Building Maintenance Lecture

Diagnosing Building Problems,

and Adaptation Inspection of Existing Buildings,

Building Cleaning Considerations
Diagnosing Building Problems
Diagnosing Building Problems

General Responsibilities of the Owner

Diagnosing Building Problems

General Responsibilities of the Owner

A systemic approach to the process of diagnosing the building
problems
Start with regular inspection OR
Following a from of discovery of defect
❖ Responsibility for initial awareness of the building problems
can only come from the building owner
❖ Building owner could seek for professional advice based on
the owner’s requirement
Diagnosing Building Problems

General Responsibilities of the Owner

Owner should set down the brief for investigation in writing;
allowance should be made for reassessment and further consultation
Unless restricted by safety requirements, the investigation should be
directed towards the solution of the problems
Three stages leading to the production of information for
remedial works
1. Phase 1 Investigation
2. Phase 2 Investigation
3. Phase 3 Production of information for remedial works
Diagnosing Building Problems

General Responsibilities of the Owner

1. Phase 1 Investigation
a. Obtain a preliminary description of the building
b. Study of buildings documented history
c. Close look at the structure and fabric
Diagnosing Building Problems

General Responsibilities of the Owner

1. Phase 1 Investigation
Works carried out in this phase may Included:
a. Full visual inspection
b. Hammer testing, removal of loose dangerous materials
c. Sample measurements of line, level. plumb, etc.
d. Desk study and collation of existing information
e. Preparation of interim report
Diagnosing Building Problems

General Responsibilities of the Owner

1. Phase 1 Investigation – e.g. Concrete Spalling
Diagnosing Building Problems

General Responsibilities of the Owner

1. Phase 1 Investigation
The desk study should be centered on the existing
information regarding design and construction. The sources
can be:
a. Original design information including designed floor
loading capacity and geological investigations
b. Original drawings of the structure including general
arrangements, elevations, reinforcement details and
details of connections
Diagnosing Building Problems

General Responsibilities of the Owner

1. Phase 1 Investigation
c. Any site records of construction, Clerk of Works' reports,
etc.
d. Details of any modifications, strengthening, additions or
alterations to the structure since construction
e. The maintenance history of the building, including
result of previous maintenance inspections
f. Any pervious report, surveys and investigations
Diagnosing Building Problems

General Responsibilities of the Owner

2. Phase 2 Investigation
a. Client consultation and formulation of brief
b. Detailed investigation of agreed area
c. Sampling and testing of materials
d. Engineering appraisal / assessment
e. Production of final structural report, recommendation
on course of action
Diagnosing Building Problems
Example of detailed inspection:

Infrared Thermography Survey

http://www.infrared.hk/html/building_inspection.html
http://www.cmeso.com/eng/Building_Infrared_Thermography.html
Infrared Thermography for Maintenance
https://www.youtube.com/watch?v=MJczTk6_wcg
FLIR infrared camera for building and home inspection
https://www.youtube.com/watch?v=4t1C6T9LNCY
-> FLIR ONE 熱成像器
Concrete Coring Test
https://www.youtube.com/watch?v=eaRJ0v6b8U8
Diagnosing Building Problems

General Responsibilities of the Owner

3. Phase 3 Production of information for remedial works
a. Client consultation and briefing
b. Detailed specifications and drawings
c. Production of bills of quantities if required
d. Cost estimates and client approval of scheme
e. Production of contract document
Inspection of Existing Building
Inspection of Existing Building

What shall we inspect?

It depends on the judgment of the member of staff who carriers
out the inspection

Standard Forms
Report Layout
Check-Lists
Inspection of Existing Building

Inspection Management
Build a filing system to included inspections reports and work
carried out over the years. This will assist in giving guidance on
the rate if deterioration of materials, elements
Then decision on the need to repair or replace item can be
made in a more logical fashion
Inspection of Existing Building

Inspection Management
Filing system should contain for the following:
a. Working drawing of the building
b. Description of property
c. E.g. Address, usage, name of occupier, date of construction,
name of building, architect, access, general remarks on the
state of building and expected life
d. Standard forms for inspection of different items
Inspection of Existing Building

Inspection Management
Compiling a check-list
Where the buildings are so variable that a standard form cannot
be employed, a check-list may be helpful as a reminder to the
inspector of the items which should examine and report on
This will naturally vary according to the building types, but a
defect is apparent because:
Inspection of Existing Building

1. Something looks wrong: 3. Something heard something:

❖ Something is misaligned ❖ Rubbing
❖ Misshapen ❖ Hissing
❖ Broken ❖ Bubbling
❖ Discoloured ❖ Gurgling
❖ Out of level or off-vertical ❖ Cracking

2. Something smells strange: 4. Something felt:

❖ Gas leaking ❖ Rough or pitted

❖ Rotting ❖ Uneven

❖ Sewage leaking ❖ Out of level

Inspection of Existing Building

Common inspected items:

❖ Roof- covering, eaves, gutters, ❖ Staircases- construction, stability,
rainwater pipes, flashings, interior, finish, treads, rails
rain penetration, insulation, storage
❖ Internal finishes- plaster, woodwork,
tank, pipe-work
fittings, decorations
❖ Walls- materials used, external finish,
❖ Water service- main supply, rising
condition, pointing, gables, plinth,
main, cold water service, hot water
decoration, foundations, air-bricks,
service
damp course material, windows,
external doors, flashings, balconies ❖ Drainage- outfall, interceptor, fresh-
and verandahs air inlet, foul storm water, manholes
❖ Floors- construction, stability, finish,
defects or damages, surface
condition, expansion joints, access
traps
Inspection of Existing Building

Inspection Management
Compiling a check-list
The check-list above would be issued as a general reminder to
inspectors, and it would not be necessary for them to report in
full on every item for each building in turn
It has been made deliberately comprehensive so that nothing
should be forgotten, but the inspector would use his or her
judgment in deciding which items should be closed examined
and where a cursory examination would be sufficient
Inspection of Existing Building

Inspection Management
Compiling a check-list
Where possible, the general check-list leading to a written
report should be superseded or supplemented by a more details
check-list from with gaps which could be filled in by the
inspector he/she undertakes inspection
It may be difficult to do this where buildings are very diverse in
their nature. But could be very helpful for standardized
structure such as schoolrooms
Inspection of Existing Building

Inspection check-list
Building Cleaning Considerations
Building Cleaning Considerations

Building DESIGN and Cleaning POLICY must pay attention to the

following aspects to ensure a suitable level of performance
1. Excessive Cleaning
2. Use of Wrong Materials for Cleaning
3. Incorrect Cleaning Equipment
4. Areas Adjacent to Cleaning Activity
Building Cleaning Considerations

1. Excessive Cleaning
Excessive Cleaning can lead to a rapid breakdown of
materials
a. Large amounts of water and detergent can damage the
material itself
b. Can result in removal of protective coatings and/or
surface decorations
c. Can affect adhesives used to fix materials
d. Abrasion of mechanical equipment can wear or mark the
materials
Building Cleaning Considerations

1. Excessive Cleaning
e.g. Stainless Steel
a. Mirror Finish
b. Hairline Finish
Excessive brushing or rubbing,
may lose the sheen or become
scratched
Bleaches are not recommended
Building Cleaning Considerations

2. Use of Wrong Materials for Cleaning

Can result in:
a. Chemical Reaction between cleaning agent and material
being cleaned
b. In certain situations fading of colors may occur
c. Can lead to distortion, disintegration and deterioration
d. Can cause breakdown of adhesives
e. May increase difficulty of subsequent cleaning
Consider adjacent surfaces: the cleaning product may have been safe for the ceramic
wall tiles, but it has run down to affect the marble floor tiles.
Source: http://www.slique.com.au/Common-problems/Used%2Bthe%2Bwrong%2Bcle
aning%2Bproduct/ 29
Building Cleaning Considerations

3. Incorrect Cleaning Equipment

May lead to:
a. Increase in rate of wearing due to abrasion
b. Excessive marking of surface making later cleaning more
difficult, particularly when high levels of hygiene are
required
c. The need to use excessive dosages of water and
detergent
d. Possibility of dirt being ground into surface of material
Building Cleaning Considerations

4. Areas Adjacent to Cleaning Activity

Care is necessary to prevent damage:
a. Carpets being damaged by being wetted to affected by
detergents or polishes
b. Dangerous situations being created by floor finishes becoming
slippery due to spread of polishes and/or detergents
c. Staining of adjacent finishes and materials
d. Run Marks on walls and edges of stairs due to excessive water
usage and inadequate cleaning
e. Damage to finishes, fittings and furniture caused by bumping
of equipment and scratching caused by revolving machine
heads
Building Cleaning Considerations

Approaches to Cleaning and Housekeeping

To ensure a suitable Standard of cleaning is possible the specific
Work Load must be calculated as a basic for determining
resources requirements and consider:
1. How clean is building to be kept?
2. What is the total space?
3. What kind of methods to be adopted?
4. Time required for cleaning?
Building Cleaning Considerations

Cleaning of Buildings
Suitable cleaning is necessary for the satisfactory performance
of many materials
Reasons to carry out cleaning of a building are:
1. To maintain aesthetics
2. To maintain healthy conditions
3. To provide a suitable degree of protection to materials
Building Cleaning Considerations

Provisions in the Design to Reduce Cleaning Cost

1. Provision of walkways for cleaning roof light etc. These also
offer permanent ways which can reduce damage to other
elements
2. Provide cradle tracks and cradles for cleaning windows
3. Adopt windows which can rotate through approximate 180⁰.
This allows cleaning from inside
4. Where possible the use of adjacent finishes which could
carry similar treatments to reduce contamination by
cleaning process
Building Cleaning Considerations

Provisions in the Design to Reduce Cleaning Cost

Please recommend
a method for
cleaning
the ceiling light

Island Shangri-La
Pacific Place,
Admiralty, Hong Kong
http://www.shangri-
la.com/hongkong/islandshangrila/
Building Cleaning Considerations

Provide cradle tracks and cradles for cleaning windows

https://www.youtube.com/watch?v=amh2aDkwJZs

36
Building Cleaning Considerations

Provisions in the Design to Reduce Cleaning Cost

5. Provide furniture and fittings with space underneath to
allow for cleaning or reaching right to floor to eliminate
need for cleaning
6. Provision of trapping dirt at entrances such as mats to
remove dirt from feet
7. Provide coving of internal angles to allow for speedier and
better cleaning
8. Provide suitable and adequate provisions for cleaning
materials and equipment
37
Coved internal angles
http://hesmithtiles.blogspot.hk/2013/09/h-smith-ltd-turning-corner.html

38
Building Cleaning Considerations

Provisions in the Design to Reduce Cleaning Cost

Provide cradle tracks and cradles for cleaning windows
Building Maintenance Unit (BMU) in Shanghai World Financial Center (SWFC)
http://www.coxgomyl.com/videos/

http://en.wikipedia.org/wiki/Shanghai_World_Financial_Center

Accident of BMU in SWFC

https://www.youtube.com/watch?v=5UdCL8hFukQ

Provision of trapping dirt at entrances such as mats to remove dirt from feet
3M Nomad Fitted Entrance Matting : 3M Facilities
https://www.youtube.com/watch?v=FvBPt397MKg
Building Cleaning Considerations

Provisions in the Design to Reduce Cleaning Cost

5. Provide furniture and fittings with space underneath to
allow for cleaning or reaching right to floor to eliminate
need for cleaning
6. Provision of trapping dirt at entrances such as mats to
remove dirt from feet
7. Provide coving of internal angles to allow for speedier and
better cleaning
8. Provide suitable and adequate provisions for cleaning
materials and equipment
Building Cleaning Considerations

Provisions in the Design to Reduce Cleaning Cost

Provision of trapping dirt at entrances such as mats to remove
dirt from feet

3M Nomad Fitted Entrance Matting : 3M Facilities

https://www.youtube.com/watch?v=FvBPt397MKg
Building Cleaning Considerations

Periodic Cleaning of Building

There are two main aspects of cleaning

1. Housekeeping
2. Structural Cleaning

Housekeeping refers largely to work to interior of a building

works to keep building clean and tidy
Building Cleaning Considerations

Periodic Cleaning of Building

Housekeeping can be organized on the basis of:

a. Policing
A constant service provided to ensure that the main areas of
a building do not become dirty and untidy as the say
progress; frequency of cleaning can be specified as the
number of times per day or time elapsed between each
cleaning process
Building Cleaning Considerations

Periodic Cleaning of Building

Housekeeping can be organized on the basis of:

b. Daily
A service which operated on the basis of the process being
implemented or operated once per working day
c. Periodic
Carried out over a longer time span; usually specified as
number times per year, week or month; may required
specialists, due to skills and equipment required
Building Cleaning Considerations

Periodic Cleaning of Building

Common Methods in Cleaning of Carpet

Depending on the types of dirt to be removed
1. Daily vacuum cleaning
2. Local cleaning with proprietary cleaner to remove chewing
gum
3. Steam cleaning once per year
Building Cleaning Considerations

Periodic Cleaning of Building

Common Methods in Cleaning P.V.C. Tiles

1. Use water-based cleaners
2. Use water-based polishes
3. Regular buffing with machine
4. Washing with damp cloth
5. Sweeping with treated sand
6. Regular cleaning of polish and re-polishing
Building Cleaning Considerations

Periodic Cleaning of Building

Structural Cleaning
Under this group, it is meant the cleaning of the exterior of the
buildings, after carried out on an extended periodic basis, e.g.
number of years between operations
Building Cleaning Considerations

Periodic Cleaning of Building

Structural Cleaning
Following operations are excluded in this section:
a. Window cleaning
b. Cleaning prior to redecoration of external surfaces
c. Normal cleaning of materials employed in curtain walling
Structural cleaning is referred to cleaning applied on stonework,
brickwork and concrete
Building Cleaning Considerations

Periodic Cleaning of Building

Reasons for Cleaning of Stonework

Typical reasons for cleaning are:
1. To maintain appearance of stone
2. To remove accumulations of dirt built up by atmospheric
pollution
Building Cleaning Considerations

Periodic Cleaning of Building

When should stonework be cleaned?

Considerations of frequency of cleaning should be given to:
1. Degree of atmospheric pollution
2. Exposure of building
3. Type of stone encountered
4. Regular water washing
Pressure Washing
https://www.pinterest.com/pin/289919294733040708/
51
Building Cleaning Considerations

Periodic Cleaning of Building

Considerations of Method in Structural Cleaning?

1. Cost of cleaning, economics of job and method adopted
2. Nature of surface encountered
3. Type of stone to be cleaned
4. Conditions existing on site
5. Speed and convenience of operations
Q&A

End
Infrared Thermography for Building
http://www.youtube.com/watch?v=QmqknVHFM6I