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<a href="http://viral-money-machine.com/article/Building-Maintenance-Survey-General-Construction/" target="_blank">Get Paid to Submit Article like "Building Maintenance Survey General Construction"</a><br /><br />Introduction<br /> After a building has been constructed, it is always necessary to monitor its conditions as it is being occupied and serving its purpose. Like any other usable commodity, building components normally deteriorate despite the correct materials and workmanship employed during the building construction. Various building components require routine and preventive/corrective maintenance during the life span of the building. However, when a building component is subject to premature decay or failure because of poor design, materials or installation, then repairs and other remedial work may be undertaken to rectify the problems. Renovations or rehabilitations to buildings are necessary when the design life of a component has expired, although this may also occur as a consequence of using certain materials in incompatible situations, under adverse conditions or when the building has been damaged mechanically.<br /> <br /> This module is concerned with guidelines for the general overview of the procedure of how to assess an existing dwelling, identifying key areas of concern and hinting of characteristic signs of the suspected or checked defects.<br /> <br /> <br /> Before any remedy on the building is carried out, there must have been a thorough structural state of the building survey. The information obtained from such a survey is used to determine the type and magnitude of remedy to be employed in order to rectify the problems <br /> <br /> Qn.1: Why do we have to maintain buildings after they have been constructed?<br /> <br /> Qn2: Differentiate the following terminologies as applied to building maintenance<br /> (a) Preventive maintenance and corrective maintenance <br /> (b) Repairs and renovations <br /> <br /> Answers<br /> Ans.1: After a building has been constructed, it starts serving its purposes and during the course its components start deteriorating due to weather, structural, mechanical or chemical affects. In order to prevent such effects or correct them before or after they have taken place; building maintenance is employed. <br /> Ans.2: (a) Preventive maintenance refers to a prior treatment of a building component before it is damaged, intended to prolong its life or prevent a damage extension to better areas; whereas, corrective maintenance refers to a treatment undertaken to rectify defects or faults affecting the building.<br /> (b) Repairs are normally done in a case where a building component encountered premature decay or failure due to poor design, workmanship, materials or installations; whereas, renovations are done where service life of a component has expired, although it may also occur as a consequence of using certain materials in incompatible situations, under adverse conditions or when the building has been damaged mechanically. <br /> <br /> Survey of an existing building<br /> Not all defects and faults may be detected visually; however, if the defect extent can not easily be determined, then visual inspection may lead to the recommendation of further tests. Defects and faults may be as a result of; <br /> • poor workmanship – incompetence, low skill level worker, especially craftsmen and women, inadequate supervision and ignorant workmen, <br /> • use of poor quality and/or below standard materials <br /> • operating in severe conditions that are favorable for defects and<br /> • Physical/mechanical impact due to objects such as floods, snow and so on. <br /> <br /> It is always advisable that before and during the construction of the building; a well-educated, qualified and efficient team is engaged at various levels of operation. It is important to follow the current legislation, rules, regulations and codes of practice and specifications of projects for particular purposes and locations. It is also equally important to carry out materials’ advance tests and development. Soils can be tested and these provide a basis for foundation design. Concrete can be tested for particular strength and if it does not meet the requirements, it can then be further developed. <br /> <br /> If in any case there is really a need to carry out a structural survey of a building, then the participant(s) should acquire prior information and necessary equipment, be specific on what objectives the survey has, methods of achieving them and how to present the findings.<br /> It is vital to present a concise and comprehensive report, where appropriate, accompanied with necessary illustrations and photographs. <br /> <br /> Qn.1: List the possible causes of building defects and faults.<br /> <br /> Qn.2: Elaborate how each of the listed cause affects the building.<br /> <br /> Answers<br /> Ans.1: Causes of building defects and faults<br /> • poor design <br /> • use of wrong materials <br /> • use of poor quality and/or below standard materials <br /> • poor workmanship<br /> • inadequate supervision and ignorant workmen, <br /> • operating in severe conditions <br /> • Physical/mechanical impact <br /> <br /> Ans.2: Elaborate effects <br /> <br /> • Poor design: Design is one of the initial stages of a building project. If the proposed design of building components has not undertaken precautions against defects, then the contractors are most likely to retain the same during the construction process. E.g. A design may specify the use of pine timber for a roof truss and does not provide its treatment or specifies an ineffective preservative. <br /> • Use of poor quality and/or below standard materials: Such materials can not considerably sustain defect causes or they may be susceptible to such effects as corrosion, abrasion, impact and so on. E.g. uneven sap wood would be susceptible to both structural defects and decay or pests attack. <br /> • Use of wrong materials: The materials maybe of good quality and standard, however they may not be compatible with the building requirements. E.g. use of low density plastic pipes for hot water or high pressure steam plumbing systems. <br /> • poor workmanship<br /> • Inadequate supervision and ignorant workmen: Under such a situation, a number of blunders or mistakes are far much likely to occur. <br /> • Operating in severe conditions: These may be favorable to defects. E.g. If concrete is being cast in very hot areas, the heat may cause the cement to harden prematurely, even if it is sufficient cured. <br /> • Physical/mechanical impact: These are most likely to come from other objects like vehicles which may knock the structure or snow, floods and so on. <br /> <br /> Survey planning <br /> This involves knowing what the problem is, acquiring the necessary information, establishing the necessary equipment to use, setting goals for the survey, formulating the methodology and the presentation. The structural survey report forms the basis for the remedy. <br /> <br /> Prior information<br /> In this case you are required to get information as follows;<br /> • The client’s name and address (some times for the property manager)<br /> • Location and address of the property<br /> • Proposed survey date <br /> • Purpose and extent of the survey<br /> • Occupancy of the property – whether occupied or not.<br /> • Accessibility – whether pedestrian or vehicle access<br /> • Age of property <br /> • Earlier special undertaking <br /> • And any other information that may be helpful for your survey<br /> <br /> Necessary equipment<br /> The following equipment are necessary for the survey and may vary from site to site. <br /> • Writing resources – pencil, pen, paper, notebook and clip board.<br /> • Camera (well equipped with power and storage facilities and has to be with a flash) <br /> • Screw drivers, hammer, chisels and any other hand tool as maybe necessary <br /> • Spirit level or plumb bob<br /> • Access ladder<br /> • Torch (ensure it is well equipped with batteries and you can carry extra bulbs)<br /> • Lifting iron for manhole covers<br /> • Measuring tape<br /> • Some times it may be necessary to have binoculars, a GPS, a moisture meter, mobile phone and protective gears<br /> • First aid kit – well equipped <br /> <br /> Qn.1: Suppose the building you are about to survey has a cracked and shaky suspended slab, state two major precautions you would undertake during your planning. <br /> <br /> Qn.2: Given the situation in qn.1 above, which information would be necessary for you? <br /> <br /> Ans.1: Precautions<br /> • To make a strategy to keep clear the lives and property from the defective slab, during the survey<br /> • To make a strategy to be able to safely access the slab during the survey<br /> • Strategize to improvise a kind protection during the survey <br /> <br /> Ans.2: It is very vital to acquire information for the structural design, as-built details and any information on materials’ tests carried out <br /> <br /> Survey activities<br /> While carrying out the survey process, you are required to undertake various activities as follows;<br /> • Seeing and physical contact: Some defects can be visually detected, whereas others need atleast a touch or press to feel. Others may require scratching up to another layer which maybe affected. <br /> • Noting the condition of the studied building component and some times suggesting what remedy is required.<br /> • Asking questions or making inquiries from whoever is in position to give vital information<br /> • Taking photographs to reveal real situations either for severity or slightness of defects.<br /> • Making hand sketch illustrations for more elaborate explanations<br /> • Taking measurements; in most cases to reveal the size or quantity of the effect<br /> • Carrying out other manual activities such as climbing, opening places, hammering, screwing, etc. <br /> <br /> Qn.1: Explain to details how you would get the relevant information for a building with a structural defect.<br /> <br /> Ans.1: This starts from the structural designs used, then the type, standard and quality of materials used. These may be ok; however, the actual construction could have changed some things. Therefore, I go further to make inquiries for valid information on the as-built design and processes. It is also necessary to assess the results for materials’ tests carried out and assessing the views of the building team including the architect, engineering consultants and the contractor, sometimes including the local building authority.<br /> <br /> Survey cost<br /> After you are conversant with what you want do and how you want to do it during the survey, you can come up with a cost for it. This cost is only for the survey exercise and not for the maintenance. The maintenance cost is generated from the survey report by a quantity surveyor. <br /> <br /> Survey procedure<br /> Various procedures maybe undertaken to survey a building, however, it is more convenient to be systematic. In doing this, one has to first note the scope he/she is supposed cover and order the involved areas in a possible chronological manner. Some surveyors may prefer to start from outside and at the highest level of the building coming down, then carry out the interior examination. The order of the survey is very much determined by the building components to be covered and the surveyor.<br /> <br /> Item Building component/element Defect/Fault Description<br /> <br /> A ROOF STRUCTURE <br /> <br /> A1 Roofing material <br /> – Clay or cement tiles, <br /> – Metal, plastic, glass or fiber sheets. Check for breakages, corrosion, rusting, cracks, fungal attack, and leakages. Assess if there has been any visual damage exhibited. <br /> <br /> A2 Roof structure<br /> – Metallic or wooden roof trusses Check for corrosion, rusting, welded joints state and bends or breakages for metal truss. Check for pests attack on timber and other defects like bowing, warping and so on. Check for shaky tendencies<br /> <br /> A3 Rain Water Goods<br /> – Metallic or plastic RWG Check for anchorage, leakages, corrosion and rusting, slope and so on.<br /> <br /> A4 Chimneys and Abutments Check for verticality, pointing and flashing for the chimney. Check the abutments for flashing and weathering.<br /> <br /> B SUB/SUPERSTRUCTURE <br /> <br /> B1 Walls<br /> – Brick/Block wok and mortars <br /> – Concrete wall Check the materials and their conditions, pointing, location, suitability and efficiency of the air bricks. Further check for dampness, examining the material, condition, effectiveness and location in relation to the ground level. Check for any evidence of settlement. Uniform settlement may not be of harm, however, in case you realize differential settlement, you may be required to go ahead to check the foundations and subsoils. <br /> <br /> B2 Floors<br /> – Concrete floor<br /> – Wooden floor finish For the ground floor, examine the construction, finish, stability and in case of timber, check for rot on the under side, clear ventilation and DPC for sleeper walls. For suspended floors, likely for timber, check for woodworm. Generally assess the stability relative to wall fixing and span to size/loading. <br /> <br /> B3 Stairs Assess the construction – whether pre-cast or cast in-situ. Check soffits and tread conditions, balustrade suitability and stability. Further assess the safety measures for pitch angle, open tread, hand rails and ensure a check for associated defects and faults. <br /> <br /> B4 Fittings<br /> – Windows<br /> – Doors Assess the window or door including its type, material, condition paint quality, glazing and the effectiveness of the frame to wall location. Check the iron mongery, to establish whether they are damaged, sufficiently secured to prevent draught and provide security. <br /> <br /> B5 Interior design and finishes<br /> – Accessibility, dampness, ventilation and insulation<br /> – Plaster<br /> – Woodwork <br /> – Painting/varnishing and decoration Assess how easily the interior can be accessed, type of construction, existence of woodworm, water seepage and adequacy of insulation. Check for cold-water storage and system conditions, functionality and suitability. Check pipe work, test overflow and analyze the ventilation state. Check for wood conditions and plaster general finish and defects. Analyze whether painting and decorations are faded, peeling or torn, defective and assess.<br /> <br /> C INSTALLATIONS AND SERVICES <br /> <br /> C1 Drainage <br /> Check inspection chambers or manholes, analyzing access covers, general interior, benching and channel conditions. Check for cracks or mechanical attacks by roots. Study pipe work materials and conditions, test air pressures between inspection chambers and stack. Check the flow rate and the gulleys’ condition. For cesspools and septic tanks, consider volume, structural conditions and functionality – checking for surface crust. For sanitation, soil, waste and ventilating pipes are checked. Study the size of the stack and branches and the gradient of waste branches. <br /> <br /> C2 Services <br /> <br /> C2.1 Water Check for service pipe isolation valve, its location and efficiency; stop and drain cocks, raising mains for materials and functionality. Check controls, their accessibility, functionality and leakages for the cold water system including storage tanks and cisterns. Check hot water supply for control, capacity and adequacy of storage, material and insulation.<br /> <br /> C2.2 Electricity Check consumer unit for controls and fuses, ring main and lighting circuits. Test for earth leakages, check materials and cable sheathing and the functionality of the immersion heater. <br /> <br /> C2.3 Gas Check for functionality of controls, test for leakages and check the condition of the materials and pipe work size. <br /> <br /> D EXTERNAL WORKS <br /> <br /> – Boundaries<br /> – Landscape Check for the boundaries of the property including fences and gate, analyzing their materials and adequacy. Examine the hedges and trees for proximity to building. Check paths and driveways for conditions and materials suitability. Check the terrain for possible flooding or intrusion by nearby water courses. <br /> <br /> <br /> Maintenance cost generation<br /> After the survey report, you must be able to reveal the quantities of work to be done, the involved materials, equipment and labour. From this you can develop the bills for the maintenance service for the client. This may also be appended to the survey report together with a work schedule for the work and any other special instance. <br /> <br /> Qn.1: Suppose you find out that the building under survey has paint which has been peeled off from the wall; outline the key factors you would note for this or any other defect. <br /> <br /> Qn.2: Briefly outline the procedures you would undertake to gather the survey report information for the problem in qn.1 above.<br /> <br /> Qn3: Briefly explain how a building maintenance process can be carried out.<br /> <br /> Ans.1: These are the major things one should know while surveying a defective building<br /> • nature and type of defect<br /> • extent and magnitude of the defect<br /> • quantity of work or materials for the affected area <br /> • description of the previously used materials for the component <br /> • probable cause of the defect<br /> • proposed necessary measures <br /> <br /> Ans.2: While doing this you are trying to study the defect, its causes, fix it and provide for its prevention. <br /> • observation/visual inspection, <br /> • touching or feeling<br /> • linear measurements<br /> • carrying out lab tests to identify the materials used<br /> • assessing the situation<br /> • revisiting the specifications <br /> • checking materials purchase receipts used to buy the defective materials<br /> • checking materials storage records for the defective materials <br /> • review the workmanship if possible<br /> <br /> Ans.1: Building maintenance process constitutes a number of sequential activities as follows;<br /> <br /> • Problem identification and definition: this is the initial stage where you realize that the building state deserves maintaining. Be focused, clear and straight to what is happening to the building and what you want to do to it.<br /> • Plan a survey for maintenance: establish the requirements for the survey in terms of work methodology, necessary tools/equipment and the involved cost.<br /> • Do the maintenance survey: this is when you study the actual problems technically, establishing their probable cause, proposed rectification and coming up with a maintenance cost. <br /> • Do the maintenance: After you have agreed with the client on the cost of maintenance, you can the sign a contract under given terms and conditions to execute the work. <br /> <br /> It is important, as a pre-requisite that the surveyor is well versed with all the possible defects or faults a building is susceptible to have. This helps a lot to quicken the process when the surveyor knows exactly what he/she is looking for.<br /> Be specific on type of material and construction method used. State the actual defect if it exists and if it doesn’t state it too. Note prior treatment made, if any. For a material that needs replacement, do take its specifications.<br /> Be keen in a way that, if there exists a situation that is not familiar, but seemingly a defect, take note of it and carry out further investigation.<br /> <br>