lecture on maintenance

8/13/2019 Lecture on Maintenance

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IT IS SAID THAT

It is desirable to produce buildings that are maintenance

free, however that is not possible as all elements ofbuildings deteriorate at greater or lesser rate depending onthe materials and method of construction and the use of the

buildings


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MAINTENANCE PHILOSOPHY IS

TO PREVENT, TO MINIMISE AND TO REPAIR THE

BUILDING DEFECTS BY WAY OF PLANNING,CONSTRUCTING, USING APPROPRIATE MATERIALSAND TECHNIQUE IN TIME AT LOW COST FORMAINTAINING OR INCREASING THE LIFE AND

VALUE OF THE STRUCTURE TO CONSIDERABLEEXTEND


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BS 3811 (1964)

Maintenance is defined as work undertakenin order to restore every facility, that is, inevery part of site or building to anacceptable standard

Acceptable standard means according tousers expectation, standards and as definedby the building by-laws


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In 1972, the Committee on Building Maintenancecommended this definition of maintenance:

. . work carried out in order to keep, restore or improveevery facility, i.e. every part of the building, its services andsurrounds to a currently acceptable standard and to sustain theutility and value of the facility

(Department of the Environment, 1972)


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BS 3811: 1984 (BSI, 1984) adopted thisdefinition of maintenance:

A combination of any actions carried out toretain an item in, or restore it to an acceptable

condition


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This was rebalanced somewhat in BS 8210:1986 (BSI, 1986), which defined building

maintenance as:Work, other than daily and routine cleaning,necessary to maintain the performance of

building fabric and its services


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The revision of BS 3811 in 1993 (BSI, 1993)refers to BS 4778, Part 3, Section 3.1 (BSI,1991) for its definition of maintenance:

The combination of all technical andadministrative actions, including supervision

actions, intended to retain an item in, or restoreit to, a state in which it can perform a requiredfunction


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THE OBJECTIVES OF MAINTENANCE :

To maintain conditions so that it will continueto fulfill its functions

To retain the value of the investment

To prolong the building life To fulfill statutory requirements e.g. Safety, Health

and Welfare provisions

To maximise the efficiency of the services available

To exist a good environment for users and occupiers

To present a good appearance


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AGENTS OF DEFECTS

DAMPNESS

BIOLOGICAL AGENTS

WEATHER I.E. RADIATION, HEAT ETC

POLLUTION

FIRE

HUMAN


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WHERE ARE MAINTENANCE WORKUSUALLY CARRIED OUT IN THE BUILDING

MAIN FABRIC The regular maintenance of the structure i.e. walls, floors, roofs,

windows, doors, yards, roads and decoration of elevations

EXTERNAL AND INTERNAL FINISHES The redecoration of walls and ceilings, replacement of floor

surfaces and repairs of special finishes

SPECIFIC FEATURES (Especially those used by the general public). All repairs to

entrance doors, shop windows, replacement of ironmongeries,replacement of glass and electrical signs.


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WHERE ARE MAINTENANCE WORKUSUALLY CARRIED OUT IN THE BUILDING

(CONTD)

ENGINEERING SERVICES Electrical and gas

HVAC

Lifts, escalators, and other mechanical handling equipment Fire Protection systems

Security Systems

Special equipment


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MAINTENANCE POLICY

Maintenance policy is a tool for maintenance personnel to plan theirappropriate maintenance strategies. However, before a maintenanceprogramme is prepared, maintenance personnel and top managementare required to agree on maintenance policy because it requiresstrategic directions, as well as resources. The maintenance policy

consists of fivemajor components, and different maintenance strategiesare developed from these components. Without defining this policy,maintenance operation processes will be in a haphazard order. The fivemajor components are as follows:

The length of time for maintaining for their present use.

The life requirements of the buildings and their fittings and services. The standard to which the building and its services are to be

maintained. The reaction time required between a defect occurring and a repair

being carried out. The legal and statutory requirements shall also be considered.


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INTRODUCTION TO MAINTENANCESTRATEGIES

The maintenance policy is the integration of different strategic approaches,which include corrective, preventive and condition-based maintenance(Horner et al, 1997).

Ollila and Malmipuro (1999)identify that the main types of categories of

maintenance consisted of reactive, preventive, predictive and proactivemaintenance.

Chan et al(2001)split this into five types of maintenance strategy, includingtime-based, performance-based, breakdown-based, renovation-based andintegration-based.

Furthermore, Tse (2002)is of the opinion that most of the maintenancepractices are failure-driven, time-based, condition-based, reliability-centered and predictive.
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PLANNED MAINTENANCE

WHERE THE MAINTENANCE WORK IS ORGANISED

AND CARRIED OUT WITH FORETHOUGHT, CONTROLAND USES OF RECORDS TO CREATE A

PREDETERMINED PLANThe maintenance work is organised based on a scheduleand plan for a particular plant or equipment. This type ofmaintenance is a pro-active approach.

The objective is to reduce to a minimum the need for corrective or emergencymaintenance. The maintenance schedules used would indicate the timeintervals at which certain maintenance items will be carried out. The schedulecould include actual work items such as the annual servicing of boilers andredecoration programs.

Preventive maintenance can be perform as a routine or on a schedule basis (involving regular tasks done on daily, weekly or monthly basis e.g. floorcleaning, servicing the air conditioning system; and or as a conditioned basesmaintenance (as a result of knowledge of conditions of items from routine orcontinuous monitoring)


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UNPLANNED MAINTENANCE

WHERE THE MAINTENANCE WORK MAYBEORGANISED AND CARRIED OUT AD HOC WITH NO

PREDETERMINED PLAN

Maintenance performed without planning which could berelated to a breakdown, repair, or corrective work.

Unplanned maintenance may be scheduled during thenormal work cycle. This type of maintenance is a reactiveapproach


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PREVENTIVE PLANNED MAINTENANCE

Maintenance work carried out at predetermined intervals,or corresponding to a prescribed criteria, and intend toreduce the probability of failure, or the performancesdegradation of an item


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PREVENTIVE PLANNED MAINTENANCE(PPM)(CONTD)

Basically, this is any maintenance carried out in theanticipation of failure. Periodic inspection and servicing(protect constantly, clean thoroughly, lubricate efficiently,

adjust and replace if necessary, repair immediately) orreplacement of critical parts are done. These will delay orprevent breakdowns and if breakdown occurs, the severitywill be reduced.

PPM will be conducted on a routine or schedulemaintenance; and on conditioned based maintenance.


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CORRECTIVE MAINTENANCE

Basically, this is any maintenance carried out after a failurehas occurred, and intend to restore an item to an acceptablestandard or state in which it can perform its required

functions. Servicing or replacement of critical parts aredone. This may include reroofing, rewiring a building orsimply replacing a door, so that the building continues tooperate as intended.

CM can be occurs under planned and unplannedmaintenance.


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EMERGENCY MAINTENANCE

Maintenance that is necessary put in hand immediately to avoidserious consequences.

Whereas maintenance work is to be carried out or implementedwithin 24 hours is often referred to as urgent maintenance. Thetest for urgent or emergency considerations is to posed thequestions, could there be serious consequences in the context ofstructural stability, health and safety risks to persons, adjoiningor neighboring properties? If the answer is yes to any of these

questions, then the urgent or emergency maintenance workshould be put in hand, firstly to eliminate the seriousconsequences which could arise; and secondly to carry out thenecessary preventive or corrective maintenance.

lecture on maintenance

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