Building Maintenance Review for University

Building tending Review for UniversityStrategyAs Plym unwraph University strives to distinguish its legacy through excellence in facility pop the questionings, the maintenance of much(prenominal) structures becomes an innate part of the strategy. Refurbishment has already been undertaken across the campus in the past five courses, as major extenditions and facelifts have offered dimension and expanded capabilities for an expanding student and cleverness body. Ultimately in the preservation of this legacy, a proactive revision to campus maintenance is needed, one which all(prenominal)ow ensure that the disembodied spiritcycle approachs of the multiple structures ar limited and appropriate. reactionist maintenance programmes dramatically detract from such(prenominal) principles therefore, by following the programmed outlined herein, officials lead effectively navigate the broad spectrum of repair and maintenance projects which will take on in the coming decades.Exempla ry of campus revisions in the past several years, perhaps the most noticeable addition has been that of the Roland Levinsky construct. A remarkable new structure self-praise 12,711m2 of spatial argona and housing an expanded Faculty of the Arts, this expression is representative of all that the university plans for the future of the campus faade and its legacy. These developments include meritorious architecture, active facility management, and recollective bound preservation techniques as geomorphologic retention among both(prenominal) new and historic participants becomes an essential part of the long endpoint process.Supplemental rehabilitations and expansions have include the Rolle Building development and the Nacy Astor create programme. A combined total ara of oer 11,000 m2, these two structures represent a campus evolution which retains history eyepatch at the very(prenominal) time, boasts a progressive vision. Incorporating new student housing and offers unassail able revisions to common argonas, sports facilities, and office space, the maintenance of such facilities will become a gelid role in the university reputation for quality and consistency.To define appropriate and effective maintenance strategies, it become essential to identify the structural frailties which will be encountered all over the coming years. A case study conducted of homes in the Midlands argona de marginined that the predominant cause of structural deterioration is underground movement and shifting, while tangible defects and superstructure decay fill in the remaining sources.1 Recognising that such variables are essential to maintenance of a buildings flavourcycle directs the maintenance programme towards structural components, specifically those of the super and substructures and their material integrity.In insureing that maintaining only such areas would not fully integrate the much broader aesthetic and range of operative components at bottom university buil dings, there are other factors which must be considered as well. Similar surveys and studies have identified inadequacy defects in spite of appearance the structure itself which stem from roofing failure (42.9%), walls and column deficiencies (21.2%), header failure (18.5), and beam and joist overloading (17.5%).2 These components broaden the scope of maintenance trading operations however, recognition of their frailties and the effectiveness for musical arrangement-wide failure attached component collapse enables maintenance crews to seriously consider structural deviance and proactively reform and refurbish according to the prescribed strategy.Determining which areas will offer the greatest challenge and thereby warrant the most perplexity becomes a more difficult task. Material defects are also of considerable concern when designing a maintenance programme, as deterioration stemming from biological, chemical, and physical storm post well bring down the longevity of a s tructure and dramatically increase long term maintenance costs.3 Understanding that while new structures may incorporate the most advanced materials and construction techniques, recognition of material failure, could highlight additional placement deviance such as elemental concerns that undermine answeral operation of the building. Similarly, at bottom historic campus structures, the potential for material deterioration is substantially higher, detracting from longevity and reducing functionality without proactive initiatives.Perhaps the most substantial concern given the prevalence of inclement weather, identifying key seepage points and plastered areas will assist maintenance crews in stopping difficultys before they increase in both cost and severity. The maintenance cost of wet areas within a buildings substructure can extract between 35 and 50% of a buildings annual maintenance cost, in spite of their limited area occupation (10% in most cases).4 Within the structural el ements which are contained in wet areas, studies have demonstrated that there are three main causes of remains failure, highlighting pissing leakages, corrosion of pipes, and the spalling of concrete as substantial modes of foundation decay.5 From this perspective, unshakable maintenance and constant evaluation of wet area structures will also be an essential part of the maintenance programme.The team involved in such initiatives must be one of substantial talent, including abilities direct related to those concerns which will most occupy their time, including routine building maintenance, minor construction, repair, and general upkeep. An in-house team whose itemize is dictated by the scope of the brusque term maintenance programme should be able to assume the role of daily operator in equipment casualty of duties such as light bulb re wanderment, leak management in pipe couplings, measure blockage, doorway hinge failure, minor kettle hole issues, tap washer changes, sig n erection, and a host of other duties. Along these lines, internal team members must be coached in awareness faculties, ensuring that they can recognise and act when presented with system frailties or structural deviance. Such identification should include slipped tiling, dampness and wet areas, unnatural ageing, rot or mould, cracking, discolouration, and many another(prenominal) other signs that the integrity of each building is being negatively affected by some element. These in house participants should also be versed in decoration and design principles, enabling their date in an ongoing aesthetic awareness programme where they adjust and alter the decorum to suit university objectives.In spite of the high costs associated with emergency repairs, the high hat maintenance programme cannot prevent their incidence therefore maintenance contracts must be designed to ensure cost effectiveness while at the same time encourage a rapid response time. Such partnerships should entail a specific cost basis dependent on the required task, and roam around a long term relationship in which the maintenance contractors become familiar with the university. A twenty-four hour guideline should be in place for response rates however, given a major system failure such as a boiler break or plumbing backup, emergency teams must be immediately available.The maintenance programme will entail a rotation of short, fair, and long term tasks, each assigned to all an in-house participant or contracted to an external maintenance team. As these responsibilities happen at regular intervals, long term contracts can remain in place on a specific rotation to ensure that participants are acting proactively and in ossification with the programme needs, not reaction based hiring. Teams should be suffice according to skill set and appropriateness for the stage of the maintenance programme, ensuring that contractor responsibilities do not exceed their scope of normal operation. As struct ural and opinionated problems are identified during the regular review extremitys and daily operations, maintenance teams must recognise the severity of the damage or break up on the structure and allege a supervisory team of their findings. From this control position, the team will either instruct on internal repair or will hire out the duty to an outside firm. Managing costs through the maintenance chain will ensure that the university meets their long term cost objectives and yet remains active in the scope of their building maintenance.Maintenance Policy ReviewTo develop an effective maintenance programme, the university must adopt a perspective of preventative maintenance, one which while often perceived as costly in the short term, will dramatically reduce the systematic failure in the long term. Holmes and Droop (1982) recognized that periodic maintenance is most often direct according to budget instead of aligning with the needs of the building in question.6 As univers ity expenditure expectations are oftentimes maligned with real working scenarios, the determination of a predictive budget and maintenance policy will enable referral and discussion to be directed towards a proactive scenario. The reality is that instead of developing a systematic maintenance framework, decision makers will often choose to weigh budgeting concerns against the severity of the needed religious service prior to attempting any form of work.7 Maintenance of a university campus is not about severity or reactionist tendencies. Instead, the maintenance of school facilities must be directed towards a long term focus of preservation and conservation, ensuring that su scoreability is an ultimate objective. The following charts detail the short, medium, and long term focus through which maintenance projects will directly reduce the overall cost basis for renovation and repair over the life of school structures. The representative building is the Reynolds Building, although thi s plan could be repositioned for any of the many structures on campus with minimal adjustment. In spite of the fact that the costing data is only a general estimate, it places into perspective just how overwhelming major projects can be. Therefore, following a set maintenance plan and integrating professional labour to ensure its validity will enable the university to reduce costs and adequately maintain their diverse structural offering.It should be noted that all three sections contain a complete interior and out-of-door survey during which any potential problems are identified long before they become emergency repairs. Such analyses should be performed by a licensed surveyor and entail differing levels of comprehensiveness according to the space of time in between reviews. This process is essential to the preventative maintenance scheme of the university, as in spite of other review, the educated perspective of the surveyor could receive concerns before they escalate into much larger challenges. The relatively low cost of this process would be escalated if problems were found however, the overall long term savings delinquent to a proactive methodology is substantialShort end point CostsThe following chart details the short term maintenance costs which will enhance the overall operations of university buildings while at the same time ensure that major systems are checked and repaired prior to major collapse. For the purpose of this plan, short term can be considered a one to two year variable in which the repetition of action is essential to preventative techniques. Each of these segments will not individually contribute to costly renovations however, when considered as a unit, the cost basis for rehabilitating a distressed structure would be substantial and should be avoided at all costs.Primary Systems MaintenanceTo begin to exploit the systems which most influence the structural security and stability of a building, a composite of form and function m ust be evaluated and long term costs prohibited. The key systems within the university building structures include heating and cooling systems, gutters and down pipes and fire protection tools. align these systems around a schedule of regular repair will elongate the life of these instrumental participants and ensure that building stability is upheld.The consideration within this specimen for gutters and down pipes as essential modes of preservation is directly due to the nature of groundwater seepage and runoff. In order to ensure a long lifecycle for each structure, the water diversion systems must be intimately linked to a maintenance schedule. By cleanup spot on a 6 month frequency, maintenance technicians are ensuring that any foreign debris that might have filled those units, particularly during the Autumn season, is removed prior to more wet and rain-filled weather.Secondly, ensuring that heating and cooling systems enmesh at maximum efficiency over their lifecycle assist s the university budget on many levels. First and foremost, efficiency measures reduce the overall energy costs associated with maintaining an appropriate temperature within the structure. As global concern regarding energy usage continues to overwhelm headlines and Parliamentary initiatives, complying with social and political expectations places the university at the forefront of green supporters. Alternately, when considering the costs of unit relief in comparison with the minor costs of unit overhaul and monitoring, the potential for unforeseen budgeting problems is very prevalent. Through preventative maintenance on these units which includes a make clean of the ducts and system components in addition to oiling the motor and replacing belts, the university will ensure that systems operate at extreme efficiency. This maintenance should be done in accordance with season frequencies, including the Winter and Summer seasons during which units will be taxed to their maximum capaci ty.Secondary Systems MaintenanceWithin the scope of this maintenance schedule, there are other systems which are essential for appropriate functioning of building operations as well as those, that if not well kept up(p), can cause higher long term costs for the university. Lighting, weather proofing, and drainage are all within this category, and although their functions can easily be considered a primary concern to daily campus life, their long term impact on the university budget is limited in the scope of material costs and lifecycle.Lighting reserve and repair is an essential step to ensuring that daily operations are performed in an attractive and well supplied environment, encouraging patrons to continue their use of university facilities. When replacing bulbs within a regular cycle, maintenance crews are identifying any faults within the lighting system which could turn into critical electrical failure at a later date. Similarly, the replacement of bulbs enables the most ef ficient and environmentally friendly units to be placed into rotation at regular intervals. This expected maintenance will need to be altered according to technological advances and lifecycle.Within the whole life cost cycle of a structure, the potential for inclement weather and more importantly, the failure of structural systems to prevent penetration by this weather, can dramatically reduce the longevity and efficiency of a building. Therefore, checking the weather stripping and ensuring that all door and window seals function appropriately ensures that time sensitive erosion and wear on the structure does not occur. This maintenance also ensures that the crew evaluates a variety of key entry and exit points for rodent or insect incursions and eliminates the potential for such future problems.Finally, within the secondary modes of short term maintenance, drainage systems are an oft ignored reactive form of maintenance which, when properly maintained, can substantially contribute to structure longevity and limit the propensity for future problems. Ensuring that the proper flow of waste waters away from the building is regular and consistent eliminates the costly reactive calls to plumbing contractors after emergency situations have dictated refurbishment. Similarly, proactive evaluation of this system offers plumbers the opportunity to note any potential cracks, fissures, or wakeful points within the piping system and ensure that all drive mechanisms are appropriately synced for efficient operation.Short TermMaintenance ItemDescription absolute frequencyAdditional EquipmentAnticip. CostNotesGuttersCleaning and debris removal6 Months (After Autumn/Spring)Scaffolding270.00Price Includes ScaffoldingDown PipesCleaning and debris removal6 Months (After Autumn/Spring)ScaffoldingIncluded in Gutter CostPrice Includes ScaffoldingFire EquipmentSystem evaluation, recharge, and certification3 Months (Seasonal)switch Extingusihers180.00Price includes system certificatio nHeating SystemSystem evaluation, vent killing and tubing refurbish (As Needed)6 Months (Prior to Winter and After Summer)Ladder, Replacement Parts240.00Price includes cleaningFire/Smoke AlarmsCheck batteries, test function, and replace if needed3 Months (Seasonal)Replacement alarm115.00Indicates replacementCooling SystemSystem Evaluation, recharge, system cleaning(6 Months Prior to Summer and After Winter)Ladder, Replacement Parts310.00Includes RechargeLightingLight bulb replacement, system overhaul as neededMonthly as Needed, 6 months for major systemsLadder, Replacement Bulbs, Replacement Housing85.00Includes Replacement of bulbs at 6 month intervalWeather proofingReapply stripping to interior and exterior door and window sealsAnuual (Prior to Winter)Weather Stripping, Sealant110.00Includes replacement throughout buildingWindowsCleaned, debris removed, function certified3 Months (Seasonal)Ladder, Scaffolding270.00Includes Cleaning and scaffolding rentaldrainpipe AnalysisAll drai ns inspected for free flow action and plumbing repaired as neededAnnual (Prior to Summer)Snaking system, chemical unblock system320.00Includes Cleaning of problem areas privileged EvalFull analysis of problem areas and survey of interiorAnnual (Prior to Spring)Ladder180.00Full inspection out-of-door EvalFull analysis of problem areas and survey of exterior (Includes ground variance and nearby incidences)Annual (After Autum)Ladder180.00Full inspectionTOTAL ANNUAL COST2,260.00Medium TermThe medium term responsibilities offer an ideal time frame for replacement and refurbishment that includes more substantial, and generally, more costly repairs than those attempted in the short term. The expectation remains that any problem which arises during routine inspections must be dealt with according to the needs of the university, not the maintenance schedule or proposed budget. Through adherence to this strategy throughout the whole life costing of the structure, quality will be maintained an d the overall lifecycle costs will be reduced.Primary Systems MaintenanceThe primary systems evaluated during the medium term are directly related to the essential operations of the structure, including those systems which can debilitate and detract from the consistent workings of the building, including the boiler, the electrical system, and the gutter system. Recognising that the replacement of these systems at the medium term interval will substantially improve cost savings over emergency repair and expensive maintenance projects is a priority for committee members.The boiler replacement is most likely one of the most expensive, but most rewarding measures to be taken at the medium term interval. Given that the norm life-span of a boiler could potentially last longer than the ten year period listed here, the maintenance team must be able to recognise the characteristics of a well-functioning or suffering unit and offer advice regarding its condition during standard evaluations b efore and after this period. Replacement is highly recommended at the ten year mark because this essential systems component could substantially increase costs of a disaster repair in the event of its failure.Analysis of the electrical system will be include within the survey report conducted at the short-term intervals and expanded into the full spectrum 10 year evaluation in the medium term. Those systems which are deemed faulty during this period should be replaced immediately, as malfunctioning electrical systems can become an unanticipated fire hazard. Replacing the electrical system at ten year intervals ensures that the disengagement efficacy is maintained and that updated fit is installed for new technology to function properly.Finally, within the primary systems, the gutter and down pipe components become an essential mode of structural preservation, as the water transport away from the building limits the amount of erosion and decay over a lengthy period of time. At the ten year period, however, the prediction is that most of the system will have begun to demonstrate signs of wear, specifically around the hardware and jointing sections of the unit. Repair teams should undergo substantial overhaul to replace upgrade brackets and pipe couplings as well as replacing any sections of the system which are cracking or developing holes due to exposure to the elements.Secondary Systems MaintenanceThe medium term secondary systems are represented by those that both enhance the standard operations of the structure and offer the most cost versus tax refurbishment within the maintenance system. Although primary systems are deemed essential components, the high visibility of the secondary systems ensures that they are of an essential nature to the continued functioning of the structure.The building decoration, and in essence, the prescribed character of the interior structure is a maintenance project that requires substantial investment and vision. External co ntractors participating in the decoration revision every six years should replace drapes and visible accessories, alter furniture to match the expected period representation, and dramatically alter any additional components which add to the building aesthetics. The cost in this plan is a best case scenario cost and will have to be updated according to the broad range of needs. aline with redecoration, the repair and replacement of both internal and external finishes dramatically improves the user perception of the building, supporting operations and ensuring that during this activity that walls and beams are in good repair. composition the costs in these sections are an estimate, paint quality must be chosen of a high enough grade to endure elements and use over the coming decade, and of a colouring that matches the prescribed decoration aesthetics of the contractors vision.Finally, within the medium term, updating carpet and repairing the flooring become enhancement variables whic h ensure both function and aesthetics are aligned throughout the building. Although the wear lifecycle of both of these systems may offer a longer term operation, by replacing these components within the medium interval sustains the overall appearance of the building as well as identifies any underfoot rot or decay which could cause substantial problems later in the building lifecycle. These costs are only estimates, and depending on the quality or installation costs, the replacement of these elements could be substantially higher.Medium TermMaintenance ItemDescriptionFrequencyAdditional EquipmentAnticip. CostNotesDecorationAll interior and exterior decorative features cleaned or retouched as needed, application of want new features6 YearsAdded moulding and New decoration features1,400.00Includes interior design revisionInterior Wall windPaint or stain alteration throughout interior of structure8 YearsNew Paint colours2,800.00Includes new paint for all surfacesExterior Wall Finish Paint or stain alteration throughout exterior of structure8 YearsNew Paint colours3,200.00Includes new paint for all surfacesGuttersGutters repaired or replaced as needed10 YearsRemove and Replace hardware1,100.00Includes hardware replacement and repair to systemBoilerBoiler system cleaned, repaired, or replaced10 YearsNew Boiler System2,200.00Replacement of Boiler SystemHeating SystemSystem Features and couplings replaced, vent system replaced10 YearsNew vent system2,700.00Includes labour and cost of new venting systemFlooringAll Flooring examined for structural soundness and replaced as needed7 YearsNew Flooring1,700.00Includes New FlooringCarpetingAll carpeting examined for fraying and stains and replaced as needed7 YearsReplacement Carpet1,400.00Includes New CarpetingInterior EvalFull analysis of problem areas and survey of interior10 YearsStructural Modifications240.00Includes in-depth survey onlyExterior EvalFull analysis of problem areas and survey of exterior (Includes groun d variance and nearby incidences)10 YearsStructural Modifications240.00Includes in-depth survey onlyElectrical Eval look for electrical system and replace any frayed wiring or non-working areas8 YearsNew Wiring system1,700.00Includes cost of new wiring systemRoofing RepatchPatch and fill areas demonstrating extensive wear or lack of structural stability5 yearsRoofing shingles or covering400.00Includes labour and new shinglesDamp proofingAnalyse all areas for wet seepage, fill and fix problem areas7 YearsMastic replacement and filling700.00Includes replacement of all mastic and fillingsDrainage ClearDrains cleaned and pumped through ensuring proper rate of flow4 yearsPressurised Cleaning350.00 assoil system cleaning and pumpingTOTAL MEDIUM TERM COSTS20,130.00Long TermAs the building lifecycle reaches the long term variables of the maintenance plan, substantial wear and repair throughout the passage of time will have altered many of the structural variables within the system. From thi s perspective, an according chart of timelines must be maintained to identify when particular items have been replaced prior to the lifecycle prediction. Overall, the long term costs will be substantially higher than either the short or medium term however, the replacement of major systems offers an improved structural integrity and preserves the structure for many more decades of use.Primary Systems MaintenanceAs with the other timeline components,