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Review of norms for maintenance and repairs of buildings.
Government Of Maharashtra Public Works Department
Circular No. BLDG 1088/CR-140/Bldg-2 Mantralaya, Bombay 400 032
Dated 19th
March 1991
The norms for the, maintenance of and repairs to the buildings were last prescribed under G. R. Memorandum No. BLDG-1180/378/D-2, dated 29
th July 1980. The costs of labour and material used for maintenance and repairs have increased
substantially since then. With a view to examine the various aspects of the maintenance of and repairs to the buildings and indicating the break-up of labour (perennial and non-perennial) and materials in detail for different type and ages of buildings and types of buildings and repairs, Government had appointed a Study Group of engineers of this Department headed by the Chief Engineers and Joint Secretary under G. R. No. BDG 1088/CR-140/Bldgs-2, dated 20
th July, 1988. After considering
various factors affecting the cost of maintenance and repairs of buildings, the Study Group has submitted a report to Government with its recommendation about the revised norms. A copy of its recommendation duly modified is attached with this Circular for information and guidance of field officers.
2. Government had decided to provisionally accept the recommendation of the Study Group relating to the norms and other allied working out the requirement of funds for repairs to various categories of the buildings (administrative buildings, residential buildings, hospital buildings) depending upon their age and location. The requirement of funds for 1991-92 should accordingly be worked out on the basis of the norms and recommendations contained in this report and intimated to Government before submission of the budget estimates for 1991-92.
3. However, it is specifically brought to the notice of the field officers that actual release of grants will depend upon the availability of funds and budget provisions. In case funds available are less than the requirements worked out as per norms in the report, the distribution of available funds should be made judiciously taking into consideration the areas of the buildings of each category (e.g. very important, and prestigious buildings, hospitals) their age, location, etc.
4. A copy of the report should be circulated amongst all the D. Es. of Department by the Executive Engineer concerned so as to make them conversant with the method of working out the requirement of funds for repairs to buildings and their proper distribution within the available allocation.
5. Necessary correction slip to the M.P.W. Manual should be issued separately.
6. This Circular issues with concurrence with the Finance Department vide its un-official reference No. CR-141/expenditure-6, dated 16
th March 1991.
By order and in the name of the Governor of Maharashtra,
D. A.– Final, Recommendation of the Study Group.
V. B. BORGE
Deputy Secretary to Government of Maharashtra
Copy forward to–
All the Administrative Department in Mantralaya, Bombay. The Accountant General, Maharashtra State-I, Bombay. The Accountant General, Maharashtra-II, Nagpur. All Chief Engineer of P. W. Department. All Superintending Engineers under P. W. Department. All Chief Executive Officers of Zilla Parishads. All Executive Engineers under P. W. Department. All Executive Engineers of Zilla Parishads. The Director, MERI, Nasik. All Technical Officers in Public Works Department, Mantralaya, Bombay 400 032. The Chief Engineer, World Bank Project, Griha Nirman Bhavan, Bandra (East), Bombay. The Chief Engineer, MHADA. The Chief Engineer, Bombay Housing and Area Development Board, Bandra (East),Bombay. Select File Bldg-2.
T 4050–1
RECOMMENDATIONS OF STUDY GROUP
1. For financial norms of repairs to buildings, buildings are required to be divided in three main categories as follows :–
Category A : : Administrative Buildings
Category R : : Residential Buildings
Category H : : Hospital Buildings.
Category A–Administrative Buildings.–Administrative buildings in category A may be divided in three sub-categories as below :–
Category A-I–Very important and Prestigious Buildings such as Mantralaya, New Council Hall, Bombay High Court, Council Hall, Nagpur and Pune, Rajbhavan, Bombay, Pune, Nagpur and Mahabaleshwar, old Council Hall, Bombay, Police Commissioner’s Office, J.J. School of Arts, Institute of Science, Old Secretariat, P. W. D. Secretariat, Bombay, C.P.M. Court, Bombay, Nagpur M.L.As. Hostels, State Guest Houses and Circuit Houses. (If there any suggestions for inclusion of any other buildings in this category, a reference may be made for orders of Government).
Category A-II–Offices of State, Regional and District Heads, and functional buildings such as District Courts, Government Colleges, Laboratories and research Institutes like MERI, Haffkine Institutes, Bombay and Pune, Training Institutes like I.T.I., R.P.T.S., Khandala, P.T.C. Nasik, etc.
Category A-III–All other Administrative Buildings not included in categories A-I and A-II above such as School Buildings, Police Stations/Chowkies, Lock-ups, etc.
Category R–Residintial Buildings.–Residential Buildings in category R may be divided in two sub-categories as below :–
Category R-I–Important and Prestigious Buildings such as V.I.P. Buildings like Rajbhavan, Ministers and High Court Judges Residences.
Category R-II–All other residential Buildings including Hostels, residential Quarters of all pay groups, Police Lines, etc.
Category H–Hospital Buildings.–All Hospital Buildings including Rural Hospital, Cottage Hospitals, Primary Health Centres etc.
2. Lists of perennial and non-perennial items required to be carried out along with their periodicity is enclosed in statement I and II. According to these lists and the periodicity, financial and physical norms are suggested.
3. Financial norms recommended for repairs for various categories of buildings mentioned in paragraph 1 above are enclosed in Statement No. III. These norms include categories (i), (ii) and (iii), i.e., current repairs, special repairs, and specified repairs as stipulated in G.R. No. BPL-1288/CR-386/Bldg.1, dated 6
th May 1988 regarding monitoring of of perforance in respect of M & R
of Government Buildings.
Financial norms for categories of (iv), (v) and (vi), i.e. unforeseen repairs, improvements to compound, improvements to special Government complexes may be considered as 2 percent and 1.4 per cent respectively of the total financial norms for all the category of the buildings. This 5 per cent of total maintenance grants may be earmarked for these 3 categories.
4. The above financial norms are to be increased as suggested below for buildings in specific conditions :–
a. For buildings more than 40 years of age, 10 per cent additional grants to be given.
b. For buildings situated in the region where rainfall is above 2500 mm and in coastal areas additional 10 per cent grants may be given.
c. For buildings in hilly and tribal areas as specified vide P.W.D., G.R., dated 23rd
November 1990.
(Annexure I), 10 per cent additional grants may be given.
5. The norms suggested for civil works do not include expenditure on (1) Municipal taxes, (2) Services charges i.e., expenditure on Chowkidar, Room Boys, Sweepers, etc., (3) Water charges, (4) Telephone charges, (5) Electricity charges of Minister’s residences, administrative buildings, energy charges for street lights on internal roads, staircase and passage lilghts of Government Residential Buildings, lifts, etc., (6) Rent for Maharashtra Housing Board’s tenements, (7) Running of Assembly Sessions, (8) Air-conditioning, (9) Bulk Electricity Distrubution, (10) Running of Rest Houses/Inspection Bunglows, provisions for items such as linen, furniture, etc., (11) Resurfacing of internal roads, etc.
6. For up-dating the financial norms, it is suggested to increase the present norms for perennial and non-perennial repairs by average increase for the entire State (i.e. average of all PW Regions in the State) in the consumer price index and in the price index for construction materials (of wholesale price index if the price index for construction materials is not available) respectively on 1
st April every year. These norms will be reviewed and revised after every five years (corresponding to the period
of the Finance Commission) but one such revision may be done at midterm, i.e. after second year but before third year.
7. Physical norms for civil works suggested for each sub category of buildings for three main categories of buildings are enclosed in Statement IV.
8. Physical norms suggested for 10,000 square metres built up area of buildings for civil works. If at a particular place, total built up area of buildings is less than 10,000 square metres then the requirement of skilled labour will be very small. In this situation work should be got done from the multipurpose skilled labour. If built up area of repairs is less than 20,000 square metres within reasonable radius, the appointment of each individual category of skilled labour should not be made. However, all new appointments shall be made strictly in accordance with the provision of Government Resolution, Finance Department, No. Misc.1088/15/(2)Ser.10, dated 6
th February 1989 (Annexure-II).
9. As per physical norms recommended for skilled and unskilled laborers, review of skilled labour, actually working in the sub-division and division of the Department shall be taken within six months. For restricting number of skilled and unskilled labourers as per physical norms recommended, unskilled labourers working in the Department may be promoted as skilled laborers whenever they fulfil the criteria for the same.
10. By giving multipurpose training to skilled labour, their services can be utilised in many fields and in much better ways. For this purpose, after completing multipurpose training skilled labourers should be given suitable incentives as may be approved by Government. Training should be arranged through I.T.I. and during training period stipend should be given.
11. For changing fixtures and fastenings such as window panes, water taps, wash basins, flushing tanks, etc., adequate provision that is generally required has been included in the financial and physical norms. However, fixtures and fastenings are required to be changed on large scale for some buildings as per actual use. The additional expenditure in such cases should be borne by the User Department. This is as per suggestion of previous Committee under Chairmanship of Shri Merani.
12. Complaints received regarding repairs to buildings should be maintained in the registers as per prescribed proforma.
13. To reduce the expenditure on maintenance and repairs of buildings, use of modern techniques, instrument and machinery for better maintenance of buildings is necessary, for example–
a. For external repairs of multistoreyed buildings, mechanically or electrically operated cradle.
b. For buildings upto 4 storeys, use of folding aluminum ladder launched on mobile unit.
c. Specially fabricated scaffolding for repairs to pitched roof. d. Use of single phase welding machine for minor repairs to steel windows, M.S. storage tanks, etc. e. Drilling machine and anchor fasteners. f. Spray painting machine and steel furniture and wood work. g. Hand operated spray pumps for applying antitermite and pest control chemical. h. Chain pully block for hoisting and lowering down water storage tanks. i. Set of tubular adjustable centering for repairs to roofs of buildings with large floor heights.
j. Mechanically operated drainage choke-up-removal equipment.
New purchases and replacement of unserviceable equipment shall be made from the grants available under 2059 M. & R. (Non Plan).
14. Financial norms for perennial and non-perennial electrical items (only internal wiring including fittings and apparatus) are suggested for various categories of buildings are enclosed in Statement V. Under special circumstances the above financial norms are required to be increased as under :–
a. For buildings situated in Region wherein rainfall is above 2500 mm. Or in coastal areas additional 10 per cent grants may be given.
b. For the buildings in tribal and hilly areas as defined in para 4 (c) above, 10 per cent additional grants may be given.
The internal Electric wiring apparatus and switch gears are installed in all buildings.
Hence, maintenance norms are worked out on area basis and shown in Statement V. The list of the perennial repairs items is enclosed as Statement VI.
Statement VII shows the replacement items with periodicity. These works are non-perennial.
15. Financial norms for electrical equipment and machinery such as lifts, air-conditioning plants, diesel generator sets, transformers, overhead lines, etc are shown in Statement VIII equipmentwise. These equipments are installed in specific administrative and residential buildings and hospitals. The maintenance of some of these equipments is carried out as general or comprehensive maintenance on contract basis. The rates indicated before each type of equipment in the statements are therefore based on such maintenance contract and departmental expenses for painting etc. However , the requirements of grants cannot be converted on area basis to cater for such contracts ,etc. It is, therefore, recommended that the grants for such type of work be placed on the actual estimate basis every year.
16. The annual grants required for replacement of electrical appliances and equipments is shown in Statement IX. The Electricity (supply) Act, 1948 prescribes the useful life each type of equipment. Based on this and taking into consideration extension of useful life by good preventive maintenance , the replacement cost for various items is worked out and shown against each type of equipment. However, the requirement of grants cannot be converted on area basis. It is recommended that such replacement grants in each year be placed on actual basis.
17. The operational cost for each type of electrical equipment is worked out on thebasis of requirement of operation staff such as lift operators, A. C. Plant operators , pump operators, etc., and is shown in the statement IX. It is recommended that the operational cost be made available every year based on actual requirement of such operators. (Use of automative lifts and electro mechanical controlled pumps may be considered to save on the cost of operators where possible.)
18. For updating the financial norms, it is suggested to increase the present norms by Corresponding increase in the material and labour indices published monthly by the Institution of Electrical and Electronic Manufacturers Association (IEEMA) of India on 1
stApril every year. These norms may be reviewed and revised every 5 years corresponding to the period of Finance
Commission and such revision may be done as mid-term, i.e. after 2nd
year but before 3rd
year.
19. Physical norms for repairs to electrical installation are proposed in Statement X
20. Physical norms for repairs to electrical appliances and machinery are as per Statement XI enclosed.
21. Physical norms for parks and gardens for maintenance of gardens are in Statement XII enclosed.
22. Financial norms for parks and gardens consisting of labour charges, water and electricity charges and material charges are as in Statement XIII enclosed
STATEMENT I
List of items of perennial repairs to buildings with their periodicity and task work.
Sr.No Item Periodicity Task work
(I) Current Repairs to Roof
(1) Changing of broken titles.
2 percent every year 5 Smt.
(II) Current repairs to Doors and Windows –
(1) Minor repairs to doors and windows –
(2) Changing of hinges, aldrops, handles, tower bolts, stopper & tadi.
(3) Replacing broken glass panes
Twice a year
According to need
20 percent every year
20 Smt.
20 Smt.
5 Smt.
(III) Current repairs to water supply arrangement -
(1) Changing of bibtaps
(2) Changing of washers
(3) Minor repairs to water pipe lines
(4) Minor repairs to water storage tank, like leakages
(5) Minor repairs to flushing cistern
(6) Repairs to ball cock
10 percent of total qty.
Twice a year .
5 percent every year.
Once a year.
Twice a year.
Twice a year.
20 Nos.
20 Nos.
25 Rmt.
2 Nos.
4 Nos.
6 Nos.
(IV) Current repairs to drainage systems –
(1) Removing chokes and leakages from underground drainage line
(2) Removing chokes and leakages from pipes and walls
(3) Cleaning of inspection chamber
(4) Minor repairs and cleaning to Nahani trap and gully trap
(5) Repairs to sunken drainage lines
Twice a year.
Twice a year.
Six times a year.
Once a year and as per need.
10 percent every year.
15 Rmt.
10 Rmt.
2 Nos.
10 Nos.
2 Rmt.
(V) Current repairs to flooring –
(1) Minor repairs to tile flooring.
(2) Minor repairs to I.P.S. flooring.
(3) Minor repairs to tread of staircase.
(4) Minor repairs to handrall.
2 percent every year.
5 percent every year.
10 percent every year.
5 percent every year.
20 Smt.
10 Smt.
10 Nos.
10 Rmt.
(VI) Current repairs to plaster of walls and paintings –
(1) Minor repairs to plaster in patches.
(2) Minor repairs to pointing
5 percent every year.
5 percent every year.
5 Smt.
10 Smt.
(VII) Miscellaneous –
(1) Cleaning the roads and surroundings
Daily 300 Smt.
STATEMENT II
List of items of perennial repairs to buildings with their periodicity and task work
Sr.No Item Periodicity
(I) Roofing work
(1) Turning of Mangalore tiles
(2) Changing of Mangalore tiles with battens
(3) Changing of A. C. sheets with trusses and purlins.
(4) Changing of weather sheds.
(5) Renovation of expansion joints.
(6) Changing of false ceiling.
(7) Premonsoon dammering the roof with dungaree cloth.
(8) Providing bamboo matting before monsoon.
(9) Dammering to washers of A. C. sheets before monsoon.
(10) Repairs to false ceiling.
5 years
20 years
50 years
25 years
As and when required.
20 years
Once a year
Once a year
Once a year
Once a year
(II) Water Proofing
(1) Water proofing to the roof slab.
(2) Water proofing to R.C.C. tank on terraces.
(3) Water proofing to underground water storage tank
(4) Water proofing to W.C. & bath.
(5) Cleaning the terrace before monsoon.
15 years
15 years
15 years
15 years
Once a year.
(III) Guniting
(1) Guniting for structural repairs
As and when required.
(IV)
Plaster
(1) Replastering externally excluding bathroom and W.C. sides.
(2) External plastering to walls by the side of W.C. sides.
(3) External plaster of walls upto 6’ above ground floor level.
(4) Plastering of compound walls.
(5) Pointing to stone masonry.
20 years
10 years
15 years
20 years
10 years
(V) Flooring
(1) Changing to tiles from W.C. & bath
(2) Changing of flooring of kitchen.
(3) Changing of flooring of other room.
(4) Changing of flooring or concrete of plinth protection.
(5) Renovation of kitchen otta.
(6) Repairs to plinth protection.
15 years
10 years
30 years
20 years
10 years
10 years
(VI) Doors and windows
(1) Replacing shutters of W.C. & bathrooms
(2) Changing door shutters with frame of W.C. & bath.
(3) Changing of door shutters with frame in balcony.
(4) Changing of flush type door shutters of rooms
(5) Changing of T.W. shutters of rooms.
(6) Changing of rolling shutters and collapsible gate
(7) Changing of window shutters
10 years
20 years
20 years
20 years
30 years
20 years
20 years
20 years
3 years
(8) Changing of louvered window W.C. &bath
(9) Repairs to weather sheds
(VII)
Water Supply and Drainage System
(1) Changing of water supply lines completely
(2) Changing of C.I. soil & waste water pipe
(3) Changing of A. C. soil and waste water pipe
(4) Changing of sunken drainage line and inspection chamber
(5) Changing of W.C. pans
(6) Changing C.I. rain water pipe
(7) Changing of A .C. rain water pipe
(8) Changing of wash basin
(9) Cleaning of septic tank
(10) Cleaning of water storage tank on terraces
(11)Cleaning of underground storage tank.
20 years
20 years
10 years
20 years
25 years
30 years
20 years
15 years
Once a 3 year
Twice a year
Twice a year
(VIII) Painting
(1) External painting including windows
(2) Internal painting (excluding kitchen and W.C. bath)
(3) Re-painting the compound wall
(4) White washing and colour washing to W.C., Bath and Kitchen.
5 years
3 years
5 years
Once a year
(IX) Other works
(1) Changing of M. S. water storage tank
(2) Re – surfing asphalt road within compound
10 years
7 years
Once a year
(3) Removing grass of 2 m width around the building
(4) Cleaning the terrace before monsoon
(5) Minor repairs to gate and grill
(6) Minor repairs to compound wall
(7) Minor repairs to internal roads
Once a year
2 per cent in a year
5 per cent in a year
5 per cent in a year
STATEMENT III
Norms for maintenance and repairs to building of categories for financial norms In Rs./Sqm. Per annum.
Sr No
Category of repairs
Category of Buildings
Administrative buildings Residential buildings
Hospital Buildings
Importance and
Prestigious Buildings
Offices of State
Dist. heads &
functional buildings
Other Building
Important Resi.
buildings
Other Resi. buildings.
Hospital buildings
L-Labour
M-Material A1 A2 A3 R1 R2 H
1
Civil Items
Perennial Repairs Items
(i) Doors and Windows
L 3.50 ------ = 7.00 M 3.50
3.20 ------ = 5.80 2.60
2.20 ------ = 4.70 2.50
7.40 ------ =11.80 4.40
3.30 ------ = 6.50 3.20
4.20 ------ = 8.40 4.20
(ii) Water supply
arrangement
L 2.20 ------- = 4.60 M 2.40
2.10 ------ = 3.90 1.80
1.50 ------ = 3.10 1.60
4.90 ------ = 7.80 2.90
2.20 ------ = 4.30 2.10
2.80 ------ = 5.60 2.80
(iii) Drainage system
L 2.90 ------- = 5.80 M 2.90
2.60 ------ = 4.80 2.20
1.90 ------ = 3.90 2.00
6.10 ------ = 9.70 3.60
2.80 ------ = 5.40 2.60
3.50 ------ = 7.00 3.50
(iv) Other Misc. Items , like Roofing, flooring and painting etc.
L 2.90 ------- = 5.80 M 2.90
2.60 ------ = 4.90 2.30
1.90 ------ = 3.90 2.00
6.10 ------ = 9.70 3.60
2.80 ------ = 5.40 2.60
3.50 ------ = 7.00 3.50
Total for perennial
items
L 11.50 ------ = 23.20 M 11.70
10.50 ------- = 19.40 8.90
7.50 ------ = 15.60 8.10
24.50 ------ = 39.00 14.50
11.10 ------- = 21.60 10.50
14.00 -------- = 28.00 14.00
2 Non-perennial Repairs Items
(i) Roofing & WaterProofing.
10.70 6.70 5.50 11.20 7.70 10.40
(ii) Guniting and Plastering
5.40 3.40 2.70 6.70 4.60 5.20
(iii) Flooring .. 8.10 5.10 4.10 8.40 5.70 9.40
(iv) Doors and Windows
10.80 6.70 5.50 14.00 9.60 10.40
(v) Water supply and drainage.
3.20 2.00 1.60 4.50 3.10 3.60
(vi) Painting .. 10.80 6.70 5.50 8.40 5.80 10.40
(vii) Other works 4.80 3.00 2.50 2.80 1.90 2.60
Total for non perennial items
53.80 33.60 27.40 56.00 38.40 52.00
Total for perennial and non –
Perennial items of civil items
77.00 53.00 43.00 95.00 60.00 80.00
N.B.- (i) The above financial nor ms for Civil items are to be increased as suggested below for
buildings in specific condition : - (1) For buildings more than 40 years in age, 10 per cent additional grants to be given. (2) For buildings situated in the region , where rainfall is above 2500 mm or in coastal areas additional 10 per cent grants may be given. (3) For buildings in difficult terrain 10 per cent additional grants may be given (e.g. interior tribal and hilly areas s specified in Government (P.D.) Circular, dated 23
rd November 1990 (Annexure – I).
(ii) The norms suggested for Civil works do not include expenditure on (1) Municipal Taxes, (2) Services charges i.e. expenditure on Chowkidar, Roomboys, Sweepers (3) Water charges (4) Telephone charges (5) Electric charges of Minister’s residences, Administrative buildings, Street lights , Stair case and passage lights of Government Residential buildings lift etc., (6) Rent for Maharashtra Housing Board Tenements, (7) Running of Assembly Sessions, (8)Air –Conditioning (9) Bulk Electricity Distribution etc., (10) Running of Rest House/Inspection Bungalows, Provisions such as linen, Furniture , etc., (11) Internal Roads, etc.
STATEMENT IV
Physical Norms (Man Power) for maintenance and repairs of building under various categories in Nos./ 10,000 sq. m. built up area.
Sr No
Type of Labour Category of Buildings
Administrative buildings Residential buildings
Hospital Buildings
Importance and
Prestigious Buildings
Offices of State
Dist. heads &
functional buildings
Other Building
Important Resi.
buildings
Other Resi. buildings.
Hospital buildings
L-Labour
M-Material A1 A2 A3 R1 R2 H
Civil Works
1 Carpenter 1.98 1.78 1.63 2.64 2.20 0.90
2 Mason 1.40 1.30 0.67 1.08 0.79 1.50
3 Plumber 0.45 0.40 0.20 0.75 0.61 1.52
4 Un-skilled Labour 8.08 6.05 5.50 6.48 7.31 6.15
STATEMENT V
Norms for the maintenance and repairs of buildings under various categories for financial norms in Rs/Sq. Mtr.
Sr. No
Category of Repairs
A1 A2 A3 R1 R2 H
Electrical Item
1
Perennial repairs to internal wiring including fitting & apparatus
L 3.90 ------ = 10.50 M 6.60
3.20 ------ = 7.00 3.80
1.90 ------ = 4.00 2.10
5.60 ------ =10.00 4.40
1.00 ------ = 3.80 2.80
2.20 ------ = 7.00 4.80
2 Non Perennial repairs items –
(i) Replacement cost of internal wiringincluding fittings apparatus
9.50 6.75 4.00 9.50 5.80 9.50
Total for Perennial and Non-Perennial
items of Electrical Items (1+2) .
20.00 13.75 8.00 19.50 9.60 16.50
Note – The above financial norms of Electrical items are to be increased as suggested below : -
i. For buildings situated in the region where rainfall is about 2500 mm. and in coastal area additional 10 per cent grants may be given.
ii. For buildings in difficult terrain 10 per cent additional grants may be given as specified in government (P.D.) Circular, dated 23
rd November 1990 (Annexure-I).
iii. L = Labour Component , M = Material Component.
STATEMENT VI
List of items of Perennial repairs to electrical installation.
Sr.No Item Period
1 To replace or repairs switch, ceiling rose, wooden switch board, play socket , wiring clips, wooden buttens of Electrical Installation.
Incidental
2 To replace or repair tube , fitting choke , starter, condensor , tube side holder … ..
Do.
3 To repair or replace or repair ceiling fan/Pedestal fan, regulator, condensor, lead wire . ..
Do.
4 To replace coil, thermostat, Non return valve, lead wire of Hot water boiler. ..
Do.
5 To replace choke, starter, tuberod, condensor, lead wire of street light tube light fitting erected on pole or in wall.
Do.
6 To replace main switches, main switch gear, fuse wire, kitkat porcelain fuse, and earthing wire erected in meter room in Government building.
Do.
7 To replace ball bearing, greasing overhauling gland packing, starter, No volt coil, over head coil, or pump machinery in Government building replacing earthing system.
Do.
8 To replace or repair choke, condensor, cutout, fuse of street light mercury/ Sodium vapour lamps erected on pole.
Do.
9 To repair water cooler, refrigerator to replace Thermostat, lead wire and earthing system.
Do.
10 Repairs to window type A/C. unit, replacement of thermostat, cooling fan, condensor, compressor unit, earthing wire.
Do.
STATEMENT VII
List of items of Non-perennial repairs to (i.e. replacement of ) electrical installations.
Sr.No Description of Item Periodicity
1 To replace transformer
To replace oil of transformers
To paint transformer
To replace bushing
To replace G. O. Switch
To replace lightening arrestor
35 years.
10 years.
5 years.
10 years.
10 years.
10 years.
2 To replace Diesel Engine Generator
To replace Diesel Engine Bearing
To replace Diesel Engine Piston ring
To replace Diesel Engine of Engine
15 years.
5 years.
4 years.
8 years.
3 To replace switch gears cable connections
To replace cut-outs of switch gears
20 years.
5 years.
4 To replace O. H . line
To replace poles
To replace insulators of O. H. line
25 years.
20 years.
5 years.
5 To replace A/C. units of central A/C plant 15 years.
6 To replace E. I. Wiring
To replace fittings call type such as tube fitting M. V. fitting H.P.S.V. fitting
15 years.
15 years.
7 To replace water cooler, Refrigerator
To replace water pump motor
7 years.
12 years.
8 To replace amplifier P.A. system. 15 years.
STATEMENT VIII
Financial Norms for Electrical appliances and Machinery
Sr.No Name of Appliance Financial Norms for Annual Repairs
Rupees.
1 Window model Air-conditioner (Unit 1.5 Ton) 1200/- per ton.
2 (a) Single speed lift with collapsible gates(Ground + 6 floors)
(b) Two speed lift with collapsible gates (Ground + 6 floors)
(c) Two speed lift with automatic doors
10,000/- per lift.
12,000/- per lift
14,000/- per lift.
3 Water Coolers/Refrigerator/ Water Boiler 600/- each.
4 Air – cooler 500/- each.
5 Overhead lines & underground cables 2,000/- per K. M.
6 Electrical Sub-stations 100 /- per KVA.
7 Electrical Generator 100 /- per KVA.
8 Water pumps (including motor) 200 /- per H. P.
9 Lift (D.C. Drive with Electrical Generator- Repairs
Rs. 25,000 +10,000/ - painting)
35,000 /- per lift.
10 Central A. C. Plant (Main Repairs Rs.800/ + Rs.200 / -painting) 1,000 /- per ton.
11 Packaged type A. C. Unit (Repairs Rs. 700 + Rs. 100 / - painting ) 800 /- per ton.
12 Fire Fighting Arrangement for Buildings with 7 storeys & above (Misc Expdt.) Rs. 1,00,000/ + Rs. 50,000/ - painting)
1,50,000 /- per Bldg
13 Mike Arrangement 100 /- per mike.
Note : - The above norms include cost of replacement of parts, rewiring , maintenance & necessary staff ( other than operation).
STATEMENT IX
Statement showing the yearly cost of replacement of the electrical equipments such as Lifts/AC/Pumps etc. and the Annual Operation cost for these equipments
(Amount in Lakhs Rs.)
Sr.No Items Total in the State
Useful life + extend life in years
Cost per unit Lakh Rs.
Total cost Average cost per year for replace-ment.
No. of Depart –mental operators required.
Average wages per year.
Total payment per year
Lifts - --- 20+5=25
1 Single speed Double speed
A. C.
289
80
21
--------
--------
--------
3
5
10
867
400
210
--------
--------
--------
--------
--------
--------
--------
--------
--------
--------
--------
--------
390 1477 59.08 190 0.20 38.00
A. C. Plants -
2 Window Type Package
Type Major Plants.
1294
553 Tons
1891 Tons
7
15
15+5=20
0.3
0.4
0.6
388.2
222.2
1,134.6
55.40
14.75
56.73
--------
25
30
--------
0.24
0.24
--------
6.00
7.20
1,744.0 126.88
Fire Fighting
3 Equipments 11 Nos. 20+5=25 25 275 19.00 77 0.24 15.4
4 Water cooler Refrigerators,
Air coolers
570
100
2000
1C 0.2
0.14
0.02
114
14
04
--------
--------
--------
--------
--------
--------
--------
--------
--------
--------
--------
--------
132 13.2 -------- -------- --------
5 Water pumps 1600 7+3=10 0.1 160 16.0 50 .020 10.00
6 Transformer–
D.G.Sets
C.H. Lines
138
50
600
25
3.0
3.0
1.0
414
150
600
--------
--------
--------
--------
---------
---------
--------
--------
--------
----------
----------
----------
1164 46.56 50 0.24 12.00
7 P.A. System 300 Miles
7 years 0.05 15 2.15 18 0.24 4.32
4967.0 278.47 --------- -------- 92.92
* Estimate shall be prepared as per Programme.
STATEMENT X
Physical Norms (Man Power) for maintenance and repairs of building under various categories in Nos./ 10,000 sq. Mtr. built up area.
Sr No
Type of Labour Category of Buildings
Administrative buildings Residential buildings
Hospital Buildings
Importance and
Prestigious Buildings
Offices of State
Dist. heads &
functional buildings
Other Building
Important Resi.
buildings
Other Resi. buildings.
Hospital buildings
L-Labour
M-Material A1 A2 A3 R1 R2 H
Electrical Works
1 Wireman 1.53 1.28 0.76 2.09 0.45 2.40
2 Mazdoor 1.07 0.67 0.43 1.49 0.18 0.47
STATEMENT XI
Norms of man power for repairs to electrical appliances and machinery
Sr. No Name of Appliances Physical skilled mechanic
Norms un-skilled mazdoor
Remarks
1 Pump mechanic (For 20 Nos. pumps)
1 2
2 (a) Air conditioning mechanic (for total capacity of 50 tons of small plants)
(b) Air conditioning mechanic (for central plant)
1
1
1
1
3 Lift mechanic( for 10 to 15lifts) 1 2
4 Sound mechanic (for Vidhan Bhavan)
1 2
STATEMENT XII
Physical norms for maintenance of Parks and Gardens
A. Labour norms. – Garden area for maintenance for one mali / person.
Category Norms in sq. m. per mali
Remarks
(I) (1) Very important Mantralaya and buildings. Council Hall,
(2) Important M.L.A. Hostel, buildings. Circuit Houses, General buildings, Council Halls, Pune/Nagpur, Important hospitals/Institutions, etc.
(3) Other buildings Administrative buildings other than above.
1,000
2,000
2,500
Works under normal maint.
Sweeping, watering, weeding, pruning, spraying, dustings, lawn mowing, hedgeclipping, string top, dressings, inter-cultivation, planting, reporting etc.
(II) Residential buildings Minister’s and equivalent V.I.Ps. Divisional Commissioner’s residences.
2,000
(III) Public gardens 2,500 (IV) Nurseries (for ornamental and exotic plants) 1,000
N.B. – (1) Minimum one mali for each scattered garden without affecting above norms.
Additional staff shall not be appointed without obtaining specific sanction of the post from the Government.
(2) Following items have not been accounted for in the above norms.
i. Special work like renovation/additions/alteration/remodelling.
ii. Organizing and/or participating in flower shows.
(iii ) Any unforseen circumstances
STATEMENT XIII
Financial norms for parks and gardens comprising labour charges, water and electricity charges and material charges.
Financial norms for these items are recommended as follows : -
(A) Labour Charges .. .. .. Salaries and/wages based on physical norms corresponding with the sanctionedregular/converted/daily rated establishment on actual basis.
(B) Water Charges .. .. .. As per actuals since these charges vary for domestic - and non-domestic supply and there is considerable variation in rates from place to place.
(C) Electricity Charges
(D) Material charges – For normal maintenance :
I. Adm. Building Compounds :
(1) Very Important gardens .. .. .. .. Rs. 5/Sq. M./Annum.
(2) Important t gardens .. .. .. .. Rs. 4/Sq. M./Annum.
(3) Other gardens .. .. .. .. Rs. 3/Sq. M./Annum.
II. Residential Buildings Compounds .. .. . Rs. 3/Sq. M./Annum.
III. Public gardens .. .. .. .. Rs. 3/Sq. M./Annum.
IV. Nurseries .. .. .. .. Rs. 5/Sq. M./Annum.
Financial norms for material should be revised after every 5 years with approval of the Government.
N.B. – Material requirement for special works like renovation, additions, alterations, remodelling, flower shows, etc., have not been accounted for in the above material norms.
Financial norms for material should be revised after every 5 years with approval of the Government.
N.B. – Material requirement for special works like renovation, additions, alterations, remodelling, flower shows, etc., have not been accounted for in the above material norms.
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