The Leading Built Environment Institution - BUILDING … · School of the Built Environment MEANING OF TERMS • REFURBISHMENT -Renewal, change, modification or upgrading of component

School of the Built Environment

BUILDING REFURBISHMENT & MAINTENANCE

1. PRINCIPLES OF AFTERCARE


SUMMARY OF MODULE

• UNIT 1: PRINCIPLES OF BUILDING AFTERCARE

• UNIT 2: BUDGETING & CONTROL OF MAINTENANCE WORK

• UNIT 3: MAINTENANCE PROCUREMENT

• UNIT 4: TEROTECHNOLOGY

• UNIT 5: BASICS OF CONVERTING BUILDINGS

• UNIT 6: ADAPTIVE REUSES

• UNIT 7: LATERAL EXTENSIONS

• UNIT 8: VERTICAL EXTENSIONS

• UNIT 9: MODERNISING BUILDINGS

• UNIT 10: FURTHER ASPECTS OF MODERNISATION

• UNIT 11: SUSTAINABLE ADAPTATION

• UNIT 12: IMPLEMENTING ADAPTATION SCHEMES


OVERVIEW

• MEANING OF TERMS

• RATIONALE OF REFURB. & MAINTENANCE

• ADAPTATION CRITERIA

• ADAPTATION PROCESS

• PHASING OF ADAPTATIONS

• FEASIBILITY OF ADAPTATIONS

• ADAPTATION DESIGN PRINCIPLES

• PROVISIONS FOR FUTURE ADAPTATIONS

• MAINTENANCE REQUIREMENTS

• REFURB. & MAINTENANCE FUNCTIONS


LEARNING OUTCOMES

1. Understand the meaning, triggers and scales of

building refurbishment and maintenance.

2. Identify the reasons for and against adapting or

maintaining buildings.

3. Appreciate the main constraints and problems

affecting the refurbishment and maintenance of

buildings.

4. Know the preliminary requirements and

procedures for assessing the feasibility of

refurbishing and maintaining a building.


ESSENTIAL READING

• BUILDING ADAPTATION Douglas, J Chapters 1 and 2

• H-WU Learning Activity


The Old Parliament House, now known as the Arts House at the Old

Parliament building. Built in 1827.


MEANING OF TERMS

• REFURBISHMENT - Renewal, change, modification or upgrading of

component/ fabric. Not a failure but simply desire to upgrade or improve.

• MAINTENANCE - the work needed to keep a building in good condition. 2

processes- in anticipation of failure(PM) & work carried out after failure(CM).

• CONCEPT OF CHANGE

– Change in Function -conversion from one use to another

– Change in Capacity –extension (or demolition) to change size of bldg.

– Change in Performance –rehabilitation to improve the bldg. eg.

Thermal insulation

• RANGE OF REFURBISHMENT OPTIONS

– Small Scale – renewal of electric/ sanitary fittings, redecoration.

– Medium Scale –remodeling, removal or replacement of partitions, windows,

bathroom bldg services.

– Large Scale –removal of structural & infill elements, extension of bldg


ADAPTATION RATIONALE

Reasons for undertaking Bldg Adaptation:

•OBSOLESCENCE and REDUNDANCY (See Unit 5) Existing

use, fabric or technology no longer financially/ structurally viable, cannot be maintained.

•LIFE CYCLE PHASE come to the end of its planned service life. A proactive

approach.

•INDOOR ENVIRONMENT conditions become unacceptable eg. Water

leakage, glare, skylight

•DETERIORATION conditions of fabric/ state drop below tolerable standard requiring remedial improvement

•LACKING IN PERFORMANCE existing components / elements do not

achieve accepted or acceptable© standards. Eg. Modern cabling


ADAPTATION RATIONALE

Reasons for undertaking Bldg Adaptation:

•STATUTORY CONTROLS changes in building , planning, H&S requirements may make building impracticable.

•CHANGES OF USE/IMAGE Commercial/ Industrial- need regular

change in use/ rebranding making facility current.

•GRANTS funding from Government/ local authority to stimulate adaptation plan.

•SUSTAINABILITY building consume excessive resources (energy) or

maintenance may require adaptation.


OBJECTIVES OF MAINTENANCE

• PRESERVE THE QUALITY OF THE BUILDING AND ITS SERVICES

• PRESERVE THE BUILDING’S APPEARANCE & CONDITION

• PROVIDE A SATISFACTORY INTERNAL ENVIRONMENT

• PRESERVE THE VALUE OF THE PROPERTY

• ACHIEVE A RESPONSIVE SYSTEM


PROS & CONS REFURB. & MAINTENANCE

• ECONOMIC Quicker, cheaper to adapt than demolish & rebuild.

• TECHNICAL Extg building structure can provide both structural frame &

temp enclosure.

• LEGAL Allow owner to avoid legal issues. Eg demolition on congested location,

planning restriction. Current stds difficult to incorporate to old bldgs.

• SOCIAL adapt dilapidated bldg in run down urban areas can have a marked

effect on improving local social conditions.

• ENVIRONMENTAL adaptation of extg bldgs can give rise to positive effect on aesthetics of local environment. Less pollution & waste.


ADAPTATION PROCESS

• CLIENT’S BRIEF successful project meets client needs

• ASSESSING THE BUILDING undertake detailed study to ensure struture, space & service provision can be adapted effectively.

• AVAILABLE OPTIONS following bldg assessment , what can be

delivers wrt client brief, budget. Finance available.


ADAPTATION PROCESS

• OUTLINE SCHEME DESIGN prior to prepare detailed plan/

specs, provide outline sheme to allowsstakeholders to assess/ modify proposal.

• PRODUCTION INFORMATION once outline design agreed

formally , proceeds with appln for bldg, planning, utilities approval, form of procurement/ contract.

• BUILDING OPERATIONS refurbishment & adaptation project

are problematic. Eg. Resolving fit & access issue, need good mgmt & supervision throughout process .

• AFTERCARE STRATEGY maintenance manual is important to

document process adopted, special maintenance needs & preventive program.


PHASING OF ADAPTATIONS

• TEMPORAL PHASING

– Short Term Phasing small scale works where disruption is

minimal & bldg can remain occupied during works.

– Long Term Phasing large scale works where works may

require to carry out when bldg is unoccupied.

• SPATIAL PHASING utilise physical aspects of the bldg to program adaptation works to reduce disruption .

• Eg mulit storey can be vertically phased.

– Vertical Phasing• Floor by Floor

• Bottom Up or Top Down

– Horizontal Phasing• East/West

• Block by Block


FEASIBILITY (Decision to Adapt)

• NEW/IMPROVED USE

• TYPICAL ADAPTATION COSTS

– See BMI Table



Building Maintenance Information indices

Building Maintenance Information is a service of the RICS

Building Cost Information Service. BMI compile and publish a

series of Building Maintenance Cost indices in ' BMI Quarterly

Cost Briefing'.

The principal index series are input cost indices, reflecting the

cost to the contractor of carrying out maintenance work and are

based on the costs of labour, materials and plant.



Building Maintenance Information indices

For each series of indices, BMI produce three sub-indices and a

general index relating to various types of work:

•Redecorations

•Fabric maintenance

•Services maintenance

•General maintenance

The General Maintenance indices are a combination of the other

three sub-indices: redecorations, fabric and services

maintenance.

It should be noted that BMI do not produce a maintenance cost

index specific to housing or building type.


Rehab. and new build cost comparisons (BMI, 2007)

Building Type Rehab.

Mean Cost

£/m2

New Build

Mean Cost

£/m2

Rehab.

as a %

of New Build

Factories 438 587 75%

Offices 749 1251 60%

Banks/Building Societies 886 1604 55%

General Hospitals 1060 1487 71%

Public Houses 875 1263 69%

Community Centres 963 1084 89%

Churches 1002 1316 76%

Primary Schools 704 1120 63%

Estate Housing 422 733 58%

Flats 705 850 83%


FEASIBILITY (Problems of Adapting Buildings)

• DECAY AND DETERIORATION refurbished old bldg with decay or deteriorate elements uncover when work is well progressed.

• TIGHT-FIT BUILDINGS (See Unit 5) access difficult & cause disruption to bldg works.

• JOINING NEW WORK TO OLD (See Unit 7) Require

skilled tradesmen to make work seamless.

• DELETERIOUS MATERIALS Bldg with older materials may

have deteriorate making structural elements unsound eg. High alumina cement.

• BUILDINGS IN USE program works around occupation period.

• CODE COMPLIANCE Large scale refurbish project require to

comply with current bldg/ planning requirements.

• FUTURE CHANGES Eg open concept vs internally partitioning in an office.


High Alumina Cement

High Alumina Cement (HAC) differs from Portland

cement, being composed calcium aluminates rather

than calcium silicates. Its rapid strength development

made HAC popular from 1950 to 1970.

However, mineralogical ´conversion´ sometimes

caused reductions in concrete strength and increased

vulnerability to chemical attack.

HAC concrete was effectively banned for use in new

structural concrete in the UK following a few well

publicized collapses in the 1970s.


FEASIBILITY (Means of Achieving Success)

• KNOW THE BUILDING

• UNDERSTAND ITS CONSTRUCTION

• UNDERSTAND ITS STRUCTURAL CONFIGURATION

• ESTABLISH ITS CONDITION

• ASCERTAIN ITS SUITABILITY FOR ADAPTATION

• EVALUATE OPTIONS


THE DESIGN PROCESS

BRIEF

ANALYSIS

SYNTHESIS

(Production)VERIFICATION

IMPLEMENTATION

Cyclic Process

Of Developing Ideas


ADAPTATION DESIGN PRINCIPLES

• THE DESIGN PROCESS – see diagram.

• DESIGN INFLUENCES

– Architectural Styles aesthetic consideration

– Space Planning physical consideration

– Seven Enduring Principles (refer notes)

• BASIC ASPECTS OF BUILDING DESIGN

– Firmness (Technology) deploy in shaping design

– Commodity (Function) the subsequent and end use/ role of bldg

– Delight (Aesthetics) look, branding, image or corporate identity

Background



• HARMONISATION *works need to be consistent & compatible with extg

bldg in scales & style.

• OVERLOOKING NEIGHBOURS *minimise overlooking

windows.

• DOMINANCE *extension lateral or vertical works need to be approved to the extg and not interfering or dominant.

• OVER-DEVELOPMENT

Criteria for External Changes



• EXISTING BUILDING LINES *ensure sufficient free space presence (eg. garden, access & parking)

• FLAT ROOFS *specs of flat roof is typically discourage in domestic

extension over one storey high

• DORMER EXTENSIONS *the size , shape & roof style of dormers is normally regulated & roof line must not project above the extg ridge line.

• JUNCTIONS * vertical junctions can be masked by setting back the

extension rather than trying to match masonry bonding.

• GARAGES *usually restricted to the side or rear of the bldg. Must not project beyond the front elevation. Must also be at a specific distance form the house & boundaries.

Criteria for External Changes


MAINTENANCE MANUALS

• A dormer is a structural element of a building that protrudes from the plane of a sloping roof surface. Dormers are used, either in original construction or as later additions, to create usable space in the roof of a building by adding headroom and usually also by enabling addition of windows



• MINIMISE MAJOR INTERVENTIONS AND REBUILDING WORK

• ENSURE WORKS ARE REVERSIBLE

• AVOID REMOVING CHARACTER-DEFINING FEATURES

• COMPATIBILITY OF REPAIR AND USE

• AVOID INTRUSIVE SUBURBAN ALTERATIONS

• MINIMISE EXTENSIONS/NEW WORK

• USE LINK BLOCK IN THE DESIGN OF A LARGE EXTERNAL ADDITION TO AN OLD BUILDING

Adapting Old Buildings – nature & style of extg bldg & Environment


MAINTENANCE


GENERATORS OF MAINTENANCE

• ENVIRONMENTAL INFLUENCES

– Weather

– Vegetation

– Pollution

• FUNCTIONAL INFLUENCES

– Wear and Tear

– User abuse/misuse

– Vandalism

• CONSTRUCTIONAL INFLUENCES

– Type of building

– Quality of original materials and components

– Standard of workmanship


TYPES OF MAINTENANCE

ROUTINE

NON-CYCLIC CYCLIC

INFREQUENT

PREVENTIVE

RECURRING NON-RECURRING

CORRECTIVE

PLANNED MAINTENANCE(Schedule System)

CORRECTIVE EMERGENCY

UNPLANNED MAINTENANCE(Contingency System)

MAINTENANCE

Aim: Min. 70% Planned maintenance, Max. 30% Unplanned (Audit Commission 2001)


KEY ELEMENTS OF MAINTENANCE

• REPAIRING : to repair something that is not functioning properly

• SERVICING: performing repeated maintenance work at regular

intervals of time to keep machinery working well and to prevent breakdowns.

• CLEANING

• RESTORING: to bring back to or put back into a former or original

state

• INSPECTING


MAINTENANCE POLICY

• DEFINITION

–Plan of Action

–Strategic

• CONTENTS

–Mission Statement

– Finance

–Procurement

–Safety

–Standards


MAINTENANCE STANDARDS

• DEFINITION

• DETERMINANTS

– Legal

– Economic

– Technical

• TYPES

–Quality

– Safety

–Service


MAINTENANCE STANDARDS (Quality Standards)

• COMPLIANCE WITH ISO 9000

• WORKMANSHIP

– Appropriate Codes of Practice

– Adequate Supervision

• MATERIALS

– Appropriate British Standards

– Appropriate BBA Certificates The British Board of Agrement (BBA) is an independent organisation that issues approvals for construction products and systems.Certificates are only awarded to the highest standard of building products. Stringent and thorough, the assessment process involves laboratory testing, on-site evaluations and production inspections

• COMPLETION & TIDYING UP


MAINTENANCE STANDARDS (Safety Standards)

• RISK ASSESSMENT

–Identify Risks

–Evaluate Risks

–Control Risks

• STATUTORY COMPLIANCE

• SAFETY POLICY & SAFETY PLAN

• REVIEWED REGULARLY


MAINTENANCE STANDARDS (Service Standards)

• USERS REQUIREMENTS

• RESPONSE TIMES

• WORK PROGRAMMES

• REVIEW REGULARLY


SPECIFICATIONS

• PRESCRIPTIVE SPECIFICATIONS– CHARACTERISTICS

– USES

– CONTENTS

• PERFORMANCE SPECIFICATIONS– CHARACTERISTICS

– USES

– CONTENTSA performance specification is a document that specifies the operational requirements of a component or installation.

Prescriptive specifications convey the requirements of a project through a detailed explanation of the materials that the contractor must use, and the means of installing those materials.


MAINTENANCE MANUALS

• CONTENTS

– Description of Products Used in Construction

– Details of Suppliers etc

– Location of Materials

– Brief Specification of System

– Recommended Cycles

• OTHER RECORDS

– COSHH Records

– Fire Extinguishers

– Deleterious Materials

– Heating System

Documents

The Leading Built Environment Institution - BUILDING … · School of the Built Environment MEANING OF TERMS • REFURBISHMENT -Renewal, change, modification or upgrading of component