maintenance manual holistic project

MIZAN-TEPI UNIVERSITY
COLLEGE OF ENGINEERING AND TECHNOLOGY
Department of Contraction Technology and Management
maintenance work manual
Holistic semester project

NAME ID NO

1.MUSE GIZACHEW ....... ……………………………………..……..ETR/638/07

2 REDIET TADESE ……………………………..…......……….………ETR/679/07

3 MESELECH GETAHUN …………………...……………..…………ETR/188/06

4 TAKELE MOGES………………………………………...…………..ETR/787/07

5 MIHERETE BELACHEW ……..………………………..…..……….ETR/599/07

SUBM ISSION DATE.20/09/2010 E.C

maintenance manual holistic project

Acknowledgements
First we will like to thank God, We would like to express our feeling thank to our advisor of MR.
KIBEREMOGES. To be knowledgeable for the preparation of maintenance manual for each
work activity and. We would also like to thank Mr. Andualem berahanu. Last but not least, we
would like to thank all who have given assistance in obtaining the information and data related to
this work especially the people who took time from their busy schedule to fill our questionnaire
specially our fives year students.

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Contents
1. RESIDENTIAL BUILDING MAINTENANCE MANUAL..................................................................1

1.1 INTRODUCTION.................................................................................................................................1

1.2. Purpose of Manual...........................................................................................................................1

1.3. BUILDING MAINTENANCE MANAGEMENT.......................................................................................3

1.3.1. Corrective Maintenance.............................................................................................................3

1.3.2 Preventive Maintenance.................................................................................................................4

1.3.3. Condition-Based Maintenance...................................................................................................5

2.1 Foundation And Foundation Columns...............................................................................................9

2.2 Elevation Column And Beam.............................................................................................................9

2.3 Masonry Wall.....................................................................................................................................9

2.5 External Wall....................................................................................................................................10

2.6 Gutters And Downspouts.................................................................................................................10

2.7 Floor................................................................................................................................................11

2.8 Stairs................................................................................................................................................11

2.9 Ceiling..............................................................................................................................................11

2.10 Door And Window.........................................................................................................................12

ROOF.....................................................................................................................................................12

3.0 Electrical Maintenance Manual.......................................................................................................13

3.1 General........................................................................................................................................13

3.2 Wiring and Connection Maintenance...........................................................................................13

3.2 Emergency Generator Power.......................................................................................................14

4.0 Sanitary Maintenance Manual........................................................................................................14

5.0 Summary..........................................................................................................................................15

REFEREANCE.........................................................................................................................................17

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1. RESIDENTIAL BUILDING MAINTENANCE MANUAL

1.1 INTRODUCTION
Maintenance is generally defined as the work that is done on a regular basis to keep your
building in good working condition: sweeping the halls, lubricating hinges and locks, or
servicing the burner and boiler annually. Most maintenance tasks are performed by the building’s
super, but certain jobs may be done by the officers, the maintenance and repair committee,
outside contractors, or the tenants themselves.

This manual was prepared to help Public Housing Authorities engage in more sustainable
building operations and maintenance practices. the manual is intended to provide current and
accurate information, and is designed to assist users in becoming more familiar with the subject
matter covered.

But maintenance and repair is a complex process. More than simply supervising employees and
hiring contractors, maintenance and repair requires good communications. You’ll need clear
communications among tenants and between your tenant association and the contractors or
employees assigned to do the work. You’ll need active participation by everyone in the building,
as well as well-understood and carefully crafted decision-making practices. To put all of these
elements together, you will need a repair and maintenance committee, which will take primary
responsibility for managing, supervising and monitoring all repair and maintenance work. Before you
get into the nuts-and-bolts of building maintenance and repair, take a long, hard look around your
building (and your tenant association) and ask a few key questions.

1.2. Purpose of Manual

Purpose of this manual is to provide maintenance personnel with guidance on how to conduct a
wide variety of activities performed within the maintenance programs. The focus is on types of
equipment, materials, techniques, and other information needed to properly carry out basic
maintenance activities. Although this guidance does not establish absolute standards, it helps to
promote uniform operating procedures and performance guidelines. This manual is one of some
resources that are available for trained maintenance personnel to utilize in applying their
professional judgment to their daily work.
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To specify the procedure for the building maintenance section of the plant operations and
maintenance department. Building maintenance is comprised of six (6) areas:

1. Electrical

2. Electronics/life safety

3. Plumbing

4. paint

5 Minor Construction

6. Carpentry

 Masonry
 Roofing
 Locksmith. The maintenance operation will include all component and system in the
following area. plumbing fixtures
o Commode
o Lavation
o Urinals
o Water closet
o Mirrors
o Hand wash
 Electrical switches
 Light switch
 Socket out let
 Light fixture
 Fix light
 Electrical panel boxes
3 carpenter
4 floors
5 walls and ceiling

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6 door exteriors/interior
7 window and hardware
8 sanitary installations
9 domestic hot water

1.3. BUILDING MAINTENANCE MANAGEMENT

In maintaining a building, there are usually several strategic options available to management,
and many alternative decisions to be considered. There is, for example, the possibility of
reducing the demand for maintenance by addressing the actual cause of failure and identifying its
consequences. For instance, it may be necessary to decide whether to repair or to replace an item,
and whether to carry out periodic maintenance at fixed intervals or simply to respond to the
requests of the users. Thus, building maintenance can be divided into three strategies:

 Corrective Maintenance
 Preventive Maintenance
 Condition-Based Maintenance

1.3.1. Corrective Maintenance

Corrective maintenance is the simplest type of maintenance strategy, where an element in a
building is used until it breaks down or defects. It covers all activities, including replacement or
repair of an element that has failed to a point at which it cannot perform its required function.
Corrective maintenance is sometimes referred to as failure-based or unplanned maintenance.
Thus, corrective maintenance can be extremely expensive for two reasons:

 The failure of an item can cause a large amount of consequential damage to other
elements in the building. For example, failure of the roof could cause damage to the
ceiling and the interior of the building.
 Failure of an item can occur at a time which is inconvenient to both the user and the
maintaining authority. This can make manpower and spare parts planning extremely
difficult.

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However, corrective maintenance is still an important part of any maintenance management

strategy. It is from such work that we can gather vital predictive information. Corrective
maintenance is most likely to be the appropriate maintenance strategy for:

 Non-significant items.
 Utility significant items whose condition cannot be monitored and for which the cost of
applying time-based preventive maintenance is less than the cost of applying corrective
maintenance.

1.3.2 Preventive Maintenance

Preventive maintenance was introduced to overcome the disadvantages of corrective

maintenance, by reducing the probability of occurrence of failure and avoiding sudden failure.
This strategy is referred to as time-based maintenance, planned maintenance or cyclic
maintenance. Preventive maintenance tasks are performed in accordance with a predetermined
plan at regular, fixed intervals, which may be based for example on operating time. Such a
strategy is frequently applied to external or internal paint work. The following are the advantages
of preventive over corrective maintenance:

 Maintenance can be planned ahead and performed when it is convenient to the building’s
user.
 Maintenance costs can be reduced by avoiding the cost of consequential damage.
Downtime, the time that an element of the building or the whole building is out of service,
can be minimized so the habitability of the building can be increased.
 The health and safety of the user can be improved.

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Nevertheless, preventive maintenance has some disadvantages which must be minimized (El-
Haram, 1995):

 Planned maintenance is performed irrespective of the condition of the building elements.

Consequently, a large number of unnecessary tasks will be carried out on elements that
could have remained in a safe and acceptable operating condition for a much longer time.
 As a result of human error during the execution of the maintenance task, the condition of an
element may end up worse than it was before.
 Planned maintenance tasks are usually very demanding in terms of spare parts and labor.
Time-based preventive maintenance is most likely to be the appropriate maintenance strategy
for:

 Health, safety and environmentally significant items whose condition cannot be monitored.
 Health, safety and environmentally significant items whose condition can be monitored, but
for which the online condition monitoring techniques either are not available or are not cost
effective.
 Utility significant items whose condition cannot be monitored and for which the cost of
applying time-based preventive maintenance is less than the cost of applying corrective
maintenance.

1.3.3. Condition-Based Maintenance

Condition-based maintenance is defined as: “Maintenance carried out in response to a significant

deterioration in a unit as indicated by a change in monitored parameter of the unit condition or
performance” (Kelly and Harris, 1978). The condition-based maintenance concept recognizes
that a change in condition and/or performance of an item is the principal reason for carrying out
maintenance. Thus, the optimal time to perform maintenance is determined from a condition
survey used to determine the actual state of each constituent item in a building. In this strategy,
maintenance tasks are determined and planned by efficiently monitoring the building’s elements
such as walls, floors, roof and service equipment such as boilers, pumps, and heating system, to
identify which element or piece of equipment requires maintenance before a major failure
occurs. To gain the full advantage of applying condition-based maintenance, the condition of an

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item must be monitored to identify whether there is any evidence of change from a normal to an
abnormal condition. This can be done by selecting the parameter which best describes the
condition of the item and monitoring changes using suitable condition monitoring tools.
Condition assessments can vary from simple visual inspections to more advanced inspections
using a variety of condition monitoring tools and techniques.

Condition-based maintenance is most likely to be the appropriate maintenance strategy for:

 Health, safety and environmentally significant items whose condition can be monitored and
for which on-line condition monitoring techniques are available and cost-effective.
 Utility significant items whose condition can be monitored and for which condition-based
monitoring techniques are available and cost-effective.
 Preventive Maintenance Checklist
a. Roof

• Clean drains and keep them clear

• Replace or repair loose or missing coping stones

• Check for cracks or blisters in the roofing, and repair as needed

• Sweep off any standing water after rains

b. Windows and Doors

• Keep all wooden parts freshly painted

• Check putty and replace as needed

• Lubricate all hinge and lock mechanisms frequently, especially in wet or cold weather

• Check latches and locks, and repair and replace immediately

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c. Plumbing

• Repair leaky faucets as they’re reported

• Check for plumbing leaks and repair immediately

• Clean out sink traps and building trap (in basement) if draining is slow

d. Electrical

• Check operation of appliances and lighting

• Inspect tenant wiring periodically and eliminate any fire hazards

• Make sure there is easy access to meter and switches

• If your building has fuses rather than circuit breakers, replace fuses a needed and keep a good
supply available

• Make sure that correct amperage fuses are being used

• Keep meters clean as well-lit

• Make sure that cables and conduits are firmly attached to walls or beams,

and that nothing is hanging from them

e. Exterior Walls

• Maintain gutters and down spouts to keep water off exterior walls

• Check condition of mortar between bricks, and repair as needed

• Check condition of caulking and weather seal around windows, doors and skylights, and repair
as needed

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f. Heating

• Check fuel and water level of boiler daily

• Keep boiler room neat and clean

• “Blow-down” the water in the boiler once a week

• Clean or replace the boiler’s oil filter once a month, or whenever you get afuel delivery during
the heating season

• Drain the heating risers annually (just prior to the heating season begins)

• Have the thermostat (heat timer) recalibrated annually

• Check the low water shut-off valve for proper operation

g. Security and Fire Safety

• Replace burnt-out light bulbs immediately

• Check smoke detectors and replace batteries annually

• Check to see that all valves an meters are marked for easy identification in

an emergency, and keep all keys handy for the same purpose

• Know the locations of all “service shut-offs” in our building’s basement:

heat, water, gas, electricity, etc.

• Check and maintain security of front and rear doors locks

• Secure vacant apartments against entry; check them regularly

• Repair cracks in path and sidewalks

• Check window guards annually and repair or replace if necessary

• Check fire extinguishers every six months

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• Check fire escapes condition and maintain or repair as needed

• Keep fire escapes and stair corridors free of obstructions

Energy Conservation Guidelines

The following guidelines are intended to help show you ways to conserve energyand lower your
fuel bills. The guidelines begin with simple, inexpensive but effectivesteps that you can and
should take right away

2 STRUCTURAL BULDING

2.1 Foundation And Foundation Columns

Maintenance taken when defect occur on the foundation and column, the maintenance action
must be immediate because foundation is the base of the building and columns also carries the
loads that come from the above building structure. The foundation and columns must treat when:

 There is a creation of serious cracks and leakage

 Efflorescence is created
 Trees or saplings growing near the foundation

2.2 Elevation Column And Beam

Maintenance for column and beams taken one time in two years gap but if some defect happened
during the construction period the corrective maintenance action must taken immediately.

This is because these structural parts are the backbone of the building so serious measures must
be taken when defects occur and we must follow every new action happened on it.

2.3 Masonry Wall

All the above three types of maintenance can be applied when the masonry wall needs to
maintain above the ground level.

Maintenance can be taken in every 5 years. The part of the masonry that can be affected easily is
the mortar (joint) that connect the stones, but it is it can stay for longer period of time if it
attacked by storm deliberate action.

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2.4 Internal Wall

Maintain once between every 3 years because as it is interior part of the building structure it is
safe from some many impacts so the maintaining time can be longer than other external parts of
the building.

2.5 External Wall

Defect on the external wall may be due to crack, dampness, rain, defective workman ship, falling
object… etc. External walls should maintain in every 1 year. Natural hazards and human actions
that are the causes for the damage of external wall are:-

 Maintain gutters and down spouts to keep water off exterior walls
 Check condition of mortar between bricks, and repair as needed
 Check condition of caulking and weather seal around windows, doors and Skylights, and
repair as needed

2.6 Gutters And Downspouts

Maintain in every 1 year and 6 month. As it is the part that drains rain water from the roof good
maintenance is needed because if it damaged the rain affect the external walls. The gutters and
downspouts must be

 Check for blockage, clogging, corrosion, and leaks

 Remove all leaves and debris from gutters and check for loose joints
 Check for corroded, broken and loose fasteners
 Check fascia boards for rot
 Check for cracked soldering at all joints
 Check gutter outlet where water flows to downspout. It should have a screen to prevent
large debris from entering
 Check for proper pitch of the gutter for adequate drainage. If water does not drain
properly the pitch will require adjusting
 Ensure all outlets from the gutters have downspouts to direct the water to extensions or
splash backs
 heck downspouts for water flow and leaks
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 Auger any blockage from the outlet

2.7 Floor
Maintain in every 4 month. High damages occur on the floor due to humans activities in the
building and dampness may occur on the floor due to improper water use in the building so
maintenance must be taken quickly like:

 Checking vinyl tile floors for missing, loose, or cracked tile.

 Checking ceramic tile floors for missing, loose or cracked ceramic tile.
 Check for loose baseboards, reattach as needed.

2.8 Stairs
Maintain in every 4 month. Stairs are part of circulation in the building that makes easy
communication between floors, give purpose every day for peoples and things movement so
stairs are easy for damage then they must be checked in every month.

 Check for loose stair treads. Reattach as needed.

 Check for loose handrail. Reattach as needed.
 Check general condition of stairs for cracks or other weaknesses.
 Check metal hand rails for rust and deterioration.

2.9 Ceiling
Maintenance can be done in every 2 years. Ceilings found under roof structure so they are safe of
some extreme danger, we can maintain the after long period of time. Some of them includes:-

 Check ceiling tiles for missing, broken, or deteriorated tiles. Replace as required.
 Check general condition for water stains.
 Check for source of water infiltration.

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2.10 Door And Window

Door can be maintained in every 4 month. Doors are part of the building that let peoples and
things in and out, they have good resistance for damages and broke but crack and glass broken
mostly so we must maintain them frequently, the maintenance done by:-

 Check and adjust door closures; lubricate.

 Lubricate door hinges.
 Check door stops; tighten or replace.
 Check panic hardware.
 Check general condition of door and doorframe for cracking or damage.
 Check door latching and locking operation. Open and close door to check for difficulty in
opening or closing.

Window can be maintained in every 4 month. It is the same as the door so we must check and
maintain as required.

 Check general condition of windows and windows frames. Check for broken, cracked or
missing panes, pitted metal frames, deteriorated wooden windowsills and frames.
 Check condition of glazing and caulking.
 Check window lock operation. Adjust or repair as required.
 Open and close windows to check operation. Lubricate as required.
 Check latches and locks, and repair and replace immediately.

ROOF
ROOF can be maintained in every 1 year. Roofs are exposed to external natural hazards like rain, sun,
wind and snow so they must be maintained adequately and frequently for safe and good function of the
roof. Maintenance can be:

 Clean drains and keep them clear.

 Replace or repair loose or missing coping stones.
 Check for cracks or blisters in the roofing, and repair as needed.
 Sweep off any standing water after rains.

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3.0 Electrical Maintenance Manual

3.1 General

All electrical systems require periodic maintenance in addition to non-scheduled maintenance

caused by unpredictable events such as storms, accidents, and equipment failure. The intent of
periodic maintenance is to keep the system operating at an acceptable level of service to the
public. Certain maintenance activities are common to all systems, regardless of type. These
activities should always be performed on the cycle applicable for the system. These activities are
defined as follows:

3.2 Wiring and Connection Maintenance

 Clean conductors, terminals, and connectors of all corrosion.

 Tighten terminals and connectors including breaker, transformer, and contactor
connectors.
 Check the equipment grounding system including conduit end bushing connections,
bonds, equipment grounding conductors, enclosure grounding connections, and pole
grounding connections.
 Check the grounding electrode, grounding electrode conductor, and associated
connections.
 Check conductor insulation for damage, and repair if necessary.
Replace deteriorated or missing conductor and terminal identification markings

A. High Voltage System

Conduct biannual inspections of the transformers switch gear and clean any debris from the vault.

B. Electrical Distribution
1. Panels – Annually inspect, test, clean and tighten all panels. Check for proper breaker
installation. Ensure switches are in place and install blanks if required.
2. Wiring and Disconnections – Annually, visually inspect wiring and entering and leaving
panels, junction boxes and circuit disconnects for discoloration, nicks and abrasions.

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3. Switches, Plugs and Receptacles – Annually inspect and check operations of all switches,
plugs and receptacles, looking for faulty contacts, loose connections, and open grounds.
Check operation of all ground fault interrupter devices.
C. Lighting
1. Fluorescent and Incandescent – Continually monitor all buildings for burned out tubes and
bulbs replacing as necessary.
2. Outdoor Lighting – Weekly, check control circuits introducing photocells, timers, and
manual by-pass switches for proper operations. Repair or replace any malfunctioning
components. Continually replace all burned out bulbs as needed.
3. Special (Theatre and Athletic) – Semi-annually check operation of theatre stage and house
control systems. Replace burned out house lights. Check operation of gym and pool lights
and tennis court lights. Replace or repair any malfunctioning components.

3.2 Emergency Generator Power

There is no back up or emergency power system for operation of all or any part of the campus in the event
of a total power failure. Generators are available for emergency use providing power for operation of
elevators, sump pumps, and to make repairs if possible. The generators are serviced and ready for
operation on demand. They are started and operated under load quarterly. UPS systems will also be
inspected quarterly. Exercise emergency generator monthly.

4.0 Sanitary Maintenance Manual

The purpose of this document is to outline the requirements for proper sanitary sewer pipe sizing,
construction and inspection. Compliance with this design guidance is required, unless otherwise

approved by the city engineer. Design and installation criteria not specifically addressed in this document
shall conform to the Recommended Standards for Wastewater Facilities - 1990 - or latest edition (Great
Lakes-Upper Mississippi River Board of State Public Health and Environmental Managers, commonly
referred to as 10 State Standards).

1. Restroom Equipment – Daily visual check of all urinals, closet and lavatories for leaks, drips,
slow drainage, chips and cracks and loose mounting. Check operation of all flush valves and
faucets. Adjust or repair as necessary.

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2. Water Coolers – Semimonthly check operation of all coolers for water pressure, cooling,
drainage and exterior damage to cabinet.

3 Kitchen Equipment – Semi-monthly check operation of ovens, ranges, grills, fryers, warmers,
conveyors, dishwashers, freezers, and coolers. Exhaust hoods are inspected for operation and certified by
an independent contractor. Sanitation of hoods is performed by an independent contractor.

4 Piping – Semi-annually inspect all piping for leakage and correct as needed. Manually check all valves
for proper operation.

5Laboratory Connections – Monthly, check all faucets and drain connections for leaks. Check hoods for
proper exhaust operations.

3 Sump Pump- Weekly, inspect sumps to assure level is being maintained by the pump. Monthly,
manually start pump and check for proper operation including checking valves and piping.

5.0 Summary
Lack of productive local standards and specification used to classify the materials according to the client's
activities, enhance most of the designers used American, Garman.etc. Standards which might not consider
the hard condition of the gulf area such as hot weather, humidity and nature of the society. Owners
always concern about the initial cost more than the running cost. Therefore, the financial support for
maintenance work after the building has been constructed is weak. The reason may be that from the
standpoint of the individual firm the amount spent on maintenance appears small in comparison with
other operating costs. But when viewed on a national scale it is quite clear that maintenance is an activity
of primary importance. Also, it can be attributed to the existing belief that leaves the minor
problem to be worse before repairing it.

Good supervision and management of any project requires the implementation of a special
knowledge, skills, tools and technique to the project activities in order to meet stakeholder needs
and expectations such as scope, time, cost and quality. Lack of maintenance date makes the
designers uncertain to determine the high maintenance cost area, which need annual inspection
and then incorporate in the buildings maintenance manuals.

The design stage is very important phase of the project. Special care should be taken since it has
a vital effect on the amount of maintenance woke that will be needed after the building

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completed. A construction defects as a consequence of wrong decision is one of the most

common causes of early deterioration. Construction contractors should be aware about materials
selection, construction techniques used and skilled labor hiring.

Generally Maintenance and repair play a crucial role in the life of residential as well as any
building, and successful maintenance and repair depends on solid performance of other aspects
of building management: budgeting, committees, participation, rent collection and
communication. - In a condition that makes all of its residents pleased and proud to be living
there. Effective performance of maintenance and repair tasks will give our building’s residents a
sense of pride and of allegiance to your tenant association.

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REFEREANCE
 A guide to building maintenance and repair
 Heritage building maintenance manual
 Understanding maintenance and management

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