BASICS OF MAINTENANCE AND REPAIRS

Weightage of Marks =08, Teaching Hours =06

1.1 . Maintenance and its classifications, repair, retrofitting, re-strengthening, rehabilitation an
restoration.

1.2. Necessity, objectives and importance of maintenance and repairs.

1.3 Factors influencing the maintenance and repairs.
1.4 Advantages and limitations of maintenance and repairs.
1.5 Approach of effective management for maintenance and repairs.
1.6 Periodical maintenance, maintenance manual containing building plan, reinforcement details,
material sources, maintenance frequency, Pre and post monsoon maintenance.
Objectives
After learning this chapter, student will be able to -
• Explain the necessity of maintenance of the given civil structure.
• Know the factors that influence on maintenance of the given structure with justification.
• Explain the concept of retrofitting, re-strengthening, rehabilitation, and restoration .
• Know the periodical maintenance and its manual, monsoon maintenance, maintenance history

Definitions : b fd · · k
• Defects · The defects are d ef.rne d as, "the flaws those creeps. into structure • " h flecauseh'o h hesrgn mrsta ·es1 or
·
poor workmanship . durrng . conStrucf ron before the service lrfe begrns . T e aw w rc as a potentra to
I d tO f ·1 re later becomes a defect. ·
ea
• Distress a : arDistress
u is "a term used .i,or crac ks' pop-outs d ' decay or corrosion in the structure". It can be
. . . O f the defects present or amage.
considered as the rndrcator . f th material properties due to various degradation factors".
. . I . "th contrnuous loss o e . . b . t·
• Deterioration : t rs e h be inning of the service lrfe of a structure, ut rs rme-
Unlike defects it may not surface ~t t e d gvelop early in the service life of structure also .
.& Of deterioration may e d
dependent. Some ,orms h' that is damaged or deteriorated or broken, to goo
• Repair . It is "the process of making somdet rng ed structure partially or fully. It includes reconstruction
condition".· It may be the mo d'f' I ation of a amag '
re of cracks, chec king and repairing · electrical connections,
· PIum b'ng
. ·ng 1 ,
of non-structural walls, reparrr th aspect of the structure.
ventilation etc. It does not cover the stren~ Iteration that extends a building's useful and serviceable
• Renovation : "Process of su bs a t ntial reparr or a
life" is called renovation.
(1.1)
 . & Repair of Structures (Sem. VI Civil) 1.2 Basics of Maintenance and b
Maintenance
• • "When Renovation is done for changing the utility" is c;alled remodeling.
• Remo d eI ang.
. • Restoration is defined as, "the process of re-establishing the materials fa
• Restorati on • . h ' rn, and
f a structure" The restoration is performed to attain t e strength of existing building t
appearance O · . o the
. . design strength. The restoration enables to get at least the original strength of struct
ongma 1 . . .1 • 1 Ural
members. The restoration can be ~one by grouting, strengthening using wire mesh or rebuilding the
cracked portions using rich non-shrinkable mortar etc.
• Strengthening : It is defined as, "improving the ~tructure to a level of_ strength, higher than that initially
designed by modifying the structural member which may not necessarily be damaged structure". It is the
process of increasing the load-resistance capacity of a structure or structural member. .
• Rehabilitation : It is "the process of strengthening a building or an area to its, previous conditions"
Rehabilitation is "the process of restoring the structure to service level once it had". The rehabilitation of
structurally deteriorated RC structures becomes necessary since the structural member ceases to provide
required strength and serviceability.
• Retrofitting : "Assessing the existing condition of the structure and deciding which component of the
structure should be repaired or restored based on all the future requirements of structure" is called
retrofitting. The retrofit enables to increase the original strength of the building. The Retrofitting includes
addition of shear wall of diagonal braces, modification of roofs, strengthening of foundation,
modification of building plan etc. It is the process of strengthening of structure along with the structural
system, to comply all relevant and recent codal provisions in force during that period.
• Demolition : "The process of pulling down of the structure not deemed to be fit for service" is known as
demolition of structure.
• Maintenance : Maintenance is "the act of keeping the structure in working condition by inspecting and
repairing it regularly".
/ ·' ,fy:Z.,._;f ,,.,.~

1.1 MAINTENANCEt:QJj "ft .

• The proverb "A Stitch in Time Saves Nine" is applicable to Civil Engineering structures. It means that a
repair if attended urgently would avoid a costly one at a later stage.
• Maintenance is generally preventive in nature. It includes inspection of structure and surroundings and
repair works necessary to fulfill the intended function or to retain original standard of service.
• Any building when built has certain objectives and during its total economic life it has to be maintained.
It is i~terwoven with good quality of housekeeping. It is mainly governed b~ the quality of original
material and ~orkmans~ip_ of construction. The owners, engineers, tenants and the maintenance agency
~re all d~e~ly involved in 1t and also share a responsibility. Situation in which all these agencies merge
mto one 1s ideal and most satisfactory.
• The two proc~sses considered are, the work carried out after inspection in anticipation of failure and
other the r:pair work taken up after failure. The former called as preventive maintenance and the latter
as corrective maintenance. The prime objective of maintenance is to maintain the usability and
pe~ormance o~ the structure and its services to provide an acceptable and efficient operating
environment to its users.
• The responsibilities for maintaining and managing b ui·1d·mgs ·m saf e and sanitary conditions rest WI'th
owners. A proper management system and tim I · t ·
k · ·t f d • . e Y mam enance of buildings prevent its deterioration,
• seepmg ·11
I sa e an provide a pleasing and comfortable livin
b .
.
g environment and also uphold its value.
urve1 ance may e combined with · f f
occupants in engaging the same tech1~spttc ion _o stru~ture for maintenance. It would be beneficial to
. nica earn m carrying out both duties
•
through visible or detectable symptom t
can develop into fatal ones It may f rts ha
!.
Defects m structure create hazards leadin t 0 d. t . . . ·
isaS rous Ill.Junes. Most defects can be determine
· d

eir early stages. If not timely rectified, these minor defects

. · u er cause failure or s dd erin9
lives or becoming more costly to rectify. u en co II apse of structure, endang
Maintenance & Repair of Structures (Sem. VI Civil)
1.3
. . Basics of Maintenance and Repairs
• Inadequate or mappropnate repair will also result · f .
. I Id I m requent failure ·
and pu bl 1c. t wou a so accelerate the process of d . . s, causing trouble to the occupants
eprec1at1on of assets.
Preventive
maintenance
Good Preservation

Reconstruction

Reh

Poor
Ruf,1;;~ttJ8::1 Corrective maintenance

Time (Years)
Fig. 1.1 : Times based structural health graph

The Maintenance of structures may be classified as,

Unplanned ·

Special ..

Fig. 1.2 : Classification of maintenance

• Condition based maintenance: Work initiated after due inspection .
• Preventive maintenance : This is intended . to preserve by preventing failure and detecting incipient
faults (Work is d9ne before failure takes place)
• Routine maintenance : Activities which are repeated at relatively fixed intervals of time .
• Opportunity or special maintenance : Work is done as and when possible within the limits of operation
demand.
• Emergency maintenance : Necessitated by unforeseen breakdown drainage or damage caused by
natural calamity like fire, floods, cyclone earthq,uake etc.
1.2.1 Preventive Maintenance
• Preventive maintenance is defined as, "the maintenance work done before a defect or damage
developed in the structure". Preventive maintenance is an active technique to prevent untimely collapse.
This includes thorough inspection, planning maintenance programs and executing work. It depends on
the specifications, condition and usage of the structure. ·
• The purpose of preventive maintenance for civilian structures is :
• To protect civil structure from deterioration.
• To ensure that civil structures adequately support their assigned missions.
• To prevent the failure of structures before they actually occur.
To maintain and enhance the reliability of structures by repairing/replacing damaged structural
components before they actually fail.
 S VI Civil) 1.4 Basics of Maintenance and Re .
Maintenance & Repair of Strudures ( em.
. d f cy for preventive maintenance of civil engineering structure. Prevenr
• There can be no f1xe requen . . . 1ve
. . •. t tures will be mostly m accordance with the plant requirements and
maintenance of c1v1 1,an s rue
recommendation inspection _reports.
• It shall be decided on the following input :
Previous structure failure and repair record.
of various departments like Mechanical / Electrical /
Requirement and recommendation
Instrumentation / Plant operation etc.
Civil inspection recommendation.
External agency recommendation and report based on distress category and NDT results.

Design life of structures.

Aging mechanism.
Consequences of failures.
Structural criticality.
• Plant operations as well as civilian inspections will determine whether it will cost more for regularly
scheduled downtime and maintenance, than it will normally cost to operate structure until repair is
absolutely necessary. This may be true for some structures; while there should be no comparison only on
cost, but long term benefits and savings associated with preventive maintenance will also be considered.
For example the cost for lost production time from unscheduled structure breakdown will be incurred.
Also preventive maintenance will result in savings due to increase of effective system service life.
Preventive maintenance also depends on the use of structures.
• Following points must be considered while deciding course of preventive maintenance :
Function of the structure.
Degradation mechanism.
Credible effect and consequences (What would happen if the asset fails).
Determine condition status (at most recent inspection).
• Estimate remaining functional Life (as of most recent inspection date).
• Base~ on abo~e points, preventive maintenance can be taken up keeping reliability as well as type of
repair ~nd est1 mated co st up to the life cycle of structure. As a result, more insight into and control over
the maintenance of structures is desired.
• Below three points are important f · t· d ·
. or mspec ion an maintenance related to structure distress :
(1) Technology to discover damage in early stage which leads to s . ·t .
ii) enous s1 uat1on
( Technology to rightly evaluate present available perfo .
performance. rmance (durability and load resistance

(iii) Technology to estimate the progress of d (d .

12 2 R d. I M . amage egradat1on prediction technique).
. . eme ia a1ntenance
• It is the maintenance done after the d f
basic steps : e ects or damage occurs in the structure. It involves the following

• Finding the deterioration.

• Determining the causes.
• Evaluating the strength of th . .
• . e existing structure.
Evaluating the need of the st ructure.
• Selecting and implementing th .
e repair procedure.
Maintenance & Repair of Structures (Sem. VI Civil)
1.5 Basics of Maintenance and Repairs

1.2.3 Routine Maintenance

• Routine ~ai~tenance is post construction activity, which is required to be attended for the maintenance
of the bui_ldmg to prevent its initial decay and to prevent damage to it and prevent it from becoming
non-functional.

• It is the service maintenance involved in the structure from time to time. The nature of the work done
and the interval of time at which it depends on the specifications and materials of the structure, purpose,
intensity and conditions of use.

• This includes white washing, patch repair to plaster, replacement of fittings and fixtures, road surface
bonding.
• Regular maintenance of the structure is necessary to keep it functional and to prevent early decay.
• A building is made of different parts in different location and is made of different materials. All of these
are susceptible to natural decay due to aging. While designing, the life of the members is assumed with
normal maintenance.
• There are various items of work which come under routine maintenance and it is expected that the
maintenance of the building will be attended regularly. Some items are required to be attended daily,
some weekly, while some at regular intervals.
1.2.4 Special Maintenance
• It is a work done under special conditions and requires heavy clearance and performance to repair heavy
damage. This can be done to strengthen and update the structure to meet the new condition of use or
to increase its serviceability.
• This may involve particular or complete renovations at long intervals, such as floors, roofs etc.
• Any special repair work to be done in the structure is to be certified by an engineer or licensed structural
engineer. The engineer is required to verify himself to the necessity of undertaking special repair to any
item of building.
• Special repair estimates will be prepared by the engineer. The governing body or managing committee
shall record the estimate in writing.
• There should not be too much estimate for special repairs. As far as possible, the approximate number
should be limited to the number of identified subheads.
1.2.5 Extra Ordinary Special Repair
• When expenditure on special repair to a particular building is in excess of the permissible yardstick of
special repair, the same come under the category of extra ordinary special repair.

I I
I Optimal I Total cost of maintenance
1maintenance
1 zone 1

....en I
I
I
I
Cost of preventive maintenance
0
(.)

t
1 ------- Cost of corrective maintenance
I
I I
Amount of maintenance activity
. . Regular maintenance to cost graph
F1g. 1 .3 .
 R . f Structures (Sem. VI Civil)
Maintenance & epa1r o
1.6 Basics of Maintenance and
epairs
J
• Expenditure on special repair up to permissible limit can be incurred by the _Engineer. Beyond th,
permissible limit however engineer has to have the approval of the higher authonMs. .
• Governing bodies are empowered to approve the extra ordin_a~ Sp_ec1~I Re~a_1r Estimate _to certain
amount so long as scope of expenditure is to retain the building m its original shape in liveable
conditions without carrying out any additions to it.

~ ~¾ '~0'''
t• -~i~
1 8~,ECl'ii
0
/;, if "'>S:<

1.3.1 The Principles of Repair

• The Purpose of Repair: The quantum of repair should be kept to the minimur:n as the main intention is
to slow the decaying process of the building. Extra caution must be taken in or~er not to alter the
features of the building. The major aim is to ensure the strength of the structure 1s able to withstand

loads.
• Avoiding Unnecessary Damage : The rate in which the decay will take place may vary on the types of
material used. Some of the materials, for instant certain type of roof require periodic complete or major
replacement. A more selective approach is required at some of these elements such as masonry, framing
of walls and roofs. These items will decay slowly and in isolated areas.
• Analyzing Historic Development : Owner or contractor involved in preserving the building need to
investigate or review the historical data of the building. Usually the main criteria to look into are
architectural investigation or any record of particular structure and assessment on its historic context.
• Analyzing the Causes of Defects : A deep analysis on the building's historical development, details in
design of repairs should be preceded by long term observation. This must include the condition of its
material, causes and processes of the rates of decay.
• Adopting Proven Techniques : Any repair must be compatible with existing material or methods of
construction. This will ~reserve the integrity to ensure the work done has an appropriate life. If possible,
new methods or techniques should not be used unless the old techniques are no longer relevant.
• Pres~rvin~ Origin~lity : ~II her_itage ?~i_lding ~epairs should be executed to its original nature as
~~ss1ble without trying _t~ hide usmg a~1f1c1al agemg. Minimum work is sufficient when heritage building
1s involved to ensure minimum obstruction to its original built and design.
• ~estoration of Lost Features : Pinnacles, cornices, hood moulds, window tracery and members of a
timber
th framef that may
. have been lost in th e past · From record we could put these items back in place in
e course o repair. Non-structural elements also m b I d
goods or shop fronts. These items ma b ay. e rep ace su~h- as railings, windows, rainwater
accurate replacement. y e replaced if we have suff1c1ent data and evidence for an

• Removal of Damaging Alterations : Any renovati I . .. . .

done on building are important a d t b onS, a terations or add1t1ons including remedial work
n
measure and record must be kept and
o e recorded as a cumul t·
t t t
h" c ful
a ive 1story of the building. are
s a u ory consents must be obt . d . d
•
monitoring building. Any problems bJ
Safe~u~rding the Future : An interval of 5-7 ears . ame m a vance.
should be considered a good, for routine checkup in
.

generally started at the highest level cpan f e . ete~ted early on such as waterproofing problems which
. . · ro ess1onahsm is also d . ..n,
to maintain the building. a goo consideration in hiring a third pa,.,

1.3.2 Necessity of Maintenance

• Prevention of damages like decay due to natural ag ·
• To keep structure in good enc1es, wear and tear.
appearance and working co d"t'
• To ~educe the causes against building. n I ion at all weathering actions.
• To increase the life of build'mg an d maintain
. . .its value
• To reduce the risk for occupants and the outgoing e~panses.

I
Maintenance & Repair of Structures (Sem. VI Civil) 1.7 Basics of Maintenance and Repairs

• To repair the defects

. occurred in the structure an d st rength t hem.
• Adequate maintenance is important one, because repair • and re-habitation of structure cost ·1s huge.
Wi th high availability maintenance model

---i-- -- ·- ·- -· ....
,· -- . -:...- -
#;- -
- .',
/
:0 _. Upgrade or retrofit solutions
-~
a3 . ,',1
'/

-,
0::
"C
,
,.,
-
C
co • r - ... ..._
Q)
CJ
,,, Ris k and condition-based
C r-,... maintenance
co I ?--,.
E Rep air
I I ... ,I,

Q) I
I
""r,..
a.. I
No
maintenance
I

-i -
Time
Fig. 1.4 : Structure performance graph
1.3.3 Objectives of Maintenance and Repairs
• The maintenance of structure is done to meet the following objectives :
• To improve the service life of the structure.
For better serviceability of elements and components.
This leads to early detection of defects.
Prevents major deterioration leading to collapse.
Prevention of losses due to natural agencies and keeping them in good appearance and working
condition.
Repair faults generated in the structure and, if necessary, strengthen them.
1.3.4 Importance of Maintenance and Repairs
• Maintenance management is responsible for the smooth and efficient working of the structure and helps
in improving the durability.
• It also helps to keep the structure in their optimum operating conditions. Thus, maintenance is an
important and inevitable service function of an efficient structure.
• It also helps to maintain and improve the operational efficiency of the plant facilities and hence
contributes to revenue by reducing operating costs and improving the quality and quantity of the
product being manufactured.
• As a service function it deals with some cost disturbances. Important components of such costs are -
employment of maintenance staff, other small administrative expenses, investment in maintenance
equipment and inventory of repair components/parts and maintenance materials.
• Absence of maintenance can lead to repeated breakdowns, collapses and failure of some productive
centers/services, resulting in stagnation of activities, idle man and machine time, disorganization of
subsequent operations.
• Accidents endanger the life of tenants/public and allied people etc.
• Hence, the absence of planned maintenance service proves costlier. So it should be provided in the light
of cost benefit analysis. Since maintenance is a service function, it should be provided at the least
possible cost but in a effective way.
 - -~ · - 1v1a1ntenance a

~~~ '~C.tlOflS IN,~ hll' ' "'"'

IIC{ltf~ IRS
• Maintenance of the buildings is influenced by the following factors :
(
a) Technical factors : These include the age of the building, the nature of the design, the rn t .
.
specification, the previous standard of maintenance and the cost o f postponing
. the maintenance.
. a eria1
Site selection and site development errors : Failures often result from unwise land use or .
selection decisions. Some sites are more vulnerable to failure. The most obvious examples ::e
sites located in areas of significant seismic activity, in coastal areas, or in floodplains. Other sit e
face problems related to specific soil conditions such as soi•1 expansion • or permafrost in coldes
regions.

Design errors : These failures include errors in the concept; lack of structural redundancy; failure
to consider load or combination of loads; lack connection; calculation errors; misuse of cornputer
software; including incompatible materials selection, failure to consider maintenance
requirements and durability; insufficient or inconsistent specifications for materials or expected
quality of works and wage communication of design.

Construction Errors : Such errors may include excavation and equipment accidents; improper
sequencing; insufficient temporary support; excessive construction load; premature removal of
shoring or formwork; and non-conformity to design intentions.
Material Deficiencies : While it is true that most of the material problems are the result of
human errors, including a lack of understanding about materials, there are failures that can be
attributed to unexpected inconsistencies in the material.

Operational errors: Failure may occur after occupancy of a facility as a result of owner/operator
errors. These may include alteration made in structure, changes in use, careless overloading, and
inadequate maintenance.

(b) Policy: A maintenance policy ensures that, the value of the money spent is obtained in addition to
the security of the asset value and the resource value of the buildings concerned and owners.
(c) Environmental : All buildings are subject to the effects of a variety of external factors such as wind,
wind precipitation, temperature etc. which affect the frequency and scope of maintenance. Similar
factors of humidity, temperature and pollution will be considered. Industrial buildings can be subject
to many different factors. Swimming pool structures are sensitive to the effects of chlorine used in
water.

(d) User: The maintenance requirements of buildings and their various parts are directly related to the
type and intensity of their use.

1.4.1 Causes that Affect the Service and Durability of the Structure
1. Atmospheric Agencies :

A. Rainfall : It is an important source of water that affects the structure in the following ways.
Physical : Dissolving and transporting minerals as it is a universal solvent.
Expansion and contraction : Materials are subjected to repeated expansion and contraction,
while they become wet and dry and develop stresses.

Erosion : Transportation and attrition and abrasion of the materials is quite evident effect of th e
water.

Chemicals : Water available in nature contains acids and alkalis and other compound ,·n
dissolved form salts on surface of material, known as chemical weathering.
• Expansion
· °f water : The variation of temperature causes expansion and contractio· n of
absorbed water and affects the microstructures of the material.
~aintenance & Repair of Structures (Sem. VI Civil) 1.9 Basics of Maintenance and Repairs

B. Wind: It is. the

. agent which trans ports the abrasive
. material and helps in physical weathering.
It t
. s ac 10n increases,
. when it is moving
. wit . h high
. speed.
it may contain
penetrate ·t some
d" acidic gases like CO 2, smo ke, which may act over the material and
s qui e ,splay in the material and structure.
C. Temperature:
Seasonal and annual variation of tern pera t ure.
Surface of the material causes expansion and contraction.
The movement of the mate na · 1b on d and adhesion
. between them occurs when it is repeated.
• The development of cracks and rock may breaker away into smaller units.
2. Normal Wear and Tear :
• During the use of structure it is su b"~ect ed to ab ras1on
· and thereby it losses appearance and serviceability
3. Causes of failure of structure : I • ·
• Improper design due to being incorrect.
• Inadequate data regarding usage.
• Loading and environmental conditions.
• Material selection and poor description.
• Defective construction.
• Poor materials and poor workmanship.
• Lack of quality control and supervision.
• Improper use of structure-over loading.
• Impurities from burning industrial fuels.
• Deteriorating environment.
• Seawater minerals and chemicals .
• Storage of chemicals for which they are not designed .
• Lack of maintenance.
• Lack of proper security, precautions and prevention.
1.4.2 Advantages of Maintenance and Repair
Low Risk Factors : As the building is being regularly checked, the risk of sudden breakdown is low.
•
Hence, creates a safe working environment for residence.
Follows a schedule : By following a schedule, the unforeseen maintenance cost will be minimum and
•
also overall delay in construction activity can be avoided.
Long building lifespan : When the equipment is being tested and maintained, it will be kept in its best
• shape, so it will extend its lifetime. Along with regular check-ups of building parts such as pipes, boilers
and roofing, it will also extend the life of building.
Cost effective : Over a period of time it can be seen that, less money is being spent, because as it will
• not have to change the equipment much, as well as deal with last-minute break downs. While there still
may be some unplanned maintenance required, when the building and equipment are regularly checked.
Property-wise, it can be able to detect roof leaks before they escalate and repair quickly before mould
and debris occur.
• Waste less energy : In general when appliances are not kept in the best conditions possible, they will
drain more energy, increasing utility bill. With properly maintained equipment, it will save energy and
money. While check-up of the lighting and cooling/heating system on a regular basis will help reduce
the energy bill.
Maintenance & Repair of Structures (Sem. VI Civil) 1.10 Basics of Maintenance and Repairs

• . W'th lar checks it will not be surprised when something goes wrong. This Will b
• Less d1srupt1on: 1 regu ' · t los·ng property d ea
quick fix as user will know what needs to be done. Wh~n it comes o c I an disrupting
workers, there will not be problems if a major problem ar~ses.
1.4.4 Limitations of Maintenance and Repa1rs . .
• Wh • •t· starting a preventive maintenance plan, 1t will cost more to maint.
• Require more cost : en m1 1a 11 Y a1n
equipment and the building regularly, tham to yvait for a sim~ly br~ak down.
• Over maintenance: Because there is a regular plan, sometimes items often do nee~ to be checked
th
according to plan. If so, this can change maintenance plan to checking e specific equipment or areas
less often, while maintaining a schedule.
• Require more workers : Preventive maintenance requires mor~ workers because regular checkups are
necessary. When compared with reactive maintenance, users s1m~ly need to call ex~ert worker for an
onetime fix. Instead this method re uires workers to alwa s be on site and erform da1I tasks.

• Maintenance : A combination of all technical and associated administrative actions for the purpose of
maintaining or restoring an object to the condition in which it can perform its essential functions.
• Maintenance Management : Organization of maintenance within an agreed policy. Maintenance can be
seen as a 'steady state' activity.
• Building Maintenance : The work done to maintain or restore the performance of the building fabric
and its services to provide an efficient and acceptable operating environment to its users.
• Housekeeping : The regularly recurring work that is required to keep a structure in good condition so
that it can be used in its original capacity and efficiency as well as proper preservation of capital
investment throughout its economic life.
• Owner : Person or body having a legal interest iljl a building. This includes freeholders, leaseholders or
those holding a sub-lease which both bestows a legal right to occupation and gives rise to liabilities in
respect of safety or building condition. In case of lease or sub-lease holders, as far as ownership with
respect to the structure is concerned, the responsibility of structure of a flat or structure on a plot
belongs to the allotee/lessee during the leasehold.
• Confined Space : Space which is inadequately ventilated for any reason and may result in a deficiency of
oxygen, or a build-up of toxic gases, e.g. closed tanks, sewers, ducts, closed and unventilated rooms, and
open topped tanks particularly where gases or vapors heavier than air may be present.
1.5.1 Maintenance Management
• Maintenance management of building is the art of preserving over a long period what has been
construct~d. Whereas construction stage lasts for a short period, maintenance continues for
comparatively very !arge perio~ during the useful life of building. Though the building shall be designed
to be very durable, 1t needs maintenance to keep it in good condition.
• Inadequate
ff t' th or improper maintenance adversely affects th e environment
• .m which
. people wor k, thus
II
a ec mg e overa output and also the overall service life of the building In the post construction
stage, the day to day maintenance or upkeep of the bu'ld' 1 mg shaII certainly
. · 0 f the
building structure. delay the decay

1.5.2 Maintenance Policy

• The policy shall cover such items as the owner' •. ' king
account of the building's physical perfor s ant~cipated _future requirement for the building, t_a_ ns
regarding : mance and its functional suitability. This shall lead to decisio

(a) the present use of the building antici atin . . . ies of

existing components or engineer· p . g any likely upgrading and their effect on the life eye
mg services· and
(b) A change of use for the building and th , . tin9
components or engineering services. e effect of any conversion work on the life cycles of ex1s
~aintenance & Repair of Structures (Sem. VI Civil)
1.11 Basics of Maintenance and Repairs

1.5.3 Maintenance Work Program

• Maintenance work will be done at t· h · · ·
. . . d a ime w en any adverse effect on output or function will be likely to
be minimize as well as reasonable consideration for the comfort of residents and public and third party
stakeholders.
• The program will be planned t 0 ·
. . remove any unsuccessful work. This may occur if upgrading or
conversion work is done after the maintenance work has been completed.
• Any ~elay in_ fixing the defect will be kept to a minimum, if such delay is likely to affect the output or
function. Maintenance costs increase with decreasing response time.
• Main_tenance work, completed or being performed shall comply with all statutory and other legal
requirements.
1.5.4 Maintenance Guides
• An owner responsible for a large number of buildings has to establish procedures for maintenance.
When an owner is responsible for the maintenance of only one building or a small number of buildings,
drafting a guideline book tailored to suit each particular building can provide significant advantages.
Such a manual would take into account the following :
(a) Type of construction and the type of residual life of a building, and
(b) Environment and intensity of use.
1.5.5 Planning of Maintenance Work
• Work shall take into account the possible maintenance cycle of each building element and logically
planned with inspections being done at regular intervals. Annual plans shall take into account
subsequent years' programmed to incorporate items and to prevent additional cost. It shall be
emphasized that, the design of some buildings can lead to high indirect costs in maintenance contracts
and, therefore, careful planning can bring financial benefits. The decision to repair or replace shall be
taken after due consideration.
• Identifying the exact need of the customer/owner, that is, having a clear idea about the various items of
work that would be required for efficient rehabilitation of the structure as desired along with their
sequence.
• When above stages are complete, that is, the items of the work are identified, they have to be surveyed
on site by an experienced and skilled Quantity Surveyor to prepare cost estimates along with economic
analysis.
• The estimate thus prepared helps in preparing various schedules and finalizes the work plan in
consultation with the client about the probable date of commencement of work, time period which will
be available for completion and status of the fund.
• Depending on the planning, schedules will be prepared for various items. Schedules of items and
quantities of work along with their sequence is very important _in planning. A complete schedule of the
various materials that will be required and the steps of the requirement match the sequence of activities.
Schedule of plants and machinery as would be required to match with the schedule and sequence of
items of works. There are other schedules also e.g. labour schedule, expenditure schedule etc.
• Planning and scheduling are activities before the start of the actual work, while control is the activity
w h.1ch occurs d unng
· the progress of the work · The purpose . of control is to monitor the progress of the
work and to see if the work is progressing at all stages desired and planned.
• Th ere are various
• meth ods or techniques to control a work. Commonly adopted techniques are bar
.
chart s an d project eva 1ua t·on
1 and review techniques, commonly referred to as PERT with Critical Path
Method or CPM.
 1·12 Basics of Maintenance and R
· f Structures (Sem · VI Civil)
Maintenance & Repair o . . . . .
~aiti
----...::.
. h th progress of variqus actIvItIes in relation to tirne ~
·
chart which s ows e Th · 111e
• Bar Chart: A bar chart is a . . . .. h"ch can be identified separate Iy. ese activities
. . . . d . eral explicit act1vItIes, w 1 . h . are
proJect 1s d1v1de into sev . . f two co-ordinate axes diagram. T e horizontal a .
• • t the vertical axis o a . . f . Th Xis
presented linear1Y agains t e specific J·ob or actIvIty o proJect. e beginni
· I ed Each bar represen s on ,1 • 1 ng
represents the t ime e aps · d th time of finishing of tne activity.
d t f e of commencement an e . .
and en represen im th xpected duration of the actIvIty. A bar chart .
h f h b therefore represents e e . . is
• The lengt o t e ar, '. . . b ble expenditure and actual financial progress als
d · tw s time against actIvIty, pro a o
represente in o axe , . h h . t I axis The line on the chart generally takes S-shape
b h the chart along with t e onzon a .
can e s own on nt both physical and financial progress against the
and is called 5-curve. Thus, a bar chart can represe
program.
Day4
100%.----------,,,i--:;,,-;---
/
1
/
Activity
!
Planned 1
1 A
progress ~
80% I V
C I B - - _-_-_-_-_-_-_-,
0 ---------------~--- Revised estimate V

160% of C
E
0
0
future progress
D
V
---·--- ---.
V

-~
40% E
0
Q) V
a. F
V
20 % 1 , Actual G

-
/ : progress
';I'/
/
I I
H -----,
V
-----
0%~__,J---'-_ ___.__ _,_ _ _ __ V
0% 20% 40% 60% 80% 100%

Percent of estimated project time 0 5 10 15 20 25 30

(a) (b)
Fig. 1.5 : Physical and financial progress
1.5.6 Service Centre
• A network of service centres is made available for receipt and disposal of maintenance complaints w_hich
are made by the occupants. Usually, maintenance engineer is in-charge of the service centre. A drill of
maintenance activities to be performed daily, weekly, monthly, annually and periodically by th e
functionaries. . . . . . . . . and
• The maintenance and repair committee Is responsible for planning and supervising all maintenance t
repair activity in the building. The committee must work closely with the tenants in order to figure ou
how much money is available for repairs, and how it should be used.
• Members of the maintenance and repair committee must be building-residents who belong to th ~
tenant association, and they should be prepared to invest considerable time and energy in this important
responsibility. The committee should meet at least twice a month to review building repair needs and se
priorities.
• W hen an outs1"d e con t ra ct or ·1s require
· d, t h e committee
· · · contractors, so 1·1cIts
seeks qualified · an d evaluatesof
bids for the job, and recommends the selection of a contractor to the executive committee. Members
the maintenance and repair committee usually supervises the work of building's Engineer.
r
1.5. Complaint Register
· · · · ceived a1 · •
• Comp Iamt register 1s an important document maintained at Service Centres. All complaints re the
. C t d · h e
Service en res are entere in t e Complaint Register and these are closely watched to ensur . · en that
I · are atten ded to as exped1t1ously
comp amts ·· · teris
as possible. A typical page of the Complaint Regis . giv of
in Table below. There may be different registers for different disciplines for the conve~ience
concerne d Engmeer.
. Comp Iamts
· can be written
· by tenants at Service Centers in the form pres cnbed-
 ~aintenance & Repair of Structures (Sem. VI Civil)
1.13 Basics of Maintenance and Repairs

COMPLAINT REGISTER
M/C Number
Sr. Time of Colony, Description Classlflcatlon (tick where Sign of Remarks
Action Taken Remarks Balance
No. complaint Flat/ of complaint/ appropriate) 1.0. of
ofl.O. work
House no. Observation
No delay balance carried to engineer
Other Given Date Date Details of
byJE,AE or
work to complaint
to given attended work
Inspecting
be done no• .•.I
done
officer
Transferred

lo

• Every complaint shall be assigned a serial number. Time of lodging of complaint shall be invariably
recorded by the Receptionist. The complainant shall be intimated with the complaint number and the
likely time frame for attending the complaint for his reference. All complaints shall be entered in the
register. Civil, Plumbing, Electrical and Horticulture complaints may be entered in different registers.
• First entry in the complaint register on any day shall start on a new page. In case a complainant desires
to lodge a written complaint, he shall be given acknowledgement of the complaint in the counterfoil of
the slip. As far as possible, the tenants shall be asked to indicate the nature of complaints to the
attendant at Service Centre, so that the right person is deputed for the job and he carries with him
necessary tools and materials.

• In many cases, the complaints are vague and the workmen have to make more than one trip to the
house, to find out the nature of work and the tools and materials required. This wastage of man power
should be avoided.

• Tenants shall be advised to register their complaints invariably with the Service Centre. The tenants may
be advised to approach the maintenance committee or governing cell only in cases where the
complaints are not attended to within a reasonable time or the work has not been done satisfactorily.
They shall be asked to quote the complaint number and date, so that the complaint could be
investigated.
• Maintenance information system envisages submission of maintenance complaint returns by the
Engineers. It will include under mentioned three categories of complaints.

1. Day to day Complaints :

• Eng ineers will send the day to day complaints to the maintenance committee respectively, separately for
all the service centres under them. The day to day complaints will be grouped trade worker wise as
under: