LECTURE NOTE ON CET 513

BUILDING MAINTENANCE AND REPAIRS

PREPARED
By:

Dr. MUSA ALI JOGANA

&
MURTALA MUSA

DEPARTMENT OF BUILDING TECHNOLOGY.

SCHOOL OF SECONDARY EDUCATION
TECHNICAL

FEDERAL COLLEGE OF EDUCATION (TECH)

BICHI

LEVEL 500 STUEDNTS

COURSE CONTENTS
  types and maintenance policy formation and methodology
 objectives of building maintenance.
 a cycle of typical maintenance activities and the factors militating against
effective maintenance in most organizations.
 Maintenance operations in building.

INTRODUCTION
 maintenance is a combination of all technical and administrative actions that allow the
building and its elements to play their corresponding roles during their service life. Maintenance
simply means putting the building into shape within it service life, Flores-Colen(2003),
maintenance operations are actions that are carried out during the operation of a building,
with the aim of guaranteeing minimum performance levels without any deterioration of the
building’s elements and preserving the commercial value of the building and a sustainable use
during its service life. In general, Maintenance means to hold, keep, sustain or preserve the
building or structure to an acceptable standard. Acceptable standard is defined as one which
sustains the Utility and value of the facility.
Building maintenance can be defined as “work undertaken in order to keep, restore or
improve every facility, i.e. every part of a building, its services and surrounds, to a currently
accepted standard and to sustain the utility and value of the facility”
Building maintenance refers to activities performed to retain and restore the functionality of
residential and commercial properties. It includes tasks such as cleaning, landscaping, and
electrical system maintenance. It aims to preserve a safe, functional, and comfortable
environment for tenants at all times.
Building maintenance includes cleaning common areas, removing trash regularly, and
repairing items that are broken. It can involve inspecting, repairing, and maintaining electrical
systems, heating and air conditioning systems, and other utility services. Maintenance of
buildings is necessary to ensure the safety of people both inside and around the building.
Maintenance ensures that services such as air-conditioning, heating, lighting and lifts are in good
working condition for the convenience and safety of people.

What is a maintenance policy?

A maintenance policy is a document produced, owned, and managed by senior
management. In the hierarchy of business governance, all policies flow from and sit below the
company’s vision, mission, and values. As a factual statement of intent, a maintenance policy is
a formal document. It establishes what top management expects from the maintenance
department. The contents of the maintenance policy must support and enable the mission, values,
and business objectives.
The maintenance policy of a productive system provides specific answer to problems
concerned with the selection of specific components parts of a system for maintenance, decision
regarding the specific forms of maintenance to be used, a choice between internal and external
maintenance and a further choice between centralized and decentralized maintenance in case of
internal maintenance.
Building maintenance policy is a written document, and provides a management
framework to the maintenance personnel to determine appropriate maintenance strategy and
standard.

Steps to creating an effective maintenance plan

 Detail the work that you'll need to do on each asset.

 Schedule the work – Use a dating frequency, running hours, or measures that will provide
insight into the condition of an asset.
  Add workers or contractors – including the estimated working hours.

 Add spare parts.

Procedure to select effective Maintenance Policy

 First identify the policies which are effective.

 Then decide the most desirable policy.

The choice is related with minimum cost and safety criteria

Factors influencing the decision to carryout maintenance

The prime aim of maintenance is to preserve a building in its initial stage, as far as
practicable, so that it effectively serves its purpose .Some of the main purposes of maintaining
buildings are:
1. Retaining value of investment
2. Maintaining the building in a condition in which it continues to fulfill its function, and
3. Presenting a good appearance.
The amount of necessary building maintenance work could be reduced by improved methods
of design, specification, construction, and feed back of maintenance data to designers.

Types of maintenance policies

1. Preventive maintenance: This is a type of maintenance carried out intermittently

before the building structure is gets off form or damage. It is regular, continuous and
progressive in approach, with the avoidance of careless negligence and abandoning of
structure to damages and repair. It involve regular sweeping, cleaning, pothole filling,
repair of cracks, resurfacing of floors, walls and so on. It also involves detecting,
preventing and mending of faults on doors, windows, leaking roof and sagging ceiling
board before the structure break down.
More over, it is regarded as preventing and breakdown and malfunction through early
detection and remediation of the causes leading to the failure. Wasto (1975) added that
the hidden areas in our home, such as insulation, foundation structure and moisture
control are bases which must be checked periodically and kept in good repair to protect
our investment, just as one goes to one’s doctor for periodic checking for health
protection.
The effort to avoid building defects or failure from happening. Preventive maintenance
is usually done in a scheduled way, where regular care and repair of the building will
carry out to ensure the building is safe and secured. Planned maintenance like daily
housekeeping, regular equipment checkup, and painting work are the examples for
preventive maintenance.

Types of preventive maintenance: preventive maintenance is not a blanket term.

Here are some of the most common different types :
  Time / calendar – based maintenance it can be helpful to create a monthly or
annual maintenance schedule that complies with manufacturer recommendations
for inspecting and cleaning equipment to keep you on track. Examples of
calendar –based maintenance might include servicing your air conditioning a
month or two out from summer, replenishing salt for soft wire system, and
cleaning vents to comply with health standard at least twice per year.
 Usage- based maintenance :if your business uses certain machinery or
equipment every single day , it’s a good idea to track usage ( i.e. equipment
monitors, operating hours, production cycles), especially if the equipment
doesn’t automatically produce tickets or notifications when a certain number of
operating hours have been reached. This is referred to as usage- based
maintenance

Advantages of Preventive Maintenance

 Saves Money
Regular maintenance of equipment means that costly repairs or replacements are reduced
dramatically. Similarly, breakdowns can also cause your business to be affected, and in some
cases, you may have to shut down completely whilst appropriate repairs take place. Therefore,
alongside the reduction of breakdowns, planned maintenance also minimizes the chances of your
business shutting and the loss of revenue these closures can cause.

 Longer Equipment and Building Life 

Ensuring that your equipment is checked regularly means that they are likely to last longer, as
any issues will be spotted early and dealt with immediately. With routine checks on structure, for
instance pipes, boilers and roofing – you will also expand the life of your facility’s building as
well.

 Less Energy Wastage 

Correctly serviced and maintained equipment can contribute to less energy usage. Overworked
and under maintained equipment can struggle to remain efficient and thus use more energy than
would otherwise be necessary. Regularly maintained lighting and cooling/heating systems can
also help lower your energy bills.

 Safer Work Environment 

With regular maintenance, dangerous and catastrophic equipment failures are reduced, making

your facility a safer and healthier place for your staff and customers.

 Less Disruptions
With routine checks, it won’t come as a surprise when something goes wrong. It will essentially
be a quick fix as you will know what needs to be done. Therefore, issues surrounding your
facility closing down and disrupting your employees will be avoided – if a large problem was to
occur.
Dis Advantages of Preventive Maintenance

 Expensive Upfront Cost

Whilst preventative maintenance will save you money in the long run, the set-up costs to initiate
the plan can be high.

 Planning
Detailed and intricate planning is needed to ensure all facility assets are covered and an
appropriate maintenance schedule is created and followed.
 Over Maintenance
As there is a regular plan in place, sometimes equipment may not need to be inspected as often
as scheduled. However, you can change your maintenance plan so that it checks the certain
equipment or areas less frequently, whilst still maintaining a schedule.

 Cannot Solely be Depended on

Depending solely on preventative maintenance isn’t enough. Some issues are unfortunately
unavoidable and so it’s vital that you have a reactive maintenance solution in place too.

2. Corrective maintenance: This types of maintenance carried out after the structure or
its part had been spoil or damaged. This result from lack of care, attention, negligence
and above all, irregular inspection and servicing of the structure. This type of
maintenance is very expensive since it takes time, money, materials and labour to
reconstruct the damaged structure ( Makanjuola et al, 1986) corrective maintenance
includes reconstruction, reproofing, renovation, resurfacing, repainting of walls, floors
roofs and so on. It equally involves approaches for servicing for continuity.
The corrective action to resolve any building defects or failure. It is the rectification
work done to restore the functionality of building components. The good examples of
corrective maintenance are unplanned maintenance such as repairing roof leakage, lift,
building cracks, etc.
Types of Corrective Maintenance
 Planned Corrective Maintenance :
Planned CM, as name suggests, is a type of CM that is planned and can be
performed later. Therefore, Planned CM is also known as Scheduled CM or
Deferred CM. It is a type of CM is that essential and needed to be performed but not
immediately just after asset failure. It can be performed later. Planned CM is
usually performed for assets that are not critical or are less critical i.e. have very
little impact on overall system after its failure. Such type of assets failure is
tolerable and are easy to be restored, repaired, or replaced as well as are cost-
effective also.
Planned CM is further divided into two different categories on basis of which CM is
considered planned :
 Run-to-Failure (RTF) Maintenance  –
For such CM, RTF maintenance strategy is generally used in which asset is allowed to
run until its failure and is then repaired or replaced to bring it back to normal working
condition.
  Preventive Maintenance (PM) –
Preventive maintenance strategy can be used as a part of CM in which problems or
issues have usually identified that lead to failure of assets. In this, issue is determined
before it leads to equipment failure and if any issue is found, then corrective
maintenance can be planned and scheduled.

There are other reasons also due to which corrective maintenance is considered planned or
deferred :
 Unavailability of replacement parts or resources required to perform CM.
 Unavailability of specialists at present required to perform CM.
 Technicians are required for higher severe cases.

 Unplanned Corrective Maintenance :

Unplanned CM, as name suggests, is a type of CM that is unplanned and needed to
perform immediately after asset failure. Therefore, Unplanned CM is also known as
Unscheduled CM or Immediate CM. It is a type of CM is that essential and needed
to be performed but not too later after asset failure. It is needed to perform
immediately just after asset failure. CM is usually performed for assets that are very
critical i.e. have greater impact on overall system after its failure. Such type of
assets failure is tolerable and are easy to be restored, repaired, or replaced as well as
are cost-effective also.

Advantages of Corrective Maintenance

Corrective maintenance can offer a range of advantages when used as part of a broader
maintenance programme. These advantages include:

 Reduced Planning: Corrective maintenance requires less planning than

preventive maintenance, even when scheduling repairs
 Simple Process: Corrective maintenance is a simple process that is need-based,
allowing maintenance teams to focus on other areas until required
 Lower Short-Term Costs: This type of maintenance can be more cost-effective
in the short term as work is only done when needed. This is true for simple repairs
or replacements, such as a blown light bulb that can be fixed quickly without the
time and expense of a preventive maintenance plan
 Improved Resource Planning: If corrective maintenance work orders are
prioritized and scheduled they can allow for labour and financial resources to be
optimized. This can lead to fewer service interruptions as maintenance teams can
resolve problems before production is impacted or services are interrupted
 Reduced Downtime: If a maintenance technician notices a worn component
while performing routine maintenance, a corrective action can reduce the chance
of later downtime due to failure
  Extended Asset Lifetime: Corrective maintenance can extend the lifetime of
critical assets if parts are repaired or replaced before they impact other parts of a
machine

Disadvantages of Corrective Maintenance

Despite the advantages of corrective maintenance, there are also some disadvantages with this
method, especially where there is no supporting preventive maintenance strategy. These
disadvantages include:

 Higher Long-Term Maintenance Costs: Simply running assets until they break
can lead to higher long-term maintenance costs as the condition of equipment
deteriorates before problems are discovered. This can lead to other components
being affected and more parts requiring repair or replacement along with the
associated labour costs
 Safety Issues: Pressure to reduce unexpected maintenance costs can also create
safety issues as repair work may be rushed and not completed correctly. Also,
running a machine until it breaks can cause potential hazards for staff using the
machine
 Unpredictable: The biggest single disadvantage is the unpredictable nature of
corrective maintenance. If an asset unexpectedly fails, it can cause disruption to
other maintenance work as well as unforeseen downtime. Maintenance can be
slow and expensive, as the cause of the failure needs to be located and spare parts
ordered to effect a repair. Because of the reactive nature of corrective
maintenance, equipment is not maximized and production can drop.
Unpredictability is not a problem in the case of small repairs (such as replacing a
blown light bulb), but can be a problem with larger failures. This can be prevented
with a more proactive and predictive maintenance strategy.
3. Predictive maintenance : This is concerned with the application of useful strategies
to forestall a break down when danger is anticipated or major damages fore seen. It
involves the use of modern equipment or devices for detecting foul on structures. This
gives rise to prediction of future comprehensive maintenance period. Predictive
maintenance service is guide to the management team so as to when to repair, renovate,
destroy, disuse, or overhaul the structure to avert danger.

OBJECTIVE OF BUILDING MAITAINANCE

The primary objective of maintaining a building is to preserve it in its initial functional,
structural and aesthetic states. This is to ensure that the building continue to remain in such state
and retain its investment value over long period of time. Buildings of today are seen as valuable
properties and are generally required to provide safe and conducive environment for the
performance of various human activities.
The ability of your building to provide the required environment for a particular human
activities is measure of its functionality. And if the functional component of the building begins
to deteriorate, it becomes necessary for you to take measures that the desired characteristics of
the facility which provides safety and convenience are retained.
 These measures can be taken if you give more attention to maintenance culture. But the
challenge is that most property owners have not been adhering to a consistent building
maintenance culture.
Building maintenance is essential with the objective stated below :
1. To keep the structure in good and healthy condition.
2. To prevent serious damages in buildings.
3. To prevent decay of structure cause due to adverse effects of weathering agencies.
4. To strengthen the structures or to maintain the standard of structure.
5. To make some needful improvements in the building so that it can perform its function
properly.
6. To improve the facilities depending on the modernization of that area.
7. To maintain the value.
8. To increase the durability of the structure.
9. T o enhance the serviceability of a structure.
10. To avoid crisis maintenance by doing regular and planned maintenance program.

TYPICAL MAINTENANCE WORKS

The 4 typical building maintenance works is as follows:
1. Work service: The services provided to ensure the facilities and equipment functioning well.
Daily house keeping and scheduled cleaning on the roof, roof gutter, walls, and windows. It
may also involve regular checking for machines and building systems such as electrical supply
system, water supply system, ventilation system, fire system, pumps, and lifts.

2. Repair work: Any repairing work for building and facilities defects. For example, patching
up work for crack, repair floor tile, pump, repair lightings, repair fans, etc.
3. Replacement work: Replace defected and damaged building system or elements. This
maintenance always involving serious damage to the building and sometimes required
scheduled inspection to identify the root cause of the defects. The example of replacement works
are replacing corroded reinforcement bar in concrete, reinstall waterproofing system, reinstall
electricity system, etc.

4. Protection work: It is the work to protect and prevent the building from defecting. This
protection work will include also the care of building structures. For instant, painting on the
exterior of building surfaces as the protection layer to resist weather changes, moisture, and
molds growth.

TYPES OF BUILDING MAINTENANCE FOR DURABILITY OF BUILDING

STRUCTURES
There are different types of building maintenance carried out for durable building
structures. These building maintenance works with special treatments are discussed. The good
condition of the building is guaranteed by proper building maintenance. Occasional treatments
like white washing or painting at certain intervals must be carried out. Certain treatments, major
or minor are supposed to be carried out occasionally for the proper life of the building.
Performance and services given by the building are not only at the early stages of building, but
also throughout the expected age of the building. For which essential maintenance is necessary.
 There are certain essential daily maintenance necessary, in order to avoid certain extreme
problems in the facility. Some of them are explained below:

Floor : The treatment of floor mainly depends upon the type of floor that is installed. To clean
the floor that is marble made, which is soiled by grease stains is cleaned with the help of chalk
dust with acetone paste. This paste is place over night which is then cleaned the next day by
means of a sponge.
Roof : Clean drains and keep them clean, Replace or repair loose or missing coping stones
Check the roof for cracks or blisters, and repair as required,Clean up all stagnant water after
rain.
Windows and Doors :Keep all wooden parts repainted, Check putty and replace as required,
Lubricate all hinges and locking devices frequently, especially in wet or cold weather, Check
latches and locks, and repair and replace them immediately.
Plumbing :Repair the leaking faucet according to the report, Check for leaks in the pipeline and
repair them immediately,If the drainage is slow, clean the sink trap and building trap in the
basement.
Electrical : Check the appliances and lighting operation,Regularly check tenant wiring and
eliminate any fire hazards, Ensure easy access to meters and switches
If your building is equipped with a fuse instead of a circuit breaker, replace the required fuse and
maintain sufficient power, Make sure to use the correct amperage fuse,Keep the instrument of
meters clean and well lit, Ensure that the cables and conduits are firmly connected to the wall
or beam without any overhangs.
Exterior Walls : Keep the gutters and downspouts to prevent water from flowing out
of the outer wall, Check the condition of the mortar between bricks and repair as
required, Check the caulking and weatherproof conditions around windows,
doors, skylights, and repair as required.
Heating : Check the fuel oil and water level of the boiler every day,Keep the boiler room clean
and tidy,Drain the water in the boiler once a week,Clean or replace the oil filter of the boiler
once a month or when fuel, is obtained during the heating season,Drain the heating riser every
year before the heating season begins, Recalibrate the thermostat every year (heating timer)
Check whether the low water level stop valve is operating normally.
Security and Fire Safety : Immediately replace the burned-out bulb,Check smoke detectors
and replace batteries every year,Check and confirm that all valves and meters are marked with
marks, for easy identification in emergencies, and keep all keys on the same
purpose convenient, Understand the location of all "service interruptions" in the
basement of the building: heat, water, gas, electricity, etc.Check and maintain the safety of the
front and rear door locks,Ensure that vacant apartments are not allowed to enter; regular
inspections, Repair cracks in path and sidewalks ,Check the curtains once a year, repair or
replace if necessary, Check fire extinguishers every six months, Check the condition of the
escape route and perform maintenance, or repairs as required,Keep fire exits and staircase
corridors unblocked.

CYCLE OF A TYPICAL MAINTENANCE ACTIVITIES

 IDENTIFY

EVALUATE

ESTIMATE

SCHEDULE

ASSIGN

ACCOMPLISH

INSPECT

RECORD RESULT

FEE BACK

Cycle of Maintenance Procedure

 1. IDENTIFY - INSPECT REPORTED AND/ OR
- DISCOVERED DEFECTS
- LOCATE ACTUAL AREAS OF DEFECTS
-ASCERTAIN CAUSES OF DEFECTS
-[ PHOTO GRAPHS AID DEFECTS REPORT].

2. EVALUATE - ASSESS MAGNITUDE

- TEKE MEASUREMENTS WHERE,
- WHERE NECESSARY WITH SKECHES.

3. ESTIMATE - QUANTITY IN NOS, M2;M3 KG,LITERS: L.M

- CLASSIFY MATERIALS NEEDS,
- CARRY OUT MARKET SURVEY FOR PROCUREMENT
- OBTAINS UNIT RATES FOR MAATERIALS SUPPLIERS.
- SUBMIT A REALISTIC ESTIMATE.

4. SCHEDULE - DECIDE WORK METHOD

- DECIDE WORK SEQUENCE
- PREPARE PROGRAMME
- DECIDE LABOUR REQUIRED
- NOTIFY OCCUPIER.

5. ASSIGN - ALLOCATE WORK TO APPROPRIATE STAFF

- PROVIDE NECESSARY TOOLS AND EQUIPMENT
- CONVEY MEN, MATERIALS AND EQUIPMENT TO SITE.

6. ACCOMPLISH- SUPERVISE
- MONITOR PROGRESS
- ATTEND TO QUERIES ARISING
- COMPLETION

7. INSPECT - CHECK FOR SNAGGING

- DETECT AND RECTIFY
- ENSURE TIDINESS OF SITE

8. RECORD RESULTS- SUBMIT A FEED BACK REPORT TO SUPERVISORS

ABOVE.

9. FEED BACK - TO assist in future policy making decision for improvement.

FACTORS MILLITATING AGAINST EFFECTIVE MAINTENANCE ACTIVITIES IN

MOST ORGANISATIONS
 1. The knowledge or appreciation of maintenance dynamics is lacking in most
organizations. This prevented the application of sound professional approach to
maintenance.
2. The quality if management in a given organization influences the scale of efforts, extent
of facilities and resources.
3. Establishment that de-emphasize training, retraining and continuing education can hardly
posses an effective maintenance.
4. Indiscipline and ignorance on the part of users of equipment often lead to persistent
equipment break-down. In such situations, maintenance becomes problematic.
5. Some establishment are unwilling or reluctant to support innovations. As a result on
incentives are employed to motivate or encourage staff towards innovative maintenance.
Absence of rewards result in to deteriorating work ethics and declined performance/
commitment.
6. Absence of efficient inventory system leads to frequent shortage of materials and spare
parts.
7. Lack of data and poor information processing hand cap effective maintenance.

8. Unavailability of funds so procure spare parts or finance maintenance facilities limits the
potentials of an establishment to undertake successful maintenance programme.

MAINTENANCE OPERATION

Maintenance operations, is necessary that the property manager identifies the defects to building
that necessitate maintenance action through inspection of building. As I have already mentioned,
a crew of professionals e.g. Builders, Architects, Quantity Surveyors and Engineers are
involved in a large establishments. Once maintenance work crops up it is the sole responsibility
of the property manager who should by right be a professional builder to look at the maintenance
resources necessary for such maintenance work to be done.

The resources are :

1. Materials needed for the work.
2. The type of labour to be employed i.e direct labour or employing the services of a
contractor.
3. The type of plant to be used. The property manager is to estimate the cost of the
maintenance work on a building. How ever, if the magnitude of the work is heavy he can
employ the service of a quantity surveyor.