CIVIL & TRANSPORTATION ENGINEERING BC- MAINTENANCE INTRODUCTION
BUILDING MAINTENANCE
1. INTRODUCTION
When the construction of building is complete, the building is then handed over to the client. The
client now begins to use it according to the purposes intended or of its design. This stage is
called “in-use-stage”.
During this stage, the building and its materials tend to deteriorate at a more or less predictable
rate, often depending on their exposure to weather, or the use to which they are subjected,
eventually the deterioration reaches a point when maintenance becomes necessary.
The correct design, selection of good materials, proper method of construction and the correct
use of the building will help reduce the maintenance problems.
1.1. MAINTENANCE
Maintenance can be defined as the work done to keep buildings and other civil engineering
structures in a good condition so as to enable them carry out the function for which they are
constructed for. It is a combination of any function carried out to retain the building, or restore it
to an acceptable condition. It is the act of keeping the buildings in a good condition by checking
or repairing it regularly.
Repairing refers to the improvement or amendment on a part of the building that is broken or
damaged.
1.1.1 NECESSITY OF MAINTENANCE
The maintenance is done to meet the following:
a) Prevention of damages and decay due to natural agencies and wear and tear and to keep
them in good appearance and working condition
b) Repair of the defects occurred in the structure and strengthen them if necessary.
1.1.2 CAUSES WHICH NECESSITATE THE MAINTENANCE
The causes which necessitate the maintenance to buildings are the EFFECTS which deteriorate
the services and durability of buildings. These effects are those caused by mechanical, chemical,
biological, thermal, electromagnetic agents and the building users.
[Link] Mechanical agents:
These impose physical forces on buildings.
These agents are such as ground pressure, snow load, wind driving (rain to penetrate into
building and erosion of external fabric) or vibration and self weight.
Other mechanical agents are frost (lowest air temperature) action - The melt water from
partial thaw of snow or ice is a particular common precursor to damage which produce
saturation by water above freezing (fall of air temperature) point; the unforeseen thermal
expansion of components; and wear such as to floor finishes.
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[Link] Chemical agents :
Chemical agents are such as:
[Link].1 Water:
This is the greatest influence on properties of materials when combined with extreme of
temperature.
Presence of moisture is necessary to enable physical, chemical or biological reactions to take
place. Examples are: sulphate attack effect on Portland cement products, corrosion of iron
and steel products, electrolytic corrosion between metals, fungal attack of wood products ,
oxygen, sulphates
The direct effect of water alone on a material are such as the volumetric change, change in
mechanical properties, for example, lost of strength, twisting and turning forces development,
change of electrical, thermal properties and change in appearance.
[Link].2 Oxygen
Oxygen is the second most reactive of gases present in air leading to the corrosion of metals and
oxidation of paints, plastics, sealants, and bituminous materials.
[Link].3 Sulphates
Sulphates are salts present naturally in industries wastes, gypsum plaster, clay bricks
(particularly those fired at lower temperature), flue condensation and as a solution in the
groundwater in some areas.
[Link].4 Others
Other chemical agents like carbon dioxide, sulphur dioxide and nitrogen that are all present in
the atmosphere, of which with the presence of moisture, acid can be formed to attack unprotected
materials.
[Link] Biological agents:
This can be broken down into four categories:
[Link].1 Surface growth:
This includes bacteria, fungi, algae, etc which do not necessarily harm but some release acidic
metabolic products which are corrosive and others invade the surface of substrata and cause
deterioration.
[Link].2 Insect vermin:
Deteriorates timber, timber based products and masonry. Insect Moisture content versus
durability of timber is the predominant factor, temperature is critical too – infestations are
inhabited by low temperature accelerated by warmth and are occasionally destroyed by hot
condition. It includes fungal and insect attack or decay. Masonry is damaged by mason bee,
brickwork damaged by ants.
[Link].3 Animal vermin:
This includes pest like rats and mice, birds and birds dropping debris. Rats gnaw timber, uPVC
casing to electrics and other organic substances. Bird damages insulated profile metal cladding
and roofing by pecking at unprotected insulator on cut sheets.
[Link].4 Plant agents:
Major damage to buildings occurs from tree roots and growing plants. Tree roots disrupt
foundation and penetrate underground drains, while growing plants damages gutters by blocking
them.
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[Link] Thermal agents:
The actual temperature can lead to either temporary or permanent changes in physical or
chemical properties such as embrittlement, oxidation and dropping in temperature caused by rain
causes the relative air pressure within the roof void to fall below that outside.
[Link] Electromagnetic agents:
The solar radiation is the most important agent which affects buildings in three forms:
ultraviolet action, and also when accounted by temperature and moisture - degrades many
organic dyes like bituminous materials and some polymers such as those used in sealant, by
fading, yellowing and embrittling. The visible waveband is primarily experienced as heat.
Surface normal to the sun receives the substantial reflected radiation and therefore experiences
the highest temperature. The band of infra-red radiation is absorbed by matters causing an
increase in temperature such that surface temperature becomes greater than the surrounding air
temperature.
[Link] The building user
Leaving aside deliberate misuse such as vandalism, defects do occur that are the results of action
by the building occupants, for example, condensation caused by the use of propane gas and
paraffin heaters.
1.1.3 FAILURE OF STRUCTURES
Failure is defined as the behavior of the building which is not in agreement with expected or
desired condition of stability or lacking freedom from necessary repair or non-compliance with
desired use of occupancy of the completed building. This may result in collapse of building or
even suspension of the services, e.g. settlement of foundation, crushing of columns, etc.
[Link].1 Causes of failure in/of building
Causes of failure in/of building may be broadly grouped as:
[Link].2 Improper design
This is due to incorrect and insufficient data regarding the use, loading and environmental
condition, selection of material, poor detailing and use of material adjacent to or combination
with another which adversely affect it.
[Link].3 Defective construction
This may be due to poor materials (poor manufacturing quality), workmanship, lack of quality
control and supervision, or inaccurate information from the manufacturers.
[Link].4 Improper use of structure
Overloading and use of structure not designed for, may cause environmental deterioration due to
impurities from industrial fuel, burning, sea water minerals, chemicals, storage of chemical for
which they were not designed for.
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[Link].5 Lack of maintenance
Lack of upkeep proper protection, precaution and preservation, deteriorates the structure to result
in failure.
1.1.4 CLASSIFICATION OF MAINTENANCE
The maintenance work is broadly classified as
[Link] Preventive maintenance
The maintenance work is done before the defects occurred or damage developed in the structure.
It includes thorough inspection, planning the maintenance program and executing the same.
[Link] Remedial maintenance
It is the maintenance which is done after the defects or damage occurred in the structure, it
involves the following basic steps:
i) Determining the degree of defects
ii) Finding the causes
iii) Evaluating the need/strength of the existing structure (with defect)
iv) Evaluating the materials required
v) Select the repair procedures
vi) Implement the repair
[Link] Routine maintenance
It is the maintenance attended to the structure periodically. The nature of work done and interval
of time at which it is done depend upon specifications and materials of structure, purpose,
intensity and condition of use.
Routine maintenance includes:
i) White washing
ii) Patch repair to plaster and
iii) Replacement of fitting and fixtures
Examples of routine maintenance are:
i) White of colour washing
ii) Distempering
iii) Plaster
iv) Roofing repair for leakage
v) Replacement of fitting and fixtures
[Link] Special maintenance
It is the work not covered in routine program or the annual repair and is done under special condition and
requires sanction and performed to rectify heavy damage.
It may be done for strengthening and updating the structure to meet the new condition of usage or to
increase its serviceability.
It may include particular or complete renewal occurring at long interval such as renewal of floors, roofs,
etc.
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1.2 PRINCIPLES OF DIAGNOSIS
For a successful diagnosis to be achieved, the following steps are essential:
Step I: Information Gathering
This step involves:
Gathering information from owners, users, neighbours, local authorities, records,
photographs, maps, newspapers, and local reference libraries.
Collecting background information about the site, geology, drainage, trees, former uses,
climate, pollution sources, locality, neighbor uses, etc.
Step II: Site investigation
Inspect defect and surrounding construction,
Take measurements (levels, humidity, etc),
Carry out in situ testing (load, moisture content, presence of salts) and
Carry out laboratory tests.
Step III: Diagnosis and evaluation of collected data
In this step, the investigator needs:
To adopt logical and methodical approach,
To employ clear and analytical method,
A comprehensive knowledge of building construction,
Sound knowledge of materials, their properties and behavior,
A clear appreciation of mechanics causing damage and deterioration.
Step IV: Diagnosis report
Diagnosis report should always be clear and presented to others so as to have scrutiny and
criticism particularly if cost for remedial work is proposed.
General rule:
As a general rule, it is even more important to avoid recurrence of defect than it is to avoid its
occurrence in the first place. This is because the owners/users of building which have suffered
defect will not like to repeat the experience.
1.3 INVESTIGATION OF DEFECTS
1.3.1 METHODS OF INVESTIGATION
The following are the five methods (techniques or points) to be considered whenever making an
investigation to building defect:
Method I: Measuring and checking dimension
Obtain accurate information on the dimensions of buildings and any other deformation that has
occurred.
Method II: access and inspection
For reaching parts of the building that are not accessible from the ground and for inspecting
inaccessible defective parts of building.
Method III: Testing and sampling,
Many of the tests relevant to building defects diagnosis can be best carried out in the laboratory,
however, some materials can also be tested on site.
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Method IV: Recording investigation
The starting point for diagnosis of some defects is the study/investigation of records that exists in
plans and other documents related to building. Then a suitably detailed and systematic record
should be made of any defects investigation so as to:
(i) Avoid the need of revisiting the building for missing details,
(ii) Produce a record that reveals further deterioration and
(iii) Specify if possible, the extent of the remedial works to save time and money.
(iv) Records of investigations are collected in various forms like samples, photograph,
measurements, sketches, descriptions, videotapes, graphs and laboratory test results.
In each case, it is vital to record exactly what is referred to, where and when the record was
made.
Method V: Protection
This covers the safety precautions to be observed in any type of investigation method.
1.3.2 BASIC EQUIPMENT FOR INVESTIGATING DEFECTS
The standard equipments that an investigator should use to make a preliminary inspection of
defect in building are as follows:
[Link] Measuring dimension equipment
a. Equipment used for measuring and checking the dimension of defects is:
(ii) Measuring rod: For measuring height above a floor level
(iii) Tape measure: For measuring horizontal, vertical and longer diagonal dimension
(iv) Ruler: To indicate the size of the defect in photographic evidence.
(v) VERNIER CALLIPERS: For measuring small outside and inside dimensions e.g. pipes, joints, etc.
(vi) Plumb bob and line: For checking bulging or leaning of walls
(vii)Spirit level: For checking slope of roofs and floors.
(viii) Straightedge: For checking dents or bumps on flat surfaces.
(ix) Compass: For establishing the orientation of building.
(x) Feeler gauges: For measuring fine gaps and cracks.
[Link] Access and inspection equipment
(i) Folding ladder: For gaining access to defective that is just out of reach.
(ii) Binoculars: For visual inspection of construction that is well out of reach.
(iii) Hand mirror: Inspecting such things as external window putties from inside.
(iv) Torch: For roofspaces, understairs, cupboards, cellars, etc.
(v) Drain keys: For lifting inspection covers.
[Link] Stop cock keys (crutch and fork pattern): For turning off water supply.
[Link] Testing and sampling equipment
(i) Small screw driver: Probing suspect timber for rot.
(ii) Pen knife: For scrapping off samples of loose materials.
(iii) Hammer and bolster: For cutting out samples of plaster, masonry, screed or render.
(iv) Cordless drill: For obtaining mortar samples.
(v) Hacksaw: For cutting off samples of hard materials.
(vi) Electrical resistance meter: For checking moisture content of timber and plaster.
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(vii)Crowbar and flooring saw: For opening up floors for inspection.
(viii) Drain plugs and hydrometer: For testing air tightness in drains.
(ix) Unused plastic bags and containers: For collecting samples (must be sealable type)
[Link] Recording investigation equipment
(i) Digital camera: For recording appearance at a time of investigation.
(ii) Chalk (white and light colour): For marking areas for further investigation.
(iii) A3 clipboard and tracing paper: As a firm base for inspection of drawings and for making overlay sketches.
(iv) Spiral bound A5 pad: For taking notes
(v) Adhesive labels: For labeling samples.
[Link] Protection equipment
(i) Face mask: For reducing breathing in of dust or fibres.
(ii) Goggles: For protecting eyes from dust.
(iii) Plastic gloves: For handling samples.
(iv) Hard hat: For wearing when headroom is restricted.
(v) Overalls: For protecting clothing in cellar and roof spaces, etc.
(vi) Soap, towel, and wet-wipes: For cleaning up after the investigation.
(vii)First aid kit: For quick aid in case of accidents.
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