Appunti "Building Maintenance Proceedings and Methods"

PRODUCERS' IMPOSSIBILITY TO BUILD AND TO CONSUME LAND

Today the situation is much more complicated because the cultural void in the management of real estate systems involved a number of actors, who belong to different business sector. For instance, the producers of building components and technological subsystems, which represent more or less the 60-70% of the economic value of an asset, are unable to adapt their maintenance logic to building maintenance practices. Components' suppliers belong to industrial sector, which adopts planning and maintenance processes from many years, while buildings are not ready to meet industrial maintenance dynamics.

A reaction to the trend, which characterized real estate sector during the last decades of 20th century, is represented by the definition of new legal prescriptions to be followed, i.e. Decree Laws and UNI EN.31.2 Maintenance definition 1964 BS (British Standard) Combination of activities carried out to preserve and to bring back a building.

Key words in the definition:

• "Combination". It introduces the concept of integration in maintenance activity definition. Maintenance it's not a single activity, but the combination of more activities.
• "Preserve". This word changes the perspective from failure maintenance to preventive maintenance. The idea is to preserve, safeguard the asset and so to prevent future damages.
• "Bring back". Here we are talking about the refurbishment to recreate some initial conditions, i.e. corrective maintenance.
• "Adequate conditions". It expresses that operations' quality level exists and it changes during time, so a dynamic concept.

1972 Building Maintenance Committee

Work undertaken with the purpose to maintain, renovate, improve components of the building, its services, surrounding area, to obtain an adequate standard level, and to maintain usability and value of the asset.

Key words

In the definition:

• "Maintain". Concept linked to "preserve" of BS definition. We are talking about preventive maintenance.
• "Renovate". Corrective maintenance. In BS definition this concept was expressed by "bring back".
• "Improve". It's the first real addition to previous definitions. Here we are talking about a kind of maintenance related to technological improvements and legal alignment, according to the dynamisms which characterised demand requirements over time. Proactive maintenance.
• "of the building". We are talking about parts of the building, so the asset is no more seen as a unit, but there is awareness about the components of the building and their value.
• "Surrounding area". In the new perspective is also involved the context in which the building is located. Maintenance must look at the building, its components and its surroundings, in terms of infrastructures.

services and so on.

• “Standard level”. This concept is one of the pillar of maintenance because it is referred to the standard service level defined in maintenance contracts or in regulations compared to service level performed by the building.
• “Usability and value”. These two words point out two objectives of maintenance: the operation of the building over time, and the necessity to safeguard the value of the building over time.

41990-1993 UNI Combination of all technical, administrative and managerial actions during the lifecycle of an item intended to retain it in, or restore it to, a state in which it can perform the required function.

1996 UNI 10604 Maintenance objective is to allow use of the asset, maintaining his value and his initial performance into acceptable/adequate values for the useful life, supporting technical and regulatory adjustment in the case of new requested performances, required by ownership or by regulation.

1.3 Maintenance types

Definition Examples

Routine/Planned Maintenance

Maintenance carried out to re-pair, refurbishment and replace-ment of building’s finishing, and/or to complete and maintain building’s systems/plans/machinery:

• Plaster cleaning and partial restoration/recovery, using the same materials and existing/current colours;
• Window, roof, paved surface cleaning, refurbishment and replacement, using the same materials, colours and technologies;
• Partial refurbishment of external cladding/covering using the same materials, colours and technologies.

Extraordinary maintenance/repair

Maintenance carried out to refurbish and replace parts/components of a building (also structural components), and to insert facilities/services (e.g. bathrooms and kitchens) and/or new building’s systems/plans/machinery; without increase in volume, surface of the single unit, or change in use.

Corrective

Maintenance: Maintenance carried out after fault recognition and intended to put an item into a state in which it can perform a required function.

Preventive maintenance: Maintenance carried out at predetermined intervals or according to prescribed criteria and intended to reduce the probability of failure or degradation of the function of an item.

• Predetermined maintenance (ciclica): preventive maintenance carried out in accordance with established intervals of time or number of units of use but without previous condition investigation.
• Condition based maintenance (secondo condizione): preventive maintenance which includes a combination of condition monitoring and/or inspection and/or testing, analysis and the ensuring maintenance actions.

Predictive maintenance: Condition based maintenance carried out following a forecast derived from repeated analysis or known characteristics and evaluation of the significant parameters of the degradation of the item.

Maintenance activities:

• Restoration. Event at which the ability to perform as required is re-established after a failure.
• Repair. Physical action taken to restore the required function of a faulty item (it includes fault localisation and function checkout).
• Improvement. Combination of technical, administrative and managerial actions, intended to ameliorate the reliability and/or the maintainability and/or the safety of an item, without changing the original function (may also be introduced to prevent misuse in operation and to avoid failures).
• Temporary repair. Physical action taken to allow a faulty item to perform its required functions for a limited time interval and until a repair is carried out.
• Modification. Combination of all technical, administrative and managerial actions intended to change one or more functions in an item (it is not a maintenance action! The changes may have an influence on the dependability characteristics, may involve maintenance).

Dictionary Maintenance: combination of all technical, administrative and managerial actions during the life cycle of an item intended to retain it in, or restore it to, a state in which it can perform the required function.

Maintenance plan: structured and documented set of tasks that include the activities, procedures, resources and the time scale required to carry out maintenance.

Maintenance system: an entity (organisation) that is able to develop, manage and control a maintenance plan/schedule.

Maintenability: ability of an item under given conditions of use, to be retained in, or restored to, a state in which it can perform the required function, when maintenance is performed under given conditions and using stated procedures and resources.

Merloni law 109/94: It defines contents and goals of maintenance plan. Merloni law has been written with many difficulties due to its complexity, not so clear.

LAW/TOOLS Legislative decree 626/94: Decree related to...

(1999) Maintenance of buildings Documentation and basic information for maintenance services of projects approved and executed

UNI 10831-2 (2001) Maintenance of buildings Documentation and basic information for maintenance services of projects approved and executed

UNI 10874 (2000) Maintenance of buildings

It focuses contents of UNI 10604, Criteria for design, management and control of the maintenance services of building, and identifies the following tools:

• Technical management handbook;
• Maintenance handbook;