BLD 208 Building

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YEAR II- SE MESTER II
THEORY/PRACTICAL
Version 1: December 2008

MAINTENANCE TECHNOLOGY
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COURSE CODE: BLD208

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TABLE OF CONTENTS

WEEK 1 BUILDING MAINTENANCE TERMINOLOGIES

1.1 Building Maintenance Terms
1.1 Types of Maintenance
1.2 Nature of Maintenance
1.2 Maintenance Needs
WEEK 2 CAUSES AND AGENTS OF DETERIORATION OF BUILDINGS
1.2 Common Factors of Deterioration
1.3 Causes and Agents of deterioration
WEEK 3 DIAGNOSIS AND INVESTIGATION
1.1 Diagnosis Terminology
1.2 Need for Building Diagnosis
1.3 Process of Investigation.
1.2 Remedial Measures Recommendation.
WEEK 4 FOUNDATIONS DEFECTS
2.1 Causes of Foundation Defects.
WEEK 5 FOUDATIONS (ASSESSMENT AND REMEDIAL MEASURES)
2.3 Assessment of Foundation Defects.
2.3 Procedure for Reporting Damage
2.3 Damage classification.
2.4 Remedial Measures.
WEEK 6 UNDERPINNING AND SHORING
2.4 Underpinning.
2.4 Underpinning Procedure.
2.4 Shoring.
WEEK 7 WALLS
3.1 Brickwall/Blockwall
3.2 Causes of Defects in Brickwall/Blockwall.
WEEK 8 WALLS (Contd.)
3.3 Remedial Actions for Wall Defects.
3.3 Repairs to Brickwall/blockwall.
3.3 Repair to Cracks.

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WEEK 9 CONCRETE DEFECTS

3.1 Factors Affecting Concrete Durability
3.2 Types and Causes of Concrete Defects.
3.3 Repairs of Concrete Structures.
WEEK 10 STONE WORK.
3.1 Requirement of Building Stones.
3.2 Causes and Defects in Stonework.
3.3 Repairs of Stonework.
3.3 Clearing of Stonework.
WEEK 11 TIMBER AND TIMBER ROOF DEFECTS
4.1 Defects in Timber
4.2 Defects in Timber Roofs.
4.3 Timber Roof Remedial Measures.
WEEK12 PAINTING DEFECTS
4.0 Defects in Paintwork.
WEEK13 DAMPNESS IN BUILDINGS
4.4 Causes of Dampness.
4.4 Remedial Measures.
WEEK 14 SITE VISIT
Students’ Report.
WEEK 15 TECHNOLOGY OF MAINTENANCE
4.6 Technology of Maintenance
4.6 Terotechnology
4.6 Role of Maintenance .

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WEEK 1: BUILDING MAINTENANCE TERMINOLOGIES

INTRODUCTION
Building maintenance technology essentially deals with the study of the occurrence of building
defects and the remedies which such defects would require. The maintenance of the built
environment affects everyone continually, for it is on the state of our homes, offices and factories
that we depend not only for our comfort, but for our economic survival. Maintenance starts the
day the Builder leaves the site. Design, materials, workmanship, function, use and their inter-
relationship, will determine the amount of maintenance required during the lifetime of the
building. Effective building maintenance requires the correct diagnosis of defects, and
implementation of the correct remedial measures, all based on sound technical knowledge. It is
highly desirable but hardly feasible to produce buildings that are maintenance free, although
much can be done at design stage to reduce the amount of subsequent maintenance work.
Understanding some basic terms and concepts used in maintenance is necessary in order to learn
maintenance technology.
BS3811 defines maintenance as work undertaken in order to keep or restore every facility i.e.
every part of the site, building and contents to an acceptable standard. It went further to define it
as the combination of all technical and associated administrative actions intended to retain an
item in, or restore it to, a state in which it can perform its required function.

(1.1)Building Maintenance Terms

In order that maintenance activities are carried out efficiently, various forms of management
have developed:-
Property management is an economic service designed to create the greatest possible net return
from a land and its buildings, taken over their remaining economic life.
Maintenance management involves the organising of resources to deal with the problems of
maintenance:
• Building maintenance technology essentially deals with the study of occurrence of building
defects and remedies which defects would require. It involves the application of the
principles of physical sciences to the process of determining the effects on building
performance.
• Building maintenance management involves describing how a system of maintenance effort
could be organised to deal with the problems of building maintenance as a whole. Aside from

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locating and rectifying defects, an effective programme to curb maintenance costs must start
with the design of the building itself. This must justify itself, not only in terms of minimising
cost of maintenance, but also in maximizing the benefit of the investment. This means that
financial consideration and techniques play a vital role.

(1.1)Types of maintenance

BS3811 subdivides maintenance into planned and unplanned.

Planned Maintenance:
Planned preventive maintenance is work directed to the prevention of failure of facility carried
out within the expected life of the facility to ensure its continued operation.
Planned corrective maintenance is work performed to restore a facility to operation or to an
acceptable standard.
Predictable maintenance is regular periodic work that may be necessary to retain the
performance characteristics of a product as well as that required to replace or repair the product
after it has achieved a useful life span.
Unplanned Maintenance:
Unpredictable maintenance is work resulting from unforeseen breakdowns or damage due to
external causes
Avoidable maintenance is work required to rectify failures caused by incorrect design, incorrect
installation or the use of faulty materials.

(1.2)Nature of Maintenance

Proper maintenance of buildings covers many aspects of work which may be divided into four
categories.
Servicing – This is essentially a cleaning operation. The frequency of cleaning varies and is
sometimes called day – day maintenance e.g. floors are swept daily, windows washed monthly
and painting done every 3-5 years. As more sophisticated equipment is introduced so more
complicated service schedules become necessary.
Rectification work – Usually occurs fairly early in life of the building because of design
shortcomings, inherent fault in use of materials or faulty construction. These short comings often
affect the performance of the component. Rectification represents a point at which to reduce the

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cost of maintenance, because it is avoidable. All that is necessary is to ensure that components
and materials are suitable for their purpose and are correctly installed.
Replacement – Service conditions cause materials to decay and there is need to consider
replacement. Much replacement work stems not so much from physical breakdown of the
materials or element as from deterioration of appearance. The frequency of replacement could
often be reduced by the use of better quality materials and components.
Renovation or Modernisation – This is concerned with alteration, addition and enhancement to
existing buildings, on both small and large scale. It also includes all work designed either to
expand the capacity of a facility or to enable the facility to perform some new functions.

(1.2)Maintenance Needs

Main purposes of maintenance of buildings are:-

Retaining value of investment
Maintaining the building in a condition in which it continues to fulfil its functions.
Presenting a good appearance.

Self Assess Questions

1) Discuss the persons that should be held responsible for causing avoidable maintenance in not
more than one page.
2) Identify the role the house owner or occupant plays in the maintenance of his property in not
more two paragraphs
3) State three reasons why we need maintenance?

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WEEK 2: CAUSES AND AGENTS OF DETERIORATION OF BUILDINGS

INTRODUCTION
A building must meet various requirements and withstand the rigours of climate, and at the same
time it is expected to last for many years, preferable with minimal maintenance. Consideration
must be given at every stage of the building process of ways of reducing the incidence of defects
and prolong the durability of the building.Understanding the causes and agents of deterioration in
buildings, is quite necessary to reduce the incidence of defects.

(1.2)Common Factors of Deterioration

There are a number of factors that lead to maintenance growth, they include:-

a)Ageing Stock of Buildings – more expenditure is expected for maintenance because of the
ageing of the building especially in developed countries.

b)Obsolescence of Buildings – upgrading needed to buildings to prevent their obsolescence.

This is because developments face keen competitions to attract new tenants or to retain existing
ones.

c)Advent of New Technologies – Changes and modification to existing buildings are required to
meet new demands. Such changes are likely to be carried out by renovation or retrofitting of
existing buildings.

d)Rising Social Expectation and Aspiration - The natural increase in aspirations and
purchasing power will expand the market for higher standards of both maintenance and
retrofitting work, already particularly evident in residential premises.

e)New Legal Developments – This imposes an increased burden on building owners to maintain
and keep their premises safe. These developments will push for higher standards and a greater
degree of professionalism and thoroughness in the execution of maintenance work.

f)Environmental Issues – protective measures against pollution, erosion, etc.

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In order to understand the causes and agents of deterioration and defects in buildings,
consideration must be given to every stage of building process.

(1.2)Causes and Agents of Deterioration

Design Deficiencies
Many of the subsequent maintenance problems are directly attributed to decisions made at the
design stage of the building. These decisions can be broadly classified into several categories:-

a)Approach to Design
Many maintenance problems arise where design is sound in principle but has a low probability of
satisfactory achievement in practice. Some designers fail to realise that their design can be too
complex for site condition and can present problems of buildability. The designer must be fully
aware of the clients needs. Defects often occur because of a lack of understanding of how a
building is to be used. Inadequacies and faults also result from the owners’ and designer’s
attempt to provide too much with insufficient money

b)Selection or Choice of Materials

Many materials are satisfactory in some conditions but not in others. The choice of design details
in relation to the materials to be used and in relation to the proposed use of the building and its
environment is the factor most affecting the risk of defect or failures. The designer must either
design to suit the materials available or for a required design, choose materials which may be
expected to perform satisfactorily with that design in the given environment. It is also necessary
to consider the likely behaviour of combinations of different material in use, for there are many
examples of such combinations which give rise to problems that arise from chemical interaction
or differential involvement.

c)Environmental Factors.
The factors arising from above ground condition will usually include climate, atmospheric
condition, and atmospheric pollution and exposure conditions. Below ground factors will include

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nature of soil, drainage and site stability. Hence sunlight, wind, rainfall, temperatures and
atmospheric humidity have profound effects upon the durability of materials and their behaviour.

d)Building Shape and Form.

Building maintenance consumes a large proportion of material resources. Attention should be
paid to designing buildings which will cut down maintenance expenditure in the future. The
influence of building shape and form on maintenance expenditure in profound.

e)Orientation of Building
The orientation or arrangement of the axis of a building is a way of controlling the effects of the
sun, wind and rain. The building may be orientated to capture the heat of the sun or conversely it
may be turned to evade the solar heat in the tropics. Orientation may also be used to control air
flow circulation and reduce the disadvantages of wind, rain and snow when prevailing currents
are predictable.

f)Design and Maintainability

Designers often give too much emphasis to aesthetics at the expense of maintainability. There
must be continuous interaction between consultants and maintenance managers in the initial
planning as well as in the final design of the building.

Construction Faults
Inadequate supervision and the substitution of poor materials, components or fixing could lead to
deterioration of buildings. In view of this there is need for stringent control of the work on the
site as well as the materials used for the construction.

a)Control of Works on Site

Careful supervision of building work at all stages is necessary to complement good designs,
specification and detailing by the designers.
b)Control of Materials
Materials used in buildings must normally be purchased according to the specification or to be
similar to an agreed sample. Materials which do not comply with the specification should be
rejected.

c)Lack of Maintenance

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The clients brief for a new building often determines the long-term maintenance needs of the
building. The brief should indicate performance requirements and possible changes in use, as
well as future policy for operating, cleaning and maintaining the building. Designers should
provide advice to the client on maintenance matters. Users of the building should also show
serious commitment toward maintenance.

d)Change of Use of Building

Buildings are normally designed for a specific use. During design stage the designers will make
provision for that use only. Problems arise when alteration of change of use by the owners or
users occur without the designers being consulted before hand.

e)Vandalism
Vandalism is caused by wilful damage to the building or structure. Other factors also increase the
incidence of the vandalism, lack of security, wrong choice of materials, poor space layout, poor
lighting arrangement etc. Any act of vandalism will affect the aesthetic appearance of the
material or component. The end result in higher maintenance costs.

Weathering Agents
a)Solar Radiation
Solar radiation is received at the surface of the earth directly and as diffused long-wave radiation.
Solar radiation affects building materials is two ways:
i)Chemical effect of visible and infrared radiation will speed up the rate of deterioration carried
by other agents.
ii)Dimensional change in material that occurs when solar radiation is absorbed when it strikes a
material.
b)Moisture
Moisture is the principal agent of deterioration and is probably also the agent with the greatest
influence on the properties of materials. In many cases, moisture is a prerequisite for physical,
chemical or biological reactions to take place.

c)Wind
Wind can cause direct damage by the removal of part of a building. It can cause dampness by
driving moisture into or through a building fabric and excessive heat losses from the interior of a
building by uncontrolled air changes.

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