements and ‘maintained’ is defined in factories act 1961 as “maintained in

an efficient state, in efficient working order and in good repair”

According to British Standard (BS 3811) maintenance is defined as “works

undertaken in order to keep or restore every facility i.e. every part of a building,

site and concept to an acceptable standard”. An acceptable standard in building

terms is one which sustains the utility and value of the facility.

Chartered institute of building (C.I.O.B) UK (1982) went forward to use this

definition on maintenance “works undertaken to keep, restore or improve every

facility i.e. every part of the building, its services and surroundings to agreed

standards determined by the balance between need and available resources.

Obiegbu M.E. (1998) defined maintenance as a programmed transformation of a

building fabric and services, reflecting changes in pattern of use and technology.

Amobi C.O (2006) opined that “maintenance could be defined in engineering

terminology as the continuous upkeep, in good condition of a system(s) to achieve

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operational reliability with maximum design output result, endurance and

stability. This definition has been adapted for building maintenance as work

undertaken to keep or restore every facility, that is, every part of a site, building

and content to acceptable standard. Thus maintenance aims at retaining

components, equipment as well as the entire structure at specified level of

performance. The acceptable standard inferred must be no less than statutory

requirement and one which sustains the facility and the value of the facilities. This

may include a degree of improvement over the life of the building as acceptable

comfort and amenity standards rise.

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 CHAPTER TWO

LITERATURE REVIEW

2.0 Introduction

Maintenance as a service covers every aspect of the building environment

particularly the building assets and infrastructural facilities, such facilities spread

across projects in several sectors of the national economy which includes

agriculture, health, education, commerce, industry, energy, environment and

defense. The spread also extends t\o social sectors such as roads, water supply,

housing, electricity, and telecommunication. It is noteworthy that such projects

have implications for regular maintenance for sustainability.

Maintenance has been a neglected field of technology in Nigeria (Amobi C.O.

2006); yet every infrastructure or equipment requires being maintained to remain

in functionality and in up-to-date standard. Buildings and infrastructures are the

nation’s most valuable assets, providing people with shelter and facilities for work

and leisure. Maintenance starts the day the contractor leaves the site, having

completed the project. The design, material specification, construction including

workmanship, function and use will determine the amount of maintenance

required during the life time of the building or infrastructure.

According to Amobi C.O. (2006) Maintenance is defined in engineering

terminology as the continuous upkeep, in good condition of a system(s) to achieve

operational reliability with maximum designed output result, endurance and

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 stability. This definition has been adapted for building maintenance as work

undertaken to keep or restore every facility, that is, every part of a site, building

and contents to an acceptable standard.

Thus maintenance aims at retaining components, equipment as well as the entire

structure at specified level of performance. The acceptable standard inferred must

be no less than the statutory requirements and one which sustains the utility and

value of the facility. This may include some degree of improvement over the life

of the building as acceptable comfort and amenity standards rise.

The principal objective of building and infrastructural maintenance is the upkeep

of the building for continuous and reliable use. The wear and tear arising from use

or misuse, weathering and other agencies must be anticipated and appropriate

measures put in place to adequately take care of them. The concept of

maintenance involves taking appropriate measures put in place to adequately take

care of them. The concept of maintenance involves taking appropriate steps and

precautions to ensure that a given piece of a capital asset (equipment and

infrastructure) attains its possible life span.

2.1 Classification of maintenance of buildings and infrastructures

Maintenance of buildings and infrastructures can be classified under the following

headings;

(a) planned maintenance

(b) unplanned maintenance

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 2.1.1 Planned maintenance

Planned maintenance is maintenance organized and carried out with fore thought,

control and the use of records to pre-determined plan. It was also defined by BS

3811 as “work undertaken in accordance with sandy based system of priorities,

each operation properly planned and organized in advance with necessary labour,

plant and materials assembled ready for use when required” if this is properly

applied it leads to a greater margin of safety and reduce the risk of having to

resort to emergency work. Planned maintenance is further divided into;

(a) Planned preventive maintenance.

(b) Planned corrective maintenance

(a) Planned preventive maintenance

This is defined as work undertaken to reduce the possibility of an item not

meeting an acceptable standard and also to prevent breakdown facility or service.

It involves regular inspection and identification of signs anticipated breakdown

and consequently carrying out of repairs on the building and its facilities. This is

carried out at pre-determined intervals intended to reduce the probability of

failure. Ivor H. Seeley also stated that this is work directed to the prevention of

failure of a facility, carried out within the expected life of the facility to ensure

continued operation. The maintenance official knows what he is aiming at and

plans how to arrive at it. Other qualities of preventive maintenance include;

• It provides essential management records.

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• The programme is flexible and subject to review.

• The work is organized and controlled.

• It is cost effective.

(b) Planned corrective maintenance.

This is defined as work performed to restore a facility a facility to operation or to

an acceptable standard. It involves replacement or rectification of damage or

deteriorated facilities or parts. This type of maintenance is carried after a failure

has occurred and intended to restore an item to state in which it can perform its

required function. It involves those tasks to be performed as a result of failure to

restore the component to its original state of performance. It may involve outright

replacement or to remedy established defects. It is work needed to restore the

integrity of a damaged or deteriorated structure and it includes the repair or

replacement of defective parts or components.

Basically, the first step is to handle the cause of the problems. Because, most

natural defects become critical only slowly and usually evidenced by visible signs

whose development can be monitored over a considerable period of time.(JF Hill

1969).

This is to enable the observer to correctly identify their origin because,

uninvestigated treatment of defects may not bring lasting solutions rather it may

lead the maintenance personnel treating just the symptoms instead of the causes.

The maintenance personnel must be able to ensure that the structure remain

suitable for their intended use such as;

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(a) The critical point of disrepair which is recognized as the point at which the on set

of progressive failures occurs. If the structure is before this point is reached its

life may be extended.(Ivor H.S. 1979). If the repairs are not carried out major loss

of use and reconstruction will be inevitable, if the structure is to be returned to its

functional level.

(b) The point at which the rate of expenditure needed to maintain serviceability

escalates to such an extent as to be uneconomical by comparison with partial or

complete replacement ( Ivor H.S 1979).

It is important to note that however thorough investigation and diagnosis of

defects have been and whatever the extent of careful details in overcoming it, it is

not very possible to foresee the extent of remedial work involved until the defect

is opened up and exposed to indepth examination.

2.1.2 Unplanned maintenance

Unplanned maintenance is maintenance carried out in a pre-determined plan. This

is maintenance work resulting from unforeseen breakdown of facilities requiring

urgent attention. It is work resulting from unforeseen breakdown or damage due

to external causes such as acts of nature, settlement in buildings and shrinkage of

building components(BS 3811). It is also categorized by Ivor H. Seeley (1979);

(a) avoidable maintenance

(b) predictable maintenance

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 (a) Avoidable maintenance: Ivor Seeley 1979 defined this as “work required to

rectify failures caused by the use of incorrect or faulty materials, incorrect design

and incorrect installation” the features of this includes;

• Essential estate management records are obtained.

• Work is organized and therefore controlled.

• Statutory, legal and professional responsibilities are met.

• Direct or correct labour can be used to execute the job.

(b) Predictable maintenance

Ivor S. H also defines this as “Regular periodic work that may be necessary to

retain the performance characteristics of a product/facility as well as that required

to replace or repair the product after achieving a reasonable life span.

2.2 Objectives of maintenance of buildings and infrastructure on the

economy

(a) It ensures the functional requirements of the building are attained at all times.

(b) It creates a conducive and tenantable accommodation for owners and

occupiers

(c) It enhances the quality of building structure to meet modern day requirements.

(d) It prolongs the life span of buildings and infrastructures.

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 (e) It preserves the physical characteristics of the building associated services so

as to reflect fewer breakdowns and thereby reducing the probability of early

failure.

(f) To ensure that assets are kept at reasonable standards and at least cost.

(g) To maximize the economic and financial returns from the use of the building.

(h) To ensure the safety of the users and occupants.

2.3 Functions of maintenance

According to Amobi C.O (2006) maintenance functions comprise these separate

components;

(a) servicing and cleaning

(b) rectification

(c) repair and replace

(d) renovation

(e) rehabilitation

(f) modernization

(g) adaptation

2.3.1 Servicing

Servicing which is essentially a cleaning operation is undertaken at regular

intervals of varying frequency and is sometimes termed day to day maintenance.

As more sophisticated equipments is introduced, so more complicated service

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schedule becomes necessary. The frequency of cleaning varies but could be

considered thus: floors swept daily and polished weekly, windows washed

monthly, flues swept every six months, painting for decoration and protection

every five years.

2.3.2 Rectification

Rectification work usually occurs fairly early in the life of the building and arises

from short comings in design, inherent faults, and unsuitability of components,

damage goods in transit or installation and incorrect assembly. Rectification is

avoidable as all that is necessary is to ensure that the component and materials are

suitable for their purposes and are correctly installed.

2.3.3 Repairs.

Repairs are carried out to restore components and parts to functional standards.

2.3.4 Replacement

Replacement is inevitable because service conditions cause materials to

deteriorate at different rates. Much replacement work stems not so much from

physical breakdown of the materials or elements but from deterioration of

appearance.

2.3.5 Renovation

Maintenance can also embrace renovation which consist of work done to restore a

structure, service and equipment by a major overhaul to the original design and

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 specification, or to improve on the original design. Renovation may include

rehabilitation or modernization or adaptation.

As many more new products are introduced into the building industry, it is

envisaged that the annual cost of maintenance may likely increases as a result of

lack of or insufficient knowledge of their properties and problems.

2.4 The economic and social significance of maintenance of buildings and

infrastructural facilities.

The aim and objective of maintenance to buildings and related infrastructures had

been examined but there still exists the economic and social significance which

includes:

(a) Dilapidated and unhealthy building depresses the quality of life and in some

ways contributes to certain anti-social values. For instance; uncompleted

abandoned buildings have continued to serve as hide out to criminals and social

miscreants.

(b) Maintenance as has been shown arrests decay and failures thereby extending the

physical life of a building and thereby delays replacement and deters expenditure

on new construction.

(c) The appearance, quality and general physical conditions of a building normally

reflect public pride or indifference, the level of prosperity in the area, social

values and behavior.

(d) Certain buildings and infrastructural facilities by their appearance and location in

the vicinity or street add or improve the beauty of the environs. So any actions

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geared towards the maintenance of such a structure will normally draw public

attention and sympathy.

2.5 Maintenance of infrastructural facilities

Infrastructural facilities represent the engine of social and economic activities. It

is the major challenges of economic development. Services associated with the

use of infrastructure accounts roughly 10%-15% of gross domestic product

(G.D.P). The importance of infrastructure has strong links towards growth,

poverty reduction and environmental sustainability. These social infrastructures

encompass education, health care, commerce, industry and almost all other facets

of national life. Infrastructures can be said to be the umbrella term for many

activities referred to as social over-head capital. Nigeria has invested a lot in

providing new infrastructures, the result has been a dramatic increase in social

infrastructural services- for example transport, water, irrigation, sanitation, power

and telecommunication. Such increase does not really raise productivity and

improve the living standards of the citizen, because infrastructure ought to be

reliable and efficient. In Nigeria, infrastructure provides services that respond to

effective demand. These services are the goals and the measure of development in

a society. These infrastructural assets in Nigeria are not generating the quantity or

the quality demanded. The cost of this waste in foregone economic growth and

cost opportunities for poverty reduction and environmental improvement are high

and unacceptable.

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 It can be stated categorically that good infrastructure raise productivity and lowers

production cost. Infrastructural investment has been mis-allocated in Nigeria. The

country has too much new investment but too little of maintenance. Inadequate

maintenance has been the failure of infrastructural production. (NIOB journal

2003)

2.5.1 Highway maintenance

In carriageway, the essence of maintenance is to carry out protective and repair

operations designed to limit the detrimental effects of natural or imposed

processes thereby prolonging the life of the carriage way. Failure to maintain a

vital communication like highway has its effect directly or indirectly on almost

every household in the nation. It can be seen during travelling times, accident

causes, damage to vehicles, mounting cost of supply of goods and loss of

competitive edge against every commercial interest elsewhere. Amobi C.O.

(2005)

There four different reasons to deciding that a road needs to be maintained which

are;

(a) Structural deterioration of the pavement, threatening to impair its load carrying

ability.

(b) Poor riding quality- the riding comfort has deteriorated below acceptable

standard.

(c) Slipperiness- the surface no longer provides adequate resistance to skidding.

(d) Other surface deterioration- surface raveling, pot holes and spalling of joints.

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It needs not be over-emphasized that design and construction of major highways

have become more complex, so also is their maintenance. In most tropical

countries especially in Nigeria, it is imperative to observe that each roadway has

its own environment and this environment has a lot of impact with its design and

construction as well as its subsequent maintenance.

In Nigeria today, highway maintenance problems has reached an alarming rate.

This is because maintenance of the nation’s highway has not been given the

priority it deserves, although a lot is being done but not as timely as it is

supposed. More often than not it can be noticed that highway authorities do not

prepare adequately for the wet seasons of the year. It is necessary to have

adequate preparation because of devastating nature of run-offs. Absence of

shoulder and drainage on our highways has contributed to a large extent to the

maintenance problems of the nation’s highways. Provision of these will change

the chemistry of our highways.

Early detection and repairs of minor defects are still among the most important

phases of maintenance work. Cracks and other surface problems which are almost

unnoticeable in their early stages may develop if unattended into major repair jobs

after a few heavy rains and heavy traffic for only a few days.

It is necessary to emphasize the need for frequent close inspection by competent

and experienced personnel to pick up these problems in their early stages. The

greater the loads imposed on the pavement, the greater the loading rate, and the

higher the temperature, the greater the rutting tendency.

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 Some of the common pavement faults according to Ivor seeley (1979)

(a) Pushing

Pushing is related to rutting and deformation, occurring in areas of high stress. It

can cause the material to flow and fold up on itself. This condition may indicate

that the binders are too soft, leading to plastic flow under traffic.

(b) Fretting

Fretting is caused by either aging of the binder with consequent lack of adhesion

or newly laid surfaces due to insufficient compaction or poor formed longitudinal

joints.

(c) Cracking

The most common form of cracking is reflective cracking, which may occur when

cement bound materials are overlaid with blacktop pavement.

(d) Polishing

Polishing of a surface is a potential hazard especially in wet conditions cince it

will cause loss of skid resistance and increase the risk of accidents. All aggregates

are polished under traffic, but the rate of polishing varies.

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(e) Embedment

Embedment is the loss of surface texture when chippings are applied and

compacted into wearing course that is too hot, too rich in binders, a combination

of these factors and of low stability.

2.5.2 Bridge maintenance operation

Typical operation for bridge maintenance as stated by includes the following;

(a) Cleaning and removal of dirt, debris and vegetation from:

• Wearing surface of curbs and walkway.

• Pier caps, abutment seat and slope wall.

• All expansion joints.

• Drainage inlet.

• All culverts and drainage channels.

(b) Spot painting or protective coatings as required on:

• Bearing.

• Steel bridge railings.

• Structural steel members with special attention to areas exposed to joints and

inlets drainage.

• Expansion joints.

(c) Repair of minor washout, erosions and minor holes-

• Adjacent the slope walls

• On embankments and paved drainage channels around wing walls.

24
• At inlets and outlets to culverts.

(d) Sealing-cracks on slope walls and concrete channels.

(e) Replacing or correcting loose or missing structural or anchor nuts, bolts or reverts.

2.5.3 Sign maintenance

Maintenance of the visibility and reflective of signs, delineators and markings are

are necessity if a smooth traffic is to be ensured and if they are to fulfil their

purposes of reducing accidents and confusion for motorists.

If the signs has faded to the point where the observer believes visibility is

seriously impaired, it should be replaced. It could be observed that most Nigerians

do not know the purpose or advantages of these reflectors and signs, resulting that

as soon as they are placed in position , they are vandalized. Serious campaign

should be mounted so that the need for these road signs should be realized by all.

Anyone caught vandalizing them should be seriously disciplined.

2.5.4 Rail failure and maintenance

According to the researcher’s lecture note, one of the requirements of a railway

system is that a strict and consistent method of keeping records of all cracked and

broken rails and their removal from the track is observed. In addition the cause of

the failures must be noted in order to monitor any specific problems which may

be developing. A standard format is used which gives details of track and their

condition as well as the type of defects. This information is fed into a data base in

a computer and used over a period of time to monitor the trend.

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Again, normal regular examination of the track is carried out by means of an

ultra-sonic rail flaw detection train and also by hand held ultra sonic rail flaw

detectors used by pedestrian operators. The ultra-sonic test train is normally a self

propelled unit consisting of two vehicles. It operates at 30km/hr and uses a series

of probes which are applied to the rail-head either in the form of sliding probes or

wheel probes. the data from these probes are partially analyzed by an on-board

computer and the resulting information is stored on magnetic tapes for subsequent

offline analysis.

The defects detected by this system are sent to the appropriate maintenance

engineers for actions depending on the type of defects. In addition, hand held

ultra-sonic units are used to carry out work in areas not covered by the test train

and also to examine in greater detail defects which have been picked up by the

test train of which requires more detailed study. The hand units are also used for

monitoring defects which cannot be handled immediately for any obvious reasons

until when the time for their handling is up. Basically, this ultra-sonic testing of

rails is carried out at frequency determined by the types and speeds of traffic

carried by it. This ranges from periods of six months to two years for sparingly

used rails. Other test which include gauge measurement, crack size estimation in

special cases and wield testing are also in use.

In rail maintenance, the strength and inherent stability of the track design and

construction and its foundation, the less the likelihood of incessant maintenance

causes or demands. The following factors influence the cost of maintenance;

26
(a) The stiffness of the rail

(b) The sleeper spacing

(c) The depth of the ballast

Formally, normal means of packing ballast under the sleeper to obtain the

required rail level and firmness of support was used. Even the measured shovel

pack (M.S.P) which was also extensive in labour was a manual system of jacking

up the sleeper and packing small stones (ballast) over the bearing area. An

automatic system using a machine known as stone blower is now in place. This

machine automatically measures the voids under the sleeper and using

sophisticated electronic controls pneumatically injects the correct quantity of

ballast to produce the correct longitudinal and vertical traffic profile. It is more

cost effective using this method over the traditional method. There are other

machines that also used in association with tamping and stone blowing. These are

ballast regulating machines for properly positioning ballast and providing the

correct ballast profile and for cases where ballast requires cleaning renewal.

Ballast cleaning machines which screens dirty ballast returning usage stone and

rejecting dirt which has accumulated over the years. Experience has shown that

ballast cleaning is essential for maintaining track stability as it is vital to ensure

good natural drainage in the ballast bed. The need for this is very high where the

usage and tonnage and axle loads are high.

2.6 Maintenance of building fabrics

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 As foundation is the most critical element of building fabric. The design and

success of a building project depends ultimately upon the foundation. Foundations

are designed according to load and bearing capacity of the soil. The requirements

of the foundation as stated by Ettu 1997 are as follows;

(a) To provide support for the building, that is, such that the total loads must be

supported by the ground.

(b) To transmit the total loads of the building to the ground.

(c) To ensure that that the bearing capacity of the soils is sufficient to support the

building load, which will provide stable conditions.

(d) To prevent settlement or movement that may affect the stability of the building.

2.6.1 Foundation failure:

This in itself could be due to a number of factors as opined by Amobi 2005 such

as;

(a) Unstable conditions

(b) Changes in ground condition

(c) Ground movement

(d) Chemical actions

(a) Unstable conditions

This may be due to any of the following factors;

28
• Inadequate foundation

• No foundation

• Overloading

Inadequate foundation

This is one of the causes of foundation failure and it simply consist in poor or

small foundation spread, the width of foundation spread is not wide enough to

support the building load or bear the superimposed load from the superstructure.

No foundation

This is situation where foundations were constructed upon loose rubbes or laid

directly upon a clay bed or block footing used to spread the load instead of

concrete footing.

Overloading

This is due to additional imposed loads either by addition of extra floors to an

already existing building or because the use of the building has changed and the

imposed loads on the floors increased.

(b) Changes in ground condition

Conditions may occur below the ground level which may directly affect the

bearing capacity of the soils either improving it or lowering it. These changes may

be as a result of;

29
 Changes in the water content of the soil;

The lower the moisture content the greater the bearing capacity and consequently

any increase in moisture content will cause a lowering of the bearing capacity.

Cohesive soils have a high strength but, with an increase in moisture content they

become plastic and compressible. Therefore, the integration of water will

ultimately affect the support of a building and allow settlement movement of the

structure.

Investigations shows that changes in water content of the soil are due to:

• Surface water

• Ground water

• Sloping ground

• Tidal condition

• Flooding

Surface water

This is caused by natural rainfall upon the ground draining into the ground,

continuous and concentrated amounts in areas of poor directional drainage can

cause saturated conditions which will affect the bearing capacity of the soil.

Ground water

30
 This is natural ground water found in the ground at and below the water table. The

depth varies according to location and time of the year, though much higher

during the wet months.

Sloping ground

If the natural contours of the site are such that the house is at a lowest point,

natural drainage of water to these lower parts may be directed towards building

foundation. The ground conditions will then change and cause structure

movement.

Tidal condition

Soils directly adjacent to tidal water is affected by changing levels of water due to

rising and falling tides.

Flooding

This is caused by rising sea water breaking their normal banks and flooding

adjacent areas of ground. It occurs for a short time and the water then recedes.

However, while the situation exists the ground level and the structure above it are

affected.

(c) Ground movement

Any movement of the ground will affect the support of any building and the

actual structure above it. The movement may be caused by ay of the following;

• Geological faults
31
• Mining subsidence

• Vibrations

• Unequal settlement

• Building on made up ground

• Existing trees

Geological faults

These are occasional movement at a fault in the ground strata. This causes

vibration or earth tremors which are felt in the ground over considerable distance

and could affect the stability of the foundations.

Mining subsidence

This is seen mostly in districts where underground mining operations are in

progress. During the removal of the props supporting the mine trenches, the

inevitable collapse of ground causes a wave of tension which affects building

foundations over a considerable distance.

Vibrations

These are waves of various magnitudes within the soil, though it is normally

slight but over a period of time it could cause movement. These vibrations may be

as a result of traffic from vehicles and machinery.

Unequal settlement

32
 In this situation settlement of the grounds around the structure evenly will have

only a slight effect on the structure but when part of the foundation settles relative

to another, unequal settlement occurs and part of the foundation remains stable

while the remainder will move.this can cause a fracture of the foundation and

structure.

Building on made up ground

These are soils made of fill materials; they tend to settle after they are placed. These

settlements are dependent on the nature of fill, the underlying ground and the

level of compaction of the fill. The settlement causes movement which can result

in faults on the foundation of the structure.

In this circumstances damage is likely to occur within the first ten years of the life of a

building. It is advisable to obtain all available information bout the history of the

site from local residents, geological maps, site visitation and test.

Existing trees

Existing trees near the buildings may cause foundation movement, where trees

have reached or are close to maturity, seasonal shrinkage and small movement

can be expected, but larger movement can probably occur only in long periods of

dry seasons.

(d) Chemical action

33
 Attacks by sulphate or acid substances in natural ground is rarely sufficient

destructive to enable significant damage to shallow foundations of low rise

buildings. Aggressive disintegration and expansion of ground bearing slabs and

foundation block walls will be experienced due to these chemical attacks.

2.6.2 Maintenance of foundation problem

Indications of foundation failures are usually found in the structure above ground

level, where movement cracks may indicate movements of foundation level.

Under these circumstances, it is necessary to ascertain the cause of failure. There

are six steps to successful repair work as stated by Melvin L.A (1973) includes;

Investigation # diagnosis

Plan operation # method of selection

Preparation # application

The first step floor successful repair is investigation. The comprehensive building

survey is generally regarded as the ultimate in the investigation of the structure of

the building.

The following four guidelines relate to effective carrying out of building surveys;

these include the following as authenticated by Melvin L.A 1973:

(a) Structural elements of building requires careful scrutiny for example it is

necessary to determine whether the roof is adequately supported and braced, that

34
 all structural members in position, that external walls do not lean outwards and

that the interior of the house is sound. If there is evidence of movement in the

main walls particularly below the line of damp proof course, this suggests

foundation problems and necessitates thorough examination.

(b) All appropriate lines of enquiry concerning the property must be pursued.

(c) Statement about repair and disrepair should be kept in correct perspective

(d) If a fault is found, it must be traced to its causes and actions taken.

2.7 Maintenance policy framework

BS 3811 (1973) defines maintenance policy as a strategy within which

maintenance decisions are made. This may be considered as a set of ground rules

for the allocation of resources between the various types of maintenance actions

that can be taken. Maintenance policy should be considered in the widest possible

context throughout all the phases of the life cycle of a building. Furthermore, it

needs to be recognized that policy influence on maintenance may not always be

direct ones. In other words it is possible to distinguish clearly between:

(a) Policy that is specifically directed towards building maintenance.

(b) Policy decisions taken with respect to other matters, but which will influence

maintenance.

The attitude of or, stance of a building will have a profound influence. All

decisions should be carefully examined, and the possible consequences for

building throughout its economic life considered. In simple terms, the building

35
 cycle can be described in the following six stages as opined by Barry chanter

(2007):

(a) Brief

(b) Design

(c) Construction

(d) Commissioning

(e) Operation

These contribute to the fabric of maintenance.

2.7.1 Briefs

This phase in the building’s life involves establishing a performance model for the

building, as an essential pre-requisite for the proper and effective management of

that building, including its maintenance. The model sets a standard against which

the performance of the building in use can be measured. The importance the

building owner attaches to the setting up of this model is indicative of the attitude

he is likely to adopt towards property and its use.

2.7.2 Design

Building design will be subject to a policy stance at two levels throughout the

process. Firstly, o position has to be taken at the conceptual level, in terms of the

type of building required to perform the function in question. This may be

manifested in a number of ways: for example, the budget allocated to it, the time

36
allocated before occupation is required, a specific statement on maintenance, and

the anticipated life of the building.

Secondly, the development of the detailed design which follows, should be a

natural consequence of initial policy decisions put into motion at the conceptual

level.

2.7.3 Procurement

The basic requirements for the building, identified at the early stages, will require

that a considered view be taken of the most appropriate procurement system to be

adopted. This may have a repercussion on the long-term performance, and hence

on fabric maintenance requirements. For example, a need for early occupation

may dictate a fast-track approach, which will place constraints on the maintenance

in the future. It is important to emphasize this casual link, and to stress that the

likely outcome of these policy decisions should be analyzed to their logical

conclusion. Current trends in procurement are of obvious significance here, but at

the time of writing any attempt to analyze their effects would rather be

speculative.

2.7.4 Construction

The outcome of the construction stage, which is conditioned by earlier design

activities, may be judged by assessing how well the building meets the client’s

basic requirements. Furthermore, client satisfaction will also be influenced by the

quality control exercised by all parties during site operations. The analysis of

37
building defects suggests that whilst designers and contractors share the

responsibility more or less equally for building faults, there are instances where

policy makers within the client’s organization must also take some of the blame.

2.7.5 Commissioning

The combination of the preceding stages in the procurement process is delivery of

the building. In too many cases the way in which this is performed is exceedingly

un professional, not only in terms of administrative and practical considerations,

but also in relation to the information provided by the occupier/owner on the asset

he has required, often at a great cost. The effectiveness of the handover and

commissioning phase is a key to determinant in the subsequent performance of

the building, and improvements are only likely to come about when there is an

increased awareness of this link by building owners, which will prompt them to

demand a better service.

2.7.6 Operation

The position adopted by management with respect to the occupation and raining

of their buildings will be consistently subjected to a range of pressures, including

commercial, aesthetics, social and economic. The essential issue is not so much

that maintenance should be given higher priority, but rather that the need for

maintenance is recognized in the first place. If competing demands for scarce

38
 funds cannot all be satisfied, any decision that not fully fund mainteanance work

should only be taken after a carefully considered analysis.

2.8 Execution of maintenance works

Maintenance work may be carried out through the following was according to

Amobi C.O (2003)

(a) By contracting out

(b) By direct labour organization

(c) Combination of the two above (that is effecting general routine work using direct

labour organization and contracting out large or replacement jobs.

2.8.1 Direct labour organization (DLO)

This method of execution maintenance work is much more popular among

establishments. Although in some cases, the maintenance manager may not have

an alternative than to use the contract system if the maintenance work is fairly

sophisticated or a specialized job, the direct labour has a number of advantages

which includes;

(a) It is usually cost effective, past experiences have that direct labour is cheaper than

the contract system.

(b) It allows full control of activities of controls of activities of operatives, permitting

reasonable flexibility and direct quality control.

(c) It ensures good standard of workmanship by craft operatives who enjoy continuity

of employment but requirement may be a problem.

39
(d) It enhances self commitment of the employees to their employers.

(e) It eliminates the problems of delay, abandonment and default by contractors.

(f) It provides the maintenance manager the opportunity to operate incentives

schemes to stimulate increase productivity to operative incentive scheme to

stimulate increase in productivity and efficiency of workers.

(g) Continuity of work within an overall plan is one of the biggest economic

advantages to be gained from the use of direct labour force.

Disadvantages of direct labour organization

(a) It cannot be used by special jobs.

(b) If not properly managed it may at the end turn out to be wasteful

(c) At the period of no maintenance work to be done, the salaries of the maintenance

staff and other supporting facilities become a cost to the establishment.

(d) Operatives may at times be underemployed.

(e) The direct labour may be more expensive than contract work.

2.8.2 Contracting-out system

This system is a system whereby the maintenance work is given to a contractor to

execute due to consideration under a specific contractual agreement, as earlier

said, this method could be chosen under two or four conditions which are:

(a) If the job involves a specialist which the maintenance division may not have

equipment to execute.

(b) Of the establishment does not have a maintenance division.

40
 Advantages of contracting out

(a) It is usually more efficient than the direct labour because the contractor during the

work is timed out and profit conscious.

(b) Much more appropriate for specialist jobs.

(c) The quality of work done at the end is usually better if the contractor is well

monitored.

Disadvantages of contracting out

(a) It gives room for large scale fraud though inflation of contract price.

(b) Contractors could do a substandard work with smart connivance with the

necessary people in the establishment.

(c) It may turn out to be a drain on a public fund as some contractors normally

absconds after collecting mobilization fees without doing any job at all.

2.8.3 Direct labour versus contracted out maintenance.

Direct labour for many years proved more popular for maintenance and repair

work than for new-build work in the public sector. an audit conclusion in 1989

concluded that DLOs are market leaders in maintenance work and other works of

small jobbing nature. This good performance was explained by increased

efficiency of the organization in the execution of their work or perhaps, to the

surprise of many, due to the fact that they were not as inefficient as had been

claimed by many their critics.

41
2.9 Maintenance planning and programming

The process of planning for maintenance work has much in common with the

planning of any construction activity. Therefore the basic principle of planning

should be firmly understood before considering maintenance planning

specifically. Essential planning must be seen as a thorough process. Whatever

activity is engaged in, whether consciously or subconsciously, some plans are

formulated mentally. In many cases there will be no formal commitment on paper,

but an intellectual process will have been engaged to get from one point to

another.

As nature of the project or activity becomes more complex, a point is reached

where it becomes necessary to commit some, or all, of these plans t o paper and

formal programme is produced. At a simple level this may also involve writing

dates to diary, whilst at a more advanced level the use of a powerful computer

based management technique may be necessary. The point at which the

transformation from a simple representation to a more sophisticated one occurs is

imprecise and dependent on a great number of factors, not all of which are

necessarily related to the complexity of the task being planned. The use of the

sophisticated planning techniques may appear as something rather clever, but in

reality they are only as good as the thought processes underlying them.

42
 2.9.1 Objectives of planning

The extent and complexity of planning depends on the size, number and age of

the building/infrastructures to be maintained. The principal objective of planning

is to answer effectively these questions?

(a) What is to be maintained?

(b) How is to be maintained

(c) When should it be maintenance?

Basically, the answer to the first question is all the buildings- say in the estate or

used by the organization. How it is to be maintained will depend on the use, class

and physical nature of the building in question. Further, still these questions can

be satisfactorily answered when careful examination of each building or

infrastructure has been done. This will lead preferably to a job specification,

which will describe fully the task to be carried out at each maintenance interval.

According to J.F Hill (1970) in his book on building maintenance he stated that

effective maintenance planning and programming should ensure;

(a) The job or task is carried out in the manner intended.

(b) The possibility of a particular item being forgotten is minimized.

(c) Acceptable levels of wear and deterioration before re-painting, repair or

replacements are clearly defined.

(d) The operatives/ craftsmen understand what is required of them.

43
(e) The work is to be carried out in the same way so that the performance of materials

and components can be objectively compared.

(f) All workers carry out tasks the same way easing calculation for work study or

incentive bonus purposes.

(g) A preference standard is available such that additional buildings of the same type

can be rapidly brought into the system as soon as they are billed or acquired.

2.9.2 Planning of maintenance

According to NIOB journal (2003) planning is defined as “the selection of future

courses of action through the analysis and evaluation of possible alternatives”

maintenance planning is the attempt to establish the actual time that a specific

work will be carried out sequentially with all the necessary material or resources

available.

Availability of information records and experience is the best measuring device to

knowing time and money required for any maintenance activity. NIOB journal

(2003) lists some of the types of maintenance planning as;

(a) Long range planning

(b) Annual planning

(c) Daily planning

(d) Routine planning

Long range planning

44
 This focuses on the items listed below;

(a) A general plan for improving maintenance within the organization.

(b) Training programmes for maintenance personnel.

(c) Work methods, work-study improvement objectives.

(d) Establishing future capital requirements and resources.

(e) Schedule of equipment and system overhead.

Annual planning

This is establishment of annual maintenance plan consisting of items listed below;

(a) Establishment of schedule for maintenance responsibility.

(b) Identifying the materials and equipment requirement for the year.

(c) Sourcing and making available manpower equipment, materials and money for

the plan.

Daily planning

This is done on daily basis- it includes the following;

(a) Scheduling time for each operation.

(b) Establishing a list of materials required for the day including writing of

specification.

(c) Identifying labour requirement for the day.

(d) Identifying usual and unusual safety hazards. And provision of safety tools and

materials.

45
(e) Preparation of all necessary work orders and and documentation.

Routine maintenance

These are integral parts of preventive maintenance planned for specified period

for some component parts depending on the life span of such materials or

components.

Emergency maintenance

Planned work does not include emergencies. It may not be possible to identify all

breakdown maintenance factors, the best someone can do for planning for

emergency maintenance would be to:

(a) Develop a list, including feedback from supervisory staff, of emergencies typical

to all areas of a building.

(b) Establish a written procedure to handle emergencies that cannot be handled

incorporating normal knowledge and skill, within a reasonable time frame.

(c) Make provision for training personnel in emergency procedures.

(d) Anticipate equipment and materials needs and have then in stock.

2.10 maintenance programming

In order to achieve the aim of a constant flow of work a maintenance programme

is devised to operate in most cases over a five year period. It is normal to carry

out all foreseeable remedial work and decorations in order to achieve the required

standard in the first year, which entails high maintenance cost.

46
In the remaining four years expenses should be small, or the only work necessary

should be emergency work and annual servicing. After five years, the cycle

recommences with a year of heavy workload and redecoration and therefore a

year of high maintenance cost.

It is advisable to carry out any necessary alterations and improvements to the

property during this first year of the cycle, as this concentrates all the major work

and therefore major inconveniences to the clients and occupants into as short a

time span as possible.

If the client owns more than one property a master programme should be

prepared, staggering the maintenance cycle for each property thus enabling him to

utilize his finances at a constant rate. The same principle can be applied to large

single property by dividing it into floors, rooms or areas and dealing with the

workload on a rational basis over the five year period. The repairs and the re-

decoration can be completed for a particular area or floor in a sequence related to

its use and accommodation.

For instance, maintenance programme for school buildings and hostels should

normally fall within the vacation periods.

2.11 Administration of maintenance programme

One of the main requirements of maintenance programme is the keeping of

comprehensive and accurate records.

47
 Each property slotted has a property manual or log book containing all the

relevant information in terms of plans, structural designs, and materials used,

details of services, decorative schemes and specialist items, and should be kept up

to date, with any alterations, additional or renewal work carried out. Records

should be kept of all surveyor’s inspection reports, specifications, work record

cards, decorative schemes and details of fittings.

This information will provide a comprehensive record of all work carried out on

the property and so enable the surveyor to make an accurate assessment of any

future maintenance requirements.

2.12 Maintenance manual

Maintenance manual is a valuable, descriptive, technical literature, aid, memoir or

handbook for carrying out maintenance work. Amobi C.O. ( 2003)

Maintenance manual of buildings is an invaluable document which provides a lot

of value-added services such as;

(a) Establishing policies and estimated resources.

(b) Preparation of budget allocation and resources.

(c) Programming of works according to available resources.

(d) Determining maintenance activities to be undertaken for each asset.

(e) Providing guidance to personnel in preparing cost of areas and equipments to be

ascertained.

(f) Maintenance of the particular building to which it relates.

48
(g) Confirms assts service delivery i.e. condition and functional performance.

(h) Helps in keeping the building in good condition and reduction of rapid

deterioration and dilapidations.

(i) Guidelines on operational practice.

(j) Provision of valuable information in diagnosing the problem and designing

repairs.

(k) Design intention and operational quality are maintained.

2.12.1 Contents of a maintenance manual

A good maintenance manual contains the following sections as opined by Amobi C.O.

(a) Maintenance and repairs

This section provides full details of materials, facilities and constructional processes.

(b) Records of maintenance executed.

This provides maintenance log to permit constant updating and the inclusion of any

changes or additions.

(c) Plans and drawings

This shows plans of each floor to a small scale with permissible floor loadingss and

usable areas, all as built and relevant service layouts.

49
(d) House keeping

This shows the details of surface finishes and decorations both internally and externally

with information concerning cleaning and periodic routine maintenance.

(e) Emergency information

This provides names, address and telephone numbers of contacts in the event of

emergencies together with location of appropriate equipments and facilities.

(f) Operation of plant

Means of operating equipments with details of periodical/routine maintenance or

servicing.

(g) Contract and legal particulars

This includes the design team, contractor and sub contractors, nature of tenure and

details of contract particulars.

(h) Operational leaflets.

This is aimed to give after sales services.

2.13 Maintenance cycle

Maintenance cycle refers to the parameters in which maintenance revolves; it is

denoted by TAM i.e. Turn Around Maintenance revolves. The minimum or least

turn around maintenance of buildings is every five years. The life span of a

building is anticipated during design stage and the maintenance cycle is the

50
different levels and stages in which maintenance is effected in the life span of a

building. Amobi C.O. (2006)

According to Amobi C.O.(2006) experience has shown that under normal

conditions of exposure and use, the periodicity of major renewals might follow a

given pattern. The life of a building could be categorized into physical life,

functional life and economic life.

A life of 60 years can be assumed for buildings before either demolition,

alteration or modification is carried out. Apart from major renewals and

replacement, there is a large number of smaller items of uncertain timing but

which in total tend to remain fairly constant from year to year.

These items are taken care of by routine of by routine maintenance. Different

buildings however have different elemental cost patterns and renewal periods will

vary according to design, location and use. Maintenance costs apart from being

expressed as a percentage of the initial cost, can also be expressed in monetary

terms taking inflation, taxes and present value of future costs into consideration.

The maintenance cashflow over the life of the building can thus be calculated

even at current prices as percentage of initial cost. If the routine maintenance cost

is assumed to be 0.5% of the initial cost of the building each year, then the overall

acsh flow for every five years should be 2.5% for routine maintenance.

2.14 Maintenance budget

51
 Budget according to Ivor H.S. is defined as “a financial and/or qualitative

statement prepared prior to a defined period of time of the policy to be pursued

during that period for the purpose fof obtaining a given objective”

Budgetary control is an important management function aimed at planning and

controlling the use of its resources in order to achieve its objective. Most often, a

maintenance budget is based on the previous year’s allocation plus a percentage.

A proper budgeting process is very important to effective cost control in an

ongoing basis generally. In this area of maintenance, it is to be stressed that

budgeting is not a matter for accountants- this is because, it must be made at every

stage of budget formation. At the end it is now presented to either the owner or

the estate surveyor or top management as the case may be or whoever has to be in

convinced before allocation is made.

Speight (1972) stated the following as factors affecting the final budget.

(a) Demand for maintenance and intensification of the use to which the building is to

be pet will definitely increase expenditure to maintain a required standard.

(b) Resources- the amount of resources available for an organization fundamentally

affects the maintenance budget. For example a company by her annual turnover,

cash flow and profit, government parastatals by government policies.

2.15 Maintenance Cost control or Budget control

52
 This is always necessary and must be adopted. This however, could be disrupting

by short-term changes in budget allocation. Ray G.H. has described the

management processes of control as;

(a) Setting performance standard at the appropriate level to achieve a given object.

(b) Measuring actual performance and comparing it with the standards.

(c) Taken appropriate actions in the event of actual performance deviating from

standard.

To achieve effective total cost control Jarman M.V.(1969) in his book on “selling

maintenance to management” has advocated the following;

(a) A sound knowledge of relationship between budget and finance.

(b) A logical breakdown of the budget into specific sections under capital and

revenue, with particular reference to renewals and replacement.

(c) Reasonable assessment of the factors affecting the budget including a plan for

maintenance.

(d) A method of calculating economic assessment of capital, renewal and

replacement expenditures, using discounted cash flow analysis.

(e) Evaluation of a result of non-maintenance such as lost amenities or production

due t o breakdown, excessive running cost and increase health hazards.

(f) Budgeting control including a calendar programme for authorization and

implementation of plans for capital, renewal and replacement expenditure.

53
(g) The use of accurate costing technique including cost coding and classification

systems, methods of cost collation, investigation and feedback of relevant cost

information for control purposes.

Hill J.(1979) in his book on “a review of computer for maintenance” has

described how a computer can be used to ensure effective budgetary control by

providing a pattern of regular and frequent printout given for each level of

management appropriate details of expenditure-actual and committed-and

physical progress for each project under separate budget heading.

In this way performance can be compared with forecast in terms of time and

resources but particularly in relation to finance. Likely problems and deviations in

project can be quickly identified and collective actions taken in good time.

The detail into which each separate project is sub-divided and programmed will depend

on the degree of management control that is required, but it is important that the

printout for the lower level of management should show separate projects, each

with its own sub-budget. A computerized system will meet the over-ridding

requirements, which are the continuous provision of up-to-date information and a

quick reaction at the first sign of deviation from the budget or programme.

Accordingly, the whole budget should broken down into control periods ranging

from weekly – 3 monthly at end of each control period examined his figures and

note those that differs greatly from the budget. Example

54
(a) If cost are much higher than what is budgeted he should find out why it is so.

Probably, it could be that operative performance is faulty, may be due to lack of

motivation or poor supervision.

(b) It may be that there is an unforeseen item in the emergency repair category which

is usually difficult to forecast or that a large item fails in the particular control

period in question.

(c) It could be that budget figure was low thus the budget could be reviewed

upwards. However there may be possibilities of making compensating savings on

other items where actual cost is lower than budget figure. The analysis should be

done as soon as the figures for the particular control periods are made available.

2.16 Schedule of dilapidation

This is a list of defects and measured quantities upon which the estimated cost of

repairs would based for a given property. A schedule of dilapidation must contain

the location of the property, the date of the inspection of the property and the

name and address of the person preparing the schedule.

The schedule of dilapidation is more or less a fabrication of repairs to be carried

out in a property in a given period of time; they can be prepared in an interim

form (Jones N.C.V.1972).

Repairs reached between the clients (tenants) and the landlord in respect of the

property during the period of lease indicating who is reliable for what happened

during the effective period of tenant. These are usually in three categories;

(a) Express covenants: they are usually specifically expressed in lease and agreement.

55
(b) Implied covenants: one example of this is the use of the property in a tenant- like

manner and not to carry out measure alterations.

(c) Covenants imposed by status such as local building act and regulations. Usually

express covenants are to avoid any ambiguities precise and direct in their meaning

and scope (Jones N.C.V. 1972).

2.16.1 Interim schedule dilapidation

The initial procedures consist the taken of instructions from clients and putting

same in writing, these instructions usually must be clear for one purpose. The

proposed survey will be required, it may be necessary to produce a copy of the

lease or other documents relevant to the agreement for examination. Has there

been any repair notices earlier and what actions have been thus far taken? These

are necessary initial enquires by the survey from his clients after which he carries

out inspection of the property in question. The survey will now be equipped to

recommend either a notice to repair or production of interim schedule to the

clients/landlord.

(a) Inspection.

Inspection has to be done in accordance with the lease provision either by the

landlord-surveyor or tenant-surveyor in certain cases both of them. It is important

that a specific order be followed in inspection procedure, so that it can be easily

followed without omission. The same procedures/formats should be followed for

each room, floor or property. Usually, the rooms and its components parts is

either lettered or numbered for the purpose of identification and additional

56
 information. Any potentially dangerous parts of the property which are reliable to

cause damage or injury should be indicated to both the landlord and the tenants

and finally, advice on immediate actions to be taken. In some cases the sketch of

the property is included in the inspection.

(b) Schedule

The schedule is to clearly, list defects and the necessary repairs as spotted at the

course of inspection. Good schedule do not include generalization since this does

not help to know the extent and location of items needing repairs. Interim

schedules are usually drafted to set out in general terms the amount of works

required as the tenant obligation to repair. (from Jones N.C.V 1972).

2.16.2 Terminal schedule of dilapidation

The preparation work or procedures is simple. According to Jones 1972. It stated

“Generally, the landlord’s intentions for the future of the property have to be

taken into consideration”.

(a) Inspection

The inspection is conducted like it is in the earlier case, having adequate note with

dimension and is recorded to give details schedule which is more thorough than

an interim schedule. A series of proportion is to maintained through detailed

sketch and site photographs were necessary, are essential to accompany a

schedule in case if such repairs as to be discuss far away from the property site. If

property is still occupied by the tenants as at the time of inspection, any tenant

57
 fixture and the cost of any remedial work resulting from its removal should be

noted.

(b) Schedule

This must be produced in a detailed and clear form being both accurate in concise.

The need for it to follow a logical sequence cannot be over emphasized. It should

contain adequate locational references to each part or section of the property

needing repair. Lay people without much problem- thus should understand the

schedule. It should not be technically presented. Where the component to be

repaired is no longer obtainable in the market, due to obsolesce or some other

reason.

However, renewal of component can only be enforced when repair is not feasible.

The schedule must be property titled and must refer specifically to the property in

question and the landlord and the tenants by names. It should also include the date

of the lease and the inspection of the property.

2.17 Liability for defects in buildings

This arises in various ways. It may emanate from;

(a) the initial building contractor and building owner

(b) The schedule administered by the National House Building Council (NHBC

schedule) or statutory requirements. Each is considered as opened by Amobi

(2007)

(a) Liability under building contract

58
 It is stated according to joint contract tribunal (J.C.T 1972) that “a contractor

carrying out building works, whether it be network or replacements, is normally

under contract to undertake the work in an efficient and workmanlike manner

using suitable materials. Common law rights permit the building owner to claim

against the contractor up to six years from completion of the work or 12 years in

the case of contract executed under seal. The standard form of building contract

restricts these common law rights and a defects liability period of six months is

common. The majority of building defects are unlikely to become apparent in so

short a period. The extension of the liability period would result in higher tenders

and the building owner would suffer were the contractor to become insolvent.

Persons designing building works also have a duty of care to their clients in

carrying out their professional tasks, as they may be held liable for damages

where any negligent act or omission on their part prejudices the client interest.

(b) Statutory obligations

One of the most important legislative measures concerning building maintenance

is the defective premises Act 1973 which came into force on 1st January, 1974.

This Act placed additional responsibilities on contractors who build, improve or

repair dwellings, and provided an extension in law of the practical step formulated

by the NHBC. It imposed a statutory obligation on all who are involved in the

provision of building work-contractors, sub-contractors, suppliers of materials and

the design team. They must all do their work properly and effectively and ensure

that the dwelling will be fit for human habitation. Furthermore, a subsequent

59
 purchaser of the building who was not a party to any contract with original

contractor or sub-contractors is able to sue them.

The act provided that any person taken on work for or in connection with the

provision of a dwelling (including repairs, maintenance and improvements), ones

a duty to see the work he undertakes is done in:

(a) Workmanlike, or as may be applicable in a professional manner with

(b) Proper materials, and

(c) So that, as regards to their responsibilities in the work, the dwelling will be fit for

habitation such completed.

Furthermore, the provisions of the Act beyond the parties to the dwelling such as

subsequent purchaser “a considerable amount of building maintenance is

inescapable because of legal requirements. The onematographs regulations, the

factories Acts and the offices, shops and railways premises Act imposed

maintenance obligations upon owners and occupiers of these classes of buildings.

Statutory undertakings, such as water authorities, make their own regulations

which often include maintenance clauses designed to prevent danger or

wastages”. H.M.S.O.(1970)

The object of law in requiring maintenance is not usually to preserve amenities or

to safeguard investment, but to protect persons from risk. Public health Acts

contain provisions for the compulsory repair of houses unfit for human habitation

and also for financial assistance towards the cost of improvements and conversion

to dwellings.

60
Occupiers of commercial and industrial properties are often required to assume

liabilities for structural maintenance and repairs under leases and even with

residential properties, owners and tenants may make such arrangements for

maintenance as they see fit, subject to provisions of the housing Act H.M.S.O

(1969).

Employers are required to ensure the safety of their employees at work by

maintaining safe plant, system of work and premises, and by ensuring adequate

instruction, training and supervision, under the health and safety at work Act

(1974).

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 CHAPTER THREE

RESEARCH METHODOLOGY

This chapter deals with the various methods or sources of data used in obtaining materials

and information needed by the researcher for writing the project so as to obtain

and achieve meaningful, accurate and correct results in carrying out the research

work. The following measures stated below were taken, the process involved in

this write up include practical test being carried out through direct

discussion/interviews, questionnaires of about 25 copies were distributed, direct

inspection were also carried out on selected buildings in shell camp, Housing

Estate, Owerri in order to find out the impact of maintenance of buildings and

infrastructure on the economic wellbeing of the residents within the estate. The

surveys are carried out on residential buildings, shell camp primary school, the

road network within the estate and the water supply facilities.

3.1 Design of the study

The descriptive survey of this design carried out consists of the use of structural

questionnaires in conjunction with descriptive case studies analysis in addressing

the aims and obstacles of this research in form or question and the questions being

addressed to residents of the area of the study.

3.2 Area of the study

The geographical location covered by the study is Shell Camp, Housing Estate, Owerri,

Imo State.

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3.3 Population of the study

The population of the study consists of buildings infrastructures within Shell Camp Estate

and the number of selected residents residing within the Estate.

3.4 Sampling method

In carrying out the research work, the sampling method used in the collection of data in

this project research is referred to as random sampling. It is the method in which

all the buildings within the population of the study have equal and same chance of

being selected.

3.5 Methods of data collection and analysis

The data used in this research work were collected by hand. The questionnaire was

distributed and collected back by hand. Most of the questions were answered

before the respondents in the area of the study.

3.6 Sources of data

The sources of data are:

(a) Primary source

(b) Secondary source

(a) Primary source

The major instrument used in collecting data comprised of questionnaire and oral

interview. The oral interview was used in a situation where the respondent was

63
 observed incapable of comprehending the ground intents of the questions. Also

where it was suspected that using oral interview would facilitate the respondents

where he might have deliberately or accidentally avoided any question in the

questionnaire.

(b) Secondary sources.

The secondary sources of data collected here include written materials in similar subject

matter, newspapers, building Journals, information obtained from websites such

as Google, Ask.com but most of all in depth case study analysis carried out by the

researcher within the area of the study.

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 CHAPTER FOUR

PRESENTATION AND ANALYSIS OF DATA

4.1 Case study

Once a building or infrastructure is put to use the initial capital is completed. Though, the

cost, however, does not end there because “house keeping” aspect of maintenance

continues throughout the life cycle of the building. There are items that are

considered significant and the design team must give due consideration to their

implication and it is here that time value should be judged. These items will affect

the cost of maintenance. It is better to spend more at the initial stage to incur

lower maintenance charge later. The maintenance cost of buildings and

infrastructures represents a substantial drain in their resources. It is important that

buildings are maintained to a suitable standard so that buildings are maintained to

a suitable standard so that they do not deteriorate pre-maturely and decline in

value.

The approach to this project work, as described before, was such that the end it would

give a comprehensive analysis of the problems already set out in the objective.

The study was conducted with the use of questionnaire containing expository questions; it

was directed to the occupants and residents of the buildings at Shell Camp,

Housing Estate, Owerri. Verbal interviews were also carried out/conducted on

people in order to get more facts about buildings and infrastructures in the

vicinity. With these, it was possible to get to the causes of maintenance problems

65
 with respect to buildings and infrastructures in Shell Camp, Housing Estate,

Owerri and this method also reveals the various solutions to the various problems

of maintenance.

4.2 Overview of the case study area

This case study was carried out in Shell Camp Housing Estate, Owerri metropolis. It can

be accessed from the library junction axis traversing the Imo state Government

Headquarters and the Imo state Police command through to the works sction.(also

known as Federal Ministry of Industry).

4.3 Brief history of the study area

According to the residents, Shell Camp Housing Estate was a resident quarters for

expatriate workers in Shell Development Company during the pre-civil war years

(1967-1970) when crude oil was newly discovered in Nigeria. It was set up by the

Federal Government of Nigeria to accommodate the workers (mostly expatriates)

working in the then eastern region for the exploration and piping of oil resources.

Shell Camp also has other quarters in other parts of Nigeria such as Enugu and

Port-Harcourt.

During the Nigerian-Biafran civil war, it was noted that Shell Camp served as an army

officers residents and offices. Immediately after the civil war, during the

reconstruction and reconciliation era, the federal government took over Shell

Camp Housing Estate as they did to most of the public institutions and eventually

66
 allocated them as resident quarters for federal government civil

servants/employees. Shell Camp was subsequently allocated to serve as

residential quarters for employees of federal ministry mines and industry which

has been and currently in charge of running the affairs of the quarters.

Between 1999-2007 during the tenure of president Olusegun Obasanjo, the bureau of

zpublic Enterprise (BPE) and National Council on Privatisation (NCP) which

were given the legal backing through the promulgation of Public Enterprise

Privatisation and commercialization Act 1999 were established to privatise or

concession properties owned by the Government to private investors in what is

generally termed privatization exercise. (The Nation 2011).

Though, by a recent admission of the Bureau of Public Enterprise (BPE) before senate of

the federal republic of Nigeria ad-hoc committee on the privatization of public

enterprises, only 10% of government properties sold is functioning properly.

In this regard, Shell Camp Housing Estate according to residents was part of the

privatization saga. Accordingly, it was stipulated that residents / occupants

interested in owning their property during the exercise were told to obtain the

necessary documents and contribute funds which will eventually spearhead the

allocation of the buildings to them but like most Government programmes in

Nigeria, it does not come to fulfillment due to instability in government.

Critical information gathered by the researcher on Shell Camp Housing Estate was also

according to the newly appointed director of Ministry of Mines and Industry also

known as International Development Center (IDC); Shell Camp quarters is under

67
 legal tussle because unofficial residents are occupying certain properties meant

for the ministry employees. Though, the respondent refused to answer strategic

questions (including her identity). The respondent said the legal battle is still in

court as such nobody is free to comment on this issue for now.

4.4 Structure of Shell Camp Housing Estate

Shell Camp Housing Estate, Owerri is a large living quarters located within the Ministry

of Industry (locally known as work section), it is close to Alvan Ikoku College of

Education, Owerri.

It has a connecting un-tarred-road (previously tarred road weathered by age and flood),

the road has a width of approximately six metres, which has dilapidated with lots

of potholes and gullies with stagnant pools at different spots.

One remarkable feature on the urban the urban planning was the absence of drainage

channel right round the estate, it might have been buried by earth or it was non-

existent. There are wooden electricity pole at intervals along the road for

transmission of electricity to the buildings within the estate, the buildings within

the estate are pro-to-type colonial style bungalows facing each other across the

road along the estate. These buildings are mostly four or three bedroom bungalow

complex. The buildings do not have boundary demarcations rather they have

flower hedges to serve as boundary between each property. Right round the estate

68
it was noted that the buildings are various stages of disrepair which can be

attributed to negligence.

69
4.4.1 Case study one

Photograph showing view of building LH11

This building addressed as LH 11 is a four bedroom colonial type bungalow with

a large porch running to one side of the front of the building. It also has an annex

behind the building ( a three row-house annex popularly known as the Boy’s

Quarters which is used as a tenant house by the main occupant of the bungalow.

The roof is pitched roof with aluminum zinc, the walls are stucco white, the doors

are wooden paneled and the windows are casement pane glasses.

70
 According to the occupant, Mrs. Alozie, the building was allocated to her husband

who was and still his an employee of federal ministry of industry. They have been

living in headquarter since 1988. According to her, the building has remained in

total state of disrepair because government has not allocated any fund towards

maintenance programme. It was scheduled initially that the works department

under the ministry of industry should

(a) Take inventory annually to effect maintenance

(b) Effect major repairs exterior of the building

(c) The occupant/residents takes care of interior repairs

She informed the researcher that these suggestions have not been applied due to

financial constraint and government negligence. She also noted that such

maintenance work resulting from unforeseen breakdown and damages due to

accident in the buildings are to be taken care of by the works department but on

repeated calls and report to the ministry (if nothing is done) can be effected by the

occupants.

In case of budget, according to her there are no allocation for maintenance work for

buildings in the estate as such it can be concluded that all maintenance at LH 11

in Shell Camp Housing Estate, Owerri is carried out solely and exclusively by the

occupants.

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4.4.2 Case Study two (2)

Photograph of building LH 18

This building is located within the estate; it is a replica of most of the buildings in the

estate. It has a wild entrance porch in front of the building with low honeycombed

wall as baluster, it has no official gate rather the compound is separated from

others by the use of flower hedges which serves as boundary demarcation. It is a

bungalow affair with milky paints; exposed rendering shows that it is a brick-

building. The roofs are low pitch, with bamboo ceilings in some places and

72
 wooden columns supporting the porch beams. It has widows made of casement

pane glass in wooden flames and the doors are wooden paneled.

As the researcher was informed by the occupant, Mr. Igbo Livinus, a graduate of

Economics, University of Nigeria Nsukka. His parents have been living in

quarters since he was born in 1981. He observed that the buildings in the estate

has been allocated to employees of ministry of industry and all through the years

he has lived there, it was only in 1999 before the privatization exercise that the

federal government officials took inventory in respect of maintenance works to be

carried out on building and infrastructures within the estate.

He concurred with the proposition that all the maintenance work carried out on buildings

and infrastructures are solely done by the occupant of the building.

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4.4.3 Case Study Three (3)
Photograph showing building LH 21

This building seems to be the most new building in the entire Housing Estate, it

has new paint and it has new fittings and fixtures, it is a bungalow with lean-to

roof pattern in front. It has an enclosed space in front which serves as a sit-out.

The walls are stucco white, the widows are wooden panel pane and the doors are

flush wooden doors. The property is screened from the road and adjacent

properties by flower hedges.

According to the occupant, Mr. Obuneme O. an ex- M.Sc electronics student of

Federal University of Technology Owerri. “The state in which his resident is in, is

74
 solely done, all the repairs and renovations was carried out exclusively by him,

there are no government grants, aids or funding as regards the renovations of

buildings and infrastructures in the estate.

All maintenance works are carried out exclusively by the occupants but the major set-

back is carrying out maintenance work for buildings and infrastructures which its

tenancy will expire at the end of the civil service (provided the employee was not

sacked or transferred).

He however hinted to the researcher that, had it been the privatization exercise which the

previous government between (1999-2007) dispensation carried out, was fulfilled,

at least the occupant will become home owners as such can effectively effect

maintenance work knowing it is their property.

He also noted that though Shell Camp is a government owned resident quarters,

government has not contributed meaningfully in the up keep of the property as

such the state of disrepair and dilapidations envisioned throughout the estate.

75
4.4.4 Case Study Four (4)

One of the dilapidated buildings in Shell Camp primary school (photograph)

This is a school buildings for primary school pupils located in shell camp housing

estate, adjacent the federal ministry of industry. It is a four bungalow buildings ;

two of the buildings are in used while the third and the fourth has dilapidated

without roof covering, windows and doors.( as showed in the photograph above).

The grounds around the school are pot-holed while the roads are in serious need

of maintenance work.

76
According to the newly appointed headmistress of the school “ the school provides

quality education to the young minds at shell camp quarters”. It was established

by the government and registered under the ministry of education.

The school as regards to maintenance has no allocation from the government to effect

repairs, according to her “all maintenance work carried out by the school as

regards to minor repairs are funded by the school management but in large

maintenance program, the school management solicit the support of the Parents

Teachers Association (PTA) which contributes percentage for such works. In

cases of corrective maintenance program which may have resulted from natural

causes, the school management will solicit funds from the government through

the ministry of education under the auspices of State Public Education Board

(SPEB) which will also take inventory and in time administer funds for such

works. Other maintenance works such as ‘housekeeping’ are carried out by the

pupils within the school under the supervision of the teacher in charge.

Such housekeeping duties includes;

(a) Sweeping and dusting daily

(b) Cleaning and scrubbing every Friday by 12pm

(c) Grass cutting by late comers daily.

(d) Sanitary upkeep once a week on Fridays.

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4.4.5 Case Study Five (5)

Road network in Shell Camp Housing Estate, Owerri (Photograph)

The road network in shell camp housing estate is one of the infrastructural

facilities within the estate which this project work tends to take cognizance of.

The road linking the estate is a wide width road (approximately 6metres), it ran

right round the estate linking all the buildings in the estate.

The state of the road is poor, it has deteriorated to the state that all graded surfaces

has worn-off exposing laterite base and pot-holes in almost all surfaces. There are

a lot of stagnant pools at different route on the road, it was noted by the dwellers

78
 or the residents that due to the current dry season, the roads are definitely is good

but during the wet months, the roads are definitely not accessible, vehicles slumps

in mud holes and pedestrians have to wade through the murky pools to their

homes.

Notably, the road is not made of the contemporary gravel and cement rather they are

made of hard whitish, pebble-stone with binding cementitious materials.

According to the residents, the roads have not received any maintenance work over the

years resulting in its current state of disrepair. They also noted that due to the

current living standard in Nigeria, the residents does not have the necessary to

fund/effect the restoration and repair of government owned roads (as in the case

of Shell Camp Housing Estate) rather during the weekly sanitation they tend to

cut and fill different point on the road to ensure evenness for the time-being.

79
4.4.6 Case Study six (6)

Drainage system in Shell Camp Housing Estate. (Drainage channel non-existent)

The drainage channel which serves as escape root for surface and sub-surface

water in shell camp housing estate is practically non existence. The drainage

channel which ought to be located in front of every property running in tandem

with the road network for effective discharge of water and other effluents has

either been not in existence during the planning, design and construction stage at

shell camp housing estate or they have been blocked totally, covered and

80
consolidated by earth. The lack of drainage system in the estate is the direct cost

of the deplorable state of the road within the estate.

4.4.7 Case Study Seven (7)

Water supply system at Shell Camp Housing Estate (photograph)

The public water supply system provided by the state water board has since

became obsolete. It has stopped flowing. The different steal metal pipes used in

channeling and distribution of water are exposed at certain property boundaries

around the estate. The visible water supply fittings in most buildings have

virtually roasted and some are broken while others are no longer in existence.

81
As a result there is no water supply system provided by the government within the estate,

the residents have resorted to draining their private bore-hole water supply

individually at each property. The well-to do residents invites private contractors

to carry out such project which helps them to obtain water in their premises while

others resort to public bore-hole supply network owned by Christ the King

Chaplaincy (CKC) not too close to the estate.

4.4.8 Case Study Eight (8)

Electricity supply system in Shell Camp Housing Estate (photograph)

82
Electricity supply in shell camp housing estate according to the residents “is intermittent,

definitely non constant, it may stay intermittently for six hours a day at interval of

two to three days”.

Thus, the residents mostly have generating set for Direct Current (DC) power supply. The

supply and distribution of electricity in shell camp are done from the wooden

electricity pools at the boundary of the buildings. These wooden pools are located

at intervals along the road network of the estate, the property dwellers obtain

their electricity directly from the pool through the three-phase, four wire

connection pattern.

One notable occurrence as told by the residents to the researcher was the high-rate bill

brought on monthly basis by Power Holding Company of Nigeria (PHCN).

Though the light was never consistence and certainly not steady, the bill presented

to the occupants of the estate at month’s end is definitely high and failure to

comply entails disconnecting the property’s power supply and subsequent seizure

of the connecting wires by PHCN officials.

4.5 Data presentation and analysis

This shows a statistical method of how data was created. It also gives further information

based on distribution of questionnaire to residents and occupants of the proposed

case study area.

4.5.0 Presentation of data

83
The table below shows the number of questionnaires distributed and number that were

returned.

Table 4.5.1 numbers distributed.

Respondent No. issued out Percentage

Residents 40 80

Non-residents 10 20

Total 50 100

Table 4.5.2 Numbers returned

Respondent No. issued out Percentage

Residents 30 75

Non-residents 10 25

Total 40 100

Question 1

Does buildings and infrastructural maintenance has impact on the economy of Nigeria?

Table 4.5.3

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Option Responses Percentage

Yes 30 75%

No 10 25%

Total 40 100%

From question number (1) 75% of the residents, responded that maintenance of buildings

and infrastructures has impact on the economy of Nigeria.

Question (2)

Does buildings and infrastructures in Nigeria receive adequate maintenance attention?

Table 4.5.4

Option Responses Percentage

Yes 4 10%

No 36 90%

Total 40 100%

According to the data above, 36 responded out of 40 respondents representing 90%

accepted that buildings and infrastructures in Nigeria does not receive adequate

maintenance attention.

Question 3

Does maintenance experience funding as a constraint in Nigeria?

85
Table 4.5.5

Option Responses Percentage

Yes 32 80%

No 8 20%

Total 40 100%

In this table above, 32 responded out of 40 respondents, representing 80% accepted that

funding/finance is a major constraint to maintenance work.

Question 4

Would you attribute the deterioration and dilapidation of buildings and infrastructure in

Nigeria to old age and poor design standard?

Table 4.5.6

Option Responses Percentage

Yes 40 100%

No - -

Total 40 100%

It is seen that 40 respondents responded 1005 total response supporting that buildings and

infrastructural deterioration and dilapidation are as a result of both factors.

Question 5

86
Does government has legislation and policies that ensures adequate maintenance of

buildings and infrastructures?

Table 4.5.7

Option Responses Percentage

Yes 16 40%

No 24 60%

Total 40 100%

From the table above 60% of the total respondents were of the opinion that Nigeria

government has no legislation and policies that ensures adequate maintenance of

buildings and infrastructures.

Question 6

Does Nigeria has adequate maintenance professionals as against the number of buildings

and infrastructural maintenance requirement?

Table 4.5.8

Option Responses Percentage

Yes 14 35%

No 26 65%

Total 40 100%

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From the responses above, it can be deduced that the number of maintenance professional

is minimal as against the maintenance work requirement.

Question 7

Would adequate funding of maintenance work by the government add value to income

per capita of the citizenry?

Table 4.5.9

Option Responses Percentage

Yes 32 80%

No 8 20%

Total 40 100%

From the data above 32 responded out of 40 representing 80%, accepted that adequate

funding of maintenance will add value to the economic life of the citizenry.

Question 8

Does maintenance of buildings and infrastructures in Nigeria’s metropolis and city

centres determine the level of urbanization and civilization therein?

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Table 4.5.10

Option Responses Percentage

Yes 22 55%

No 18 45%

Total 40 100%

From the above table 55% of the total respondents suggested that maintenance of

buildings and infrastructures determine the level of urbanization and civilization

in Nigeria’s metropolis and city-centres.

Question 9

Does the maintenance industry ascertain job opportunity for Nigerian citizens?

Table 4.5.11

Option Responses Percentage

Yes 34 85%

No 6 15%

Total 40 100%

From the table above and the data obtained it was observed that 34 respondents

representing 855 suggested that the maintenance industry ascertain job

opportunities for Nigerian citizens.

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Question 10

Do you believe that the current state of maintenance activity carried out in Nigeria is to

an acceptable standard?

Table 4.5.12

Option Responses Percentage

Yes - -

No 40 100%

Total 40 100%

From the data obtained 100% of the respondents believe that the current maintenance

activity carried out in Nigeria is not up to acceptable standard.

Question 11

Would you attribute un-involvement of maintenance professionals at the design stage of a

project as a cause of major maintenance fault envisaged?

Table 4.5.12

Option Responses Percentage

Yes 36 90%

No 4 10%

Total 40 100%

90
According to the data 36 responded out of 40 representing 90% accepted that un

involvement of maintenance professionals at the design stage is a major cause of

subsequent maintenance fault.

Question 12

Would you attribute negligence on the part of the property owner as a direct cause of

defects and dilapidations on buildings and infrastructures envisaged in Nigeria?

Option Responses Percentage

Yes 38 95%

No 2 5%

Total 40 100%

From the preceding table, 95% of the total respondents were of the opinion that

negligence on the part of the property owners is a direct cause of defect and

dilapidations of buildings of buildings and infrastructures in Nigeria.

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 Question 13

Does poor workmanship and poor supervision at the development stage of

building or infrastructure give rise to subsequent occurrence of maintenance work

in Nigeria?

Table 4.5.13

Option Responses Percentage

Yes 34 85%

No 6 15%

Total 40 100%

From the table 85% of the respondents suggested that the poor workmanship and

poor supervision at the development stage of buildings and infrastructural

facilities gives rise to the subsequent occurrence of maintenance work in Nigeria.

Question 14

Would you attribute user wear and tear as a directed cause of the state of

dilapidation of buildings and infrastructural facilities envisaged in Nigeria?Table

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 4.2.14

Option Responses Percentage

Yes 40 100%

No - -

Total 40 100%

In the table above, it is seen that 40 respondents responded positively,

representing 100% total response suggesting 100% that the user wear and tear

causes defects and dilapidations of building and infrastructural facilities in

Nigeria.

Question 15

Would poor quality material usage result in defects and subsequent high scale

maintenance work required in Nigeria?

Table 4.5.15

Option Responses Percentage

Yes 30 75%

No 10 25%

Total 40 100%

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 From the data obtained, 75% of the respondents responded that poor quality

material usage material usage results in defects and subsequent high scale

maintenance work required in Nigeria.

Question 16

Would you say that strict adherence to maintenance planning and scheduling will

increase efficiency and productivity as regards to effective maintenance work in

Nigeria?

Table 4.5.16

Option Responses Percentage

Yes 36 90%

No 4 10%

Total 40 100%

According to the data above, 36 respondent out of 40 responded representing 90%

accepted that strict adherence to maintenance planning and schedule will increase

efficiency of work in Nigeria.

Question 17

Does effect of taxation and levies on property owners contribute to lack effective

maintenance work in Nigeria?

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 Table 4.5.17

Option Responses Percentage

Yes 32 80%

No 8 20%

Total 40 100%

In the table above 32 responded out of 40 respondents, representing 80% accepted

that taxation and levies on property owners contribute to lack of effect

maintenance in Nigeria.

Question 18

Does lack of preparation of maintenance manual for buildings affect the

efficiency of maintenance works for such buildings in Nigeria?

Table 4.5.18

Option Responses Percentage

Yes 24 60%

No 16 40%

Total 40 100%

From the table above 60% of the total respondents were of the opinion that lack of

preparation of maintenance manual for buildings affects the efficiency of

95
 maintenance manual for buildings affect the efficiency of maintenance work for

buildings.

Question 19

Does inflation rate contribute to inadequate maintenance of buildings and

infrastructures in Nigeria?

4.5.19

Option Responses Percentage

Yes 40 100%

No - -

Total 40 100%

From the above 100% total responses was obtained showing that the inflation rate

contribute to inadequate maintenance of buildings and infrastructures in Nigeria.

Question 20

Does time factor contribute as a constraint to effective maintenance work in

Nigeria?

Table 4.5.20

Option Responses Percentage

Yes 4 10%

No 36 90%

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Total 40 100%

From the table above it was accepted that time factor contribute as a constraint to

effective maintenance work in Nigeria?

4.6 Discussions of findings

From all indication almost all the questions answered in the questionnaire,

interviews and observation showed the impact of maintenance of buildings and

infrastructural facilities to the national economy.

In question (1) which asked if the buildings and infrastructural maintenance has

impact on the economy of Nigeria. The respondents who answered ‘Yes’ were

thirty(30) which is 75% out of the total number of questions asked. The number

that answered ‘No’ was ten (10) which are 25% of 100 indicates that majority

were of the opinion that maintenance of buildings and infrastructures has impact

on the economy of Nigeria.

In question (2) 10% representing 4 respondents disagreed while 90% representing

36 respondents suggested that buildings and infrastructures in Nigeria does not

receive adequate maintenance attention.

In question (3) 80% representing 32 respondents did agree while 20%

representing 8 respondents disagreed that maintenance experience funding as a

constraint in Nigeria.

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In question (4) 100% which represented 40 supported that the buildings and

infrastructural deterioration and dilapidation are as a result of poor design and old

age.

In question (5) 40%which represents 16 did not agree with the question while

60% representing 24 respondents were of the opinion that Nigeria government has

no legislation and policies that ensures adequate maintenance of buildings and

infrastructures.

In question (6) 35% representing 14 respondents disagreed while 65%

representing 26 respondents believed that the number of maintenance professional

is minimal as against the maintenance work requirement.

In question (7) 80% representing 32 respondents did agree while 20%

representing 8 respondents disagreed that adequate funding of maintenance of

maintenance work by the government will add value the economic life of the

citizens.

In question (8) 55% representing 22 respondents agreed while 45% representing

18 respondents disagreed that maintenance of buildings and infrastructures

determine the level of urbanization and civilization in Nigeria metropolis and city

centres.

In question (9) 85% representing 34 respondents agreed while 15% representing

only 6 respondents disagreed that the maintenance industry ascertains job

opportunities for Nigerians.

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In question (10) 100% representing total respondents do not believe that the

current state of maintenance activity carried out in Nigeria is to an acceptable

standard.

In question (11) 90% representing 36 respondents ascertains while

10%representing 4 respondents did not accept that un-involvement of

maintenance professionals at the design stage is one of the major causes of

subsequent maintenance work.

In question (12) 5% represents 2 respondent disagreed while 95% represent 38

respondents were of the opinion that negligence on the part of building/property

owners is a direct cause of defects and dilapidations of buildings and

infrastructural facilities in Nigeria,

In question (13) 15% representing 6 respondents do not support while 85%

representing respondents suggested that poor workmanship and poor supervision

at the development stage of buildings and infrastructural facilities gives rise to

subsequent occurrence of maintenance work in Nigeria.

In question (14) 100% representing total of 40 respondents suggested that the user

wear and tear causes defects and dilapidations of buildings and infrastructural

facilities in Nigeria.

In question (15) 25% representing total 10 respondents disagreed while 75%

representing 30 agreed that poor quality material usage results in defects and

subsequent high scale maintenance work in Nigeria.

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In question (16) 10% representing 4 respondents disagreed while 90%

representing 36 respondents accepted that strict adherence to maintenance

planning and scheduling will increase efficiency of maintenance work in Nigeria.

In question (17) 20% representing 8 respondents did not agree while 80%

representing 32 respondents accepted that taxation and levies on property owners

contribute to lack of effective maintenance work in Nigeria.

In question (18) 40% representing 16 respondents did not support while 60%

representing 24 respondents supported that lack of preparation of maintenance

manual for buildings affect the efficiency of maintenance work for such buildings.

In question (19) 100% total response were of the opinion that inflation rate

contribute to inadequate maintenance of buildings and infrastructures in Nigeria.

In question (20) 35% representing 14 respondents disagreed while 65%

representing 26 respondents supported that time factor contributes as a constraint

to effective maintenance work in Nigeria.

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 CHAPTER FIVE

SUMMARY OF FINDINGS, CONCLUSION AND RECOMMENDATIONS

5.1 Summary of findings

From the analysis it was discovered that the impact of maintenance of buildings

and infrastructural facilities has a major effect in the National economy.

This is the evidenced by the nature of responses received from the respondents.

For all responses received the opinion of the respondents was that the impact of

buildings and infrastructural maintenance contribute positively to the economy

growth on and national development. It is therefore appropriate to note that

maintenance is paramount in economic life of the nation.

5.2 conclusions

The maintenance of buildings and infrastructural facilities in Nigeria requires

attention at the highest level. This attention is of basic importance of which the

objective must be to keep buildings and infrastructural facilities to acceptable

standard in order to make them functional and reliable.

It was seen during research process that the level of maintenance activities in

Nigeria is inadequate. Financing by both government and property owners which

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could have helped to increase buildings and infrastructural maintenance has not

be properly implemented.

Certain government legislature and policies including taxation and property levies

imposed on property owners have certainly affected the efficacy of maintenance

activities.

The issue of every contractor being involved in project production with few

engage in maintenance has been a major set- back because there are few

maintenance professionals as against maintenance work requirement thus most

infrastructural facilities are not optimally utilized.

The un-involvement of these few and far between maintenance professionals in

the design stage of a project is another factor that negatively affect the efficiency

of building/project production thus leading to recurrent maintenance work

draining the pocket of both property owners and government-owned

infrastructural facilities manage.

Poor attitude of workers and poor aptitude of the supervisory personnel during

project development phase has also been a major problem. This has led to serious

defects seen in the life span of buildings and infrastructural facilities which also

affect the capacity output of the citizens.

Cutting cost in order to maximize profit by contractors through the use of sub-

standard materials causes defects in the long run and subsequent maintenance

requirement with its re-occurent maintenance cost affecting the economic output

of citizens.

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Lack of effective planning and scheduling also leads re-occurrence of faults due

to defects thus subsequent re-occurrence of maintenance work and eventual lost

of initial capital investment.

Inflation regards with regard to over blow appreciation in the value in the value of

material cost and labour cost affects the efficacy of maintenance work

requirement thus reduced economic growth.

Carelessness and recklessness of the users of the property are also a direct effect

of defects and subsequent maintenance work which will affect the economic life

of the owner, the user and even the environment.

Even-busy attitude of property owners and residents due to bustling and hustling

of everyday life is also a cause of neglect especially house-keeping aspect of

maintenance and thus has led to low maintenance attitude and subsequent run-

down appearance of infrastructural facilities.

5.3 Recommendations

Series of investigations carried out by the researcher on the maintenance of

buildings and infrastructures in Nigeria points to the fact that maintenance

activities within Nigeria is at a low ebb and as such many buildings and

infrastructures are in a state of disrepair. It was also observed that adequate

attention s not given to maintenance in most departments, ministries and

parastatals. Even where some attention is given, maintenance activities are left in

the hands of administrator who possess little or no knowledge of maintenance

works in general. This leads to little or nothing being done as and when due.

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 Therefore the numerous problem associated with maintenance could be solved if

the following recommendations are adopted;

(a) The government should enact legislature mandating individual to maintain their

properties at regular intervals. They should be told to keep maintenance record

which must be submitted yearly to the public maintenance authority. Government

should also establish and maintain central maintenance authority and create their

offices at federal, state and local government level to ensure proper and adequate

maintenance of government owned properties by the government maintenance

officials. These officials will also ensure compliance to efficient and effective

maintenance standard.

(b) During annual fiscal budget presentation the government through the ministry of

work should map out funds for engagement of professionals in effective

maintenance of all government owned properties.

(c) Maintenance professionals should be incorporated in the design team to advice

other professional colleagues on the maintenance implication of their design

alternatives and alternative methods of construction for easy maintenance.

(d) All professionals in the built environment should diversify. Every one of them

should not be competing in project production. They should take all maintenance

works as an aspect of the construction industry to be able to carry out effectively

and efficiently the teaming maintenance work requirement in Nigeria.

Professional ethics should be imbibed by these professionals by avoiding cutting-

cost in order to maximize profit through the use sub-standard materials in both

construction and maintenance work. Quality workmanship and effective

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 supervision at every stage of project production should be optimal in order to

effect quality project production and subsequent minimal maintenance

requirement.

(e) Every facility and property should have a well detailed maintenance plan,

program and schedule to aid in effective maintenance operation. Property owners

should bear in mind the need for these maintenance activities and as such should

map out a percentage of the initial cost of the property for subsequent

maintenance cost in the life span of the property. Property owners of residents

should also map out days in their busy life to effectively ‘house-keep’ their

property and they should embark carefulness in the use of the property to reduce

rate of defect and subsequent re-occurrence maintenance cost.

(f) Choice of material is paramount in the provision of qualitative building with

minimum maintenance problems. The professionals involved should recommend

materials which have been tested and the property fully known at the design stage.

They should also endeavor to be conversant with the behavior of material over

various conditions and the economic life, choice of materials and

recommendation for alternatives. They should as well advice or educate clients on

the merit of primary use of superior materials which are eventually more costly in

the long run. There should also be a bye-law regulating the quality of building

materials and equipments to be marketed in Nigeria.

Lastly, the syndrome of new government-new project promotes negligence to the

maintenance industry in Nigeria. Each new government for reasons best known to

them prefers such but this attitude should discontinue because it promote

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negligence and abandonment of quality properties already owned by the

government and subsequent dilapidations.

106
 REFERENCES

Amobi C. O. (2003) – Building Surveying Practice and Maintenance Management.

Achugo Publications, Owerri..

Amobi C. O. (2006) – Fundamentals of Building Maintenance Technology and

Management. Achugo Publications, Owerri.

British Standards – Institute Of Building (1974) – Glossy of Maintenance Terms in

Technology B. S 3811, 565.

Chanter B. and Swallow P. (2007) - Building maintenance management.

Blackwell Publishers. (UK).

Chartered institute of Building (1982) – Building Maintenance – A Guide to good

Practice, CIOB.

Hill J. F (1969) – A Review of Maintenance Practical In property Management.

Hutchinson (1975) – Maintenance and Repair of Buildings. Butter Worth and

Co. (Publishers) Ltd. London.

Ivor H. S (1970) – Building Maintenance. Macmillian Press Ltd, London.

Ivor H. S (1974) – Building Economics J. Willey and Sons publishers Ltd. New York.

Jones N.C.V. (1972) - Preparing Schedule of dilapidations Building Trades Journal.

Obiegbu M. E (1998) Maintenance of Building Fabric and Infrastructure, Paper at the

107
 NIOB Annual General Conference held at Lagos.

Ray G.H (1969) – Budgeting for Maintenance. National Building Maintenance

Conference Journal.

Speight B.A (1972) – Property Maintenance and Management. Macmillain Press Ltd,

London.

Speight B. A. (1968) – Maintenance in Relation to Design. Macimillian Press Ltd,

London.

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 APPENDIX 1

Department of Building Technology

School of Environmental Design and Technology

Federal Polytechnic, Nekede, Owerri.

November, 2011.

Questionnaire

Project Impact of Maintenance of Buildings and Infrastructural Facilities

to the National Economy (a case study of Shell Camp, Housing Estate, Owerri)

Dear respondent,

I am a higher national diploma of the above institution carrying out a research on

the above topic in partial fulfillment of the award of higher national diploma

(HND) in building technology.

It will be appropriate if u could kindly attend to these questions which it aimed at

developing a better maintenance approach in building and infrastructural

facilities. I assure you that any information given in this regard will be treated as

strictly confidential and will be used for academic purpose only.

Thanks for your co-operation.

Yours faithfully,

Ani Anthony Chibuike (Researcher)

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 APPENDIX 2
Questionnaire
Please tick any of the following options
Question 1

Does buildings and infrastructural maintenance has impact on the economy of

Nigeria?

(a) Yes (b) No (c) Doubt

Question 2

Does buildings and infrastructures in Nigeria receive adequate maintenance

attention?

(a) Yes (b) No (c) Doubt

Question 3

Does maintenance experience funding as a constraint in Nigeria?

(a) Yes (b) No (c) Doubt

Question 4

Would you attribute the deterioration and dilapidation of buildings and

infrastructure in Nigeria to old age and poor design standard?

(a) Yes (b) No (c) Doubt

110
 Question 5

Does government has legislation and policies that ensures adequate maintenance

of buildings and infrastructures?

(a) Yes (b) No (c) Doubt

Question 6

Does Nigeria have adequate maintenance professionals as against the number of

buildings and infrastructural maintenance requirement?

(a) Yes (b) No (c) Doubt

Question 7

Would adequate funding of maintenance work by the government add value to

income per capita of the citizenry?

(a) Yes (b) No (c) Doubt

Question 8

Does maintenance of buildings and infrastructures in Nigeria’s metropolis and

city centres determine the level of urbanization and civilization therein?

(a) Yes (b) No (c) Doubt

Question 9

Does the maintenance industry ascertain job opportunity for Nigerian citizens?

111
(a) Yes (b) No (c) Doubt

Question 10

Do you believe that the current state of maintenance activity carried out in Nigeria

is to an acceptable standard?

(a) Yes (b) No (c) Doubt

Question 11

Would you attribute un-involvement of maintenance professionals at the design

stage of a project as a cause of major maintenance fault envisaged?

(a) Yes (b) No (c) Doubt

Question 12

Would you attribute negligence on the part of the property owner as a direct cause

of defects and dilapidations on buildings and infrastructures envisaged in Nigeria?

(a) Yes (b) No (c) Doubt

Question 13

Does poor workmanship and poor supervision at the development stage of

building or infrastructure give rise to subsequent occurrence of maintenance work

in Nigeria?

(a) Yes (b) No (c) Doubt

Question 14

112
 Would you attribute user wear and tear as a directed cause of the state of

dilapidation of buildings and infrastructural facilities envisaged in Nigeria?

(a) Yes (b) No (c) Doubt

Question 15

Would poor quality material usage result in defects and subsequent high scale

maintenance work required in Nigeria?

(a) Yes (b) No (c) Doubt

Question 16

Would you say that strict adherence to maintenance planning and scheduling will

increase efficiency and productivity as regards to effective maintenance work in

Nigeria?

(a) Yes (b) No (c) Doubt

Question 17

Does effect of taxation and levies on property owners contribute to lack effective

maintenance work in Nigeria?

(a) Yes (b) No (c) Doubt

Question 18

Does lack of preparation of maintenance manual for buildings affect the

efficiency of maintenance works for such buildings in Nigeria?

113
(a) Yes (b) No (c) Doubt

Question 19

Does inflation rate contribute to inadequate maintenance of buildings and

infrastructures in Nigeria?

(a) Yes (b) No (c) Doubt

Question 20

Does time factor contribute as a constraint to effective maintenance work in

Nigeria?

(a) Yes (b) No (c) Doubt

114