IS 15183 ( Part 1 ) :2002

Indian Standard

GUIDELINES FOR MAINTENANCEMANAGEMENT OF BUILDINGS

PART 1 GENERAL

Ics 91.040.01

0 BIS 2002

BUREAU OF INDIAN STANDARDSMANAK BHAVAN, 9 BAHADUR SHAH ZAFAR MARG

NEW DELHI 110002

August 2002 Price Group 7

Building Construction Practices Sectional Committee, CED 13

FOREWORD

This Indian Standard ( Part 1 ) was adopted by the Bureau of Indian Standards, after the draft finalized by theBuilding Construction Practices Sectional Committee had been approved by the Civil Engineering DiwsionCouncil.

Maintenance management in building industry is the art of preserving over a long period what has beenconstructe~. It is as important as construction management or even more. Whereas construction stage lasts fora short period of 2 to 5 years, maintenance continues for at least 20-30 times the construction phase. Badpractice of maintenance adversely affects the environment in which people work, thus affecting the overalloutput.

[t is clearly impractical and even undesirable to replace all older buildings at once. Everyone concerned withbuildings whether as owners, engineers, designers, constructors or users should take a serious interest in thisproblem of building maintenance.

In the post-construction stage, the day-to-day maintenance or upkeep of the building shall certainly delay thedecay of the building structure. Though the buildings may be designed to be very durable, it needs maintenanceto keep it in good condition. It ha; been planned to publish Guidelinesbuildings in the following three parts:

a) Part 1 General,

b) Part 2 Finance, and

c) Part 3 Labour.

for Maintenance Management of

This part covers the general aspects related to maintenance management of buildings.

This standard keeps in view the practices in the field of building maintenance management in the country.Assistance has been derived from BS 8210:1986 ‘Guide for Building Maintenance Management’, issued by theBritish Standards Institution.

The composition of the technical Committee responsible for formulation of this standard is given at Annex D.

For the purpose of deciding whether a particular requirement of this standard is complied with, the final value,observed or calculated, expressing the result of a test or analysis, shall be rounded off in accordance withIS 2 : 1960 ‘Rules for rounding off numerical values ( revised )’. The number of significant places retainedin the rounded off value should be the same as that of the specified value in this standard.

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IS 15183 (Part l) :2002

Indian Standard

GUIDELINES FOR MAINTENANCEMANAGEMENT OF BUILDINGS

PART 1 GENERAL

1 SCOPE

This standard provides general guidelines formaintenance management of building fabric includingservices ( electrical and mechanical ).

2 REFERENCE

The following Indian Standard contains provisionswhich through reference in this text, constitutesprovision of this standard. At the time of publication,the edition indicated was valid. All standards aresubject to revision, and parties to agreements basedon this standard are encouraged to investigate thepossibility of applying the most recent edition of thestandard indicated below:

IS No, Title

Is 15183 Guidelines fQr maintenance( Part 2 ) :2002 management of buildings: Part 2

Finance

3 TERMINOLOGY

For the purpose of this standard, the followingdefinitions shall apply.

3.1 Maintenance — The combination of all technicaland associated administrative actions intended toretain an item in or restore it to a state in which it canperform its required function.

3.2 Maintenance Management — The organisationof maintenance within an agreed policy. Maintenancecan be seen as a form of ‘steady state’ activity.

3.3 Building Fabric — Elements and componentsof a building other than furniture and services.

3.4 Building Maintenance — Work undertaken tomaintain or restore the performance of the buildingfabric and its services to provide an efficient andacceptable operating environment to its users.

3.5 House Keeping — House keeping maintenancecan be defined as a routine recurring work whichis required to keep a structure in good condition sothat it can be utilized at its original capacity andefficiency along with proper protection of capitalinvestment, throughout its economic life.

3.6 Owner — Person or body having a legal interest

in a building. This includes free holders, lease holdersor those holding a sub-lease which both bestows alegal right to occupation and gives rise to liabilitiesin respect of safety or building condition.

In case of lease or sub-lease holders, as far as ownershipwith respect to the structure is concerned, the structureof a flat or structure on a plot belongs to the allotee/lessee till the allotment/lease subsists.

3.7 Confined Space — Space which may beinadequately ventilated for any reason and may resultin a deficiency of oxygen, or a build-up of toxic gases,for example, closed tanks, sewers, ducts, closed andunventilated rooms, and open topped tanks particularlywhere heavier than air gases or vapours may be present.

4 BUILDING MAINTENANCE

4.1 General

Any structure, building or service when built hascertain objectives and during the total economic lifeof that structure or service, it has to be maintained.Maintenance is a continuous process requiring a closewatch and taking immediate remedial action. It isinter-woven with good quality of house keeping. Itis largely governed by the quality of originalconstruction. The owners, engineers, constructors,occupants and the maintenance agency are all deeplyinvolved in this process and share a responsibility.Situation in which all these agencies merge into oneis ideal and most satisfactory.

There are two processes envisaged, that is, the workcarried out in anticipation of failure and the workcarried out after failure. The former is usually referredto as preventive maintenance and the latter ascorrective maintenance. The prime objective ofmaintenance is to maintain the performance of thebuilding fabric and its services to provide an efficientand acceptable operating environment to its users.

4.1.1 Maintenance, in general term, can be identifiedin the following broad categories.

4.1.1.1 Cleaning and servicing

This is largely of preventive type, such as checkingthe efficacy of rain water gutters and servicing themechanical and electrical installations. This coversthe house keeping also.

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IS 15183 (Part l) :2002

4.1.1.2 Rectl~ication andrepairs

This is also called periodical maintenance workundertaken by, say, annual contracts and includingexternal replastering, internal finishing, etc.

4.1.2 Replacements

This covers major repair or restoration such as re-roofing or re-building defective building parts.

4.2 Factors Affecting Maintenance

4.2.1 Maintenance of the buildings is influenced bythe following factors:

a)

b)

c)

d)

e)

Technical factors — These include age ofbuilding, nature of design, materialspecifications, past standard of maintenanceand cost of postponing maintenance.

Policy — A maintenance policy ensures thatvalue for money expended is obtained inaddition to protecting both the asset valueand the resource value of the buildingsconcerned and owners.

Financial and economic factors [ seeIS15183(Part2)].

Environmental — All buildings are subjectto the effects of a variety of external factors,such as, air, wind precipitation, temperature,etcj which influence the frequency and scopeof maintenance.

The fabric of building can be adverselyaffected as much by the internal environmentas by the external elements. Similarly, factorsof humidity, temperature and pollution shouldbe considered. Industrial buildings can besubject to many different factors, subject toprocesses carried out within. Swimming poolstructures are vulnerable to the effects ofchlorine used in water.

User — The maintenance requirements ofbuildings and their various parts are directlyrelated to the type and intensity of use theyreceive.

4.2.2 Influence of Design

The physical characteristics, the life span and theaesthetic qualities of any building depend on theconsiderations given at the design stage. All buildings,however well designed and conscientiously built, willrequire repair and renewal as they get older.

However, for better performance of the buildingenvelop, the following are the ways to minimizetroubles at the later stage.

a) Minimize defects during construction anddesign.

b) Detail and choose materials duringconstruct ion so that the job of maintenanceis less onerous.

4.2.2.1 In addition to designing a building for structuraladequacy, consideration should also be given toenvironmental factors, such as, moisture, naturalweathering, corrosion and chemical action, user wearand tear, pollution, flooding, subsidence, earthquake,cyclones, etc.

4.2.2.2 A list of common causes for maintenanceproblems is given in Annex A for guidance. However,no such list is likely to be entirely comprehensive.

4.3 Maintenance Policy

The policy should cover such items as:

The owner’s anticipated future requirement forthe building taking account of the building’sphysical performance and its functional suitability.This may lead to decisions regarding:

a) the present use of the buildinganticipating any likely upgradings andtheir effect on the life cycles of existingcomponents or engineering services; and

b) a change of use for the building and theeffect of any conversion work on the lifecycles of existing components orengineering services.

4.4 Maintenance Work Programmed

The programming of maintenance work can affectan owner or his activities in the following ways:

a)

b)

c)

d)

Maintenance work should be carried out atsuchtimes as are likelyto minimize any adverseeffect on output or function.

Programme should be planned to obviate asfar as possible any abortive work. This mayarise if upgrading or conversion work iscarried out after maintenance work has beencompleted or ifwork such as rewiring is carriedout after re-decorations.

Any delay in rectifying a defect should bekept to a minimum only if such delay is likelyto affect output or function. The cost ofmaintenance increases with shorteningresponse times.

Maintenance work, completed or being carriedout should comply with all statutory and otherlegal requirements.

4.5 Maintenance Guides

An owner responsible for a large number ofbuildings may have established procedures for

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maintenance. When an owner is responsible for themaintenance of only one building or a small numberof buildings, the preparation of a guide tailored tosuit each particular building, can offer significantadvantages. Such a guide should take into accountthe following:

a) type of construction and residual life of thebuilding, and

b) environment and intensity of use ( see 4.2).

The guide may form part of a wider manual coveringoperational matters.

4.6 Planning of Maintenance Work

Work should take account of the likely maintenancecycle of each building element and be planned logically,with inspections being made at regular intervals. Annualplans should take into account subsequent years’programmed to incorporate items and to preventadditional costs. It should be stressed that the designof some buildings can lead to high indirect costs inmaintenance contracts and therefore, carefid planningcan bring financial benefits. Decisions to repair orreplace should be taken after due consideration.

4.7 Feedback

4.7.1 Feedback is normally regarded as an importantprocedure of providing information about the behaviourof materials and detailing for the benefit of the architect/engineer designing new buildings, which will resultin lessening maintenance costs. It is an equally valuablesource of information for the persons responsible formaintenance. Every maintenance organisation shoulddevelop a simple way of communicating its know-how,firstly for benefit of others in the organization andsecondly for the benefit of the building industry asa whole. There should be tlank and recorded dialogueon an on-going basis between those who occupy andcare for buildings and those who design and constructthem.

4.7.2 Feedback should aim at the following:

a) User satisfaction,

b) Continuous improvement, and

c) Participation by all.

4.7.3 Source of Information

The information on feedback can be obtained fromthe following:

a) Occupants,

b) Inspections,

c) Records, and

d) Discussions.

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IS 15183( Part 1 ) :2002

4.8 Means of Effecting Maintenance

4.8.1 Responsibility

Some maintenance work will be carried out by theoccupier of a building or by the occupier’srepresentative. In the case of leasehold or similaroccupation, not all maintenance may be theresponsibility of occupier. Responsibility of commonareas may be clearly defined.

4.8.2 Maintenance work sub-divided into majorrepair, restoration, periodical and routine or day-to-day operations will be undertaken by one of thefollowing:

a)

b)

c)

4.8.3

Directly employed Iabour,

Contractors, and

Specialist contractors under service agreementor otherwise.

The merits of each category for typicalmaintenance *work must be considered becauseoptimum use of resources appropriate to tasks in agiven situation is an important element of policy.

4.8.4 The success of contracting out depends on thenature of the services, conditions in which contractingis undertaken ( the tendering process), how the contractis formulated and subsequent monitoring of servicequality. The important consideration in the decisionto contract out is whether a contractor can ensure asocially desirable quantity and quality of serviceprovision at a reasonable cost to the consumers.

5 ACCESS

5.1 General

All maintenance activities including any preliminarysurvey and inspection work require safe access andin some situations this will have to be speciallydesigned. Maintenance policy and maintenance costswill be much influenced by ready or difficult accessto the fabric and to building services. Specialprecautions and access provisions may also need tobe taken for roof work or for entry into con fir ~dspaces, such as, ducts or voids.

5.2 Access Facilities

5.2.1 Permanent accessibility measures should beprovided at the design stage only for all the areasfor safe and proper maintenance. It is a matter on whichthose experienced in the case of the building can makean important contribution at design stage in the interestof acceptable maintenance costs.

5.2.2 A wide variety of temporary access equipmentmay appropriately be provided for maintenance work,ranging from ladders to scaffoldings or powered liftplatforms.

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1S 15183 (Part l) :2002

5.2.3 Wherever possible, it is better to providepermanent access facilities such as fixed barriers,ladders and stairways. When such permanent accessfacilities are provided, necessary arrangement maybe included in maintenance plans for their regularinspection, maintenance and testing.

5.2.4 All personnel employed for carrying outmaintenance should be provided with the necessaryprotective clothing and equipment, and instructedin its use.

5.2.5 When physical access is not possible insituations, such as, wall cavities, drains, etc, inspectionsmay be made with the aid of closed circuit televisionor optical devices, such as, endoscopes.

5.3 Access to Confined Spaces

5.3.1 Ventilation

Special precautions need to be taken when enteringa confined space. Such confined spaces should beadequately ventilated, particularly before being entered,to ensure that they are free fi-omharmful concentrationsof gases, vapours other airborne substances and thatthe air is not deficient in oxygen.

5.3.2 Lighting

Good lighting is necessary in order thatmaintenance work can be carried out satisfactorily.This is particularly important in confined spaces.When the normal lighting is inadequate, it should besupplemented by temporary installations. Theseshould provide general and spot illumination asappropriate.

6 RECORDS

6.1 General

Good records can save owners and usersloccupiersmuch unnecessary expense and reduce potentialhazards in exploration work when faults arise.

6.2 Use of Building Records

6.2.1 All personnel involved in the maintenance ofthe building should be made aware of the existenceof the building records.

6.2.2 Known hazardous areas should be explicitlymarked on the records as well as being marked on siteand should be pointed out to such personnel togetherwith any system of work adopted for use in such areas.

6.2.3 Records are of value only if they are kept up-to-date and arrangements for this should be includedin any provision that may be made for records.

6.2.4 Records should be readily accessible for useand the place of storage should take into account

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the form of the records and the conditions neededto keep them from damage of any kind. It isrecommended that a duplicate set of records is keptin a secure place other than building itself and is keptup-to-date.

6.3 Following should be typical contents of themaintenance records:

a)

b)

c)

d)

e)

o

@

h)

j)

k)

m)

4

A brief history of property, names andaddresses of consultants and contractors.

Short specifications, constructionalprocesses, components, material finishes,hidden features, special features, etc.

‘As built’ plans and as subsequently alteredwith sections, elevations and other detaileddrawings.

Foundation and structural planslsectionssuch as concrete reinforcement drawings.

Detail specification of all materialsincorporated, for example, concrete mix,species and grades of timber, etc. Potentiallyhazardous materials and types or methodsof construction that under some circumstancesbecome hazardous may be identified.

Information on house keeping and routinemaintenance with details of internal andexternal surfaces and decorations, scheduleof cleaning, inspection and maintenance.

Means of operating mechanical, electrical andplumbing installations.

Description of renovations, extensions,adaptations and repair to each elements.

All plant, machinery and propriety articlesincluding manufacturer’s trade literature andinstructions for installation, use andmaintenance.

Methods of work used in construction, suchas, assembly of prefabricated units.

All

1)

2)

3)

4)

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information related to fire, such as:

Location and service arrangements of allfire alarm and call points;

Location and service arrangements of allextinguishers, hose reels and other tirefighting installations;

Location of all fire compartment walls,doors, floors and screens;

Location of all areas of exceptional firehazard,

Fire escape routes;

Details of application of any fireprotection treatment; and

Location details and description of any

*

n)

P)

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r)

installationfor smoke control or protectionof escape routes.

There should be a wall chart showing at aglance the various operations which haveto be undertaken. Line drawings of buildingsare always useful.

Records of security measures should be knownto authorised personnel only.

Where no records exist, information shouldbe slowly built up as it becomes availableduring the course of maintenance work.

Use of computers for storing information maybe preferred.

6.4 Mechanical Records

6.4.1 Documentation

Documentation should record the following asinstalled:

a) The location including level, if buried, ofall public service connections (for example,fuel gas and cold water supplies”) togetherwith the points of origin and termination, sizeand materials of pipes, line pressure and otherrelevant information.

b) The layout, location and extent of all pipedservices showing pipe sizes, together withall valves for regulation, isolation and otherpurposes as well as the results of allbalancing, testing and commissioning data.

c) The location, identity, size and details of allapparatus and all control equipment servedby or associated with each of the variousservices together with copies of any testcertificates for such apparatus where.appropriate. The information with respectto size and details may be presented inschedule form.

d) The layout, location and extent of all airducts showing dampers and other equipment,acoustic silencers, grills, diffusers or otherterminal components. Each duct and eachterminal component should be marked withits size, the air quantity flowing and otherrelevant balancing data.

e) The location and identity of each room orspace housing plant, machinery or apparatus.

6.4.2 Drawings

Drawings should record the following as installed:

a) Detailed general arrangements of boilerhouses, machinery spaces, air handlingplants, tank rooms and other plant or

b)

c)

IS 15183( Part 1 ): 2002

apparatus, including the location, identity,size and rating of each apparatus. Theinformation with respect to the size and ratingcan be presented in schedule form.

Isometric or diagrammatic views of boilerhouses, plant rooms, tank rooms and similarmachinery, including valve identificationcharts. It is useful to fkameand mount a copyof such drawings on the wall of the appropriateroom.

Comprehensive diagrams that show powerwiring and control wiring and/or pneumaticor other control piping including size, typeor conductor or piping used and identifyingthe terminal points of each.

6.5 Electrical Records

Documentation should record the following includinglocations as installed:

a)

b)

c)

d)

e)

f)

g)

Main and sub-main cables showing origin,route, termination, size and type of each cable;cables providing supplies to specialistequipment, for example, computers, shouldbe identified separately.

Lighting conduits and final sub-circuit cablesshowing origin, route, termination and sizeof each, together with the number and sizeof cables within each conduit. The drawingsshould indicate for each conduit or cable,whether it is run on the surface or concealed,for example, in a wall chase, in a floor screed,cast in-situ, above a false ceiling, etc.

These drawings should also indicate thelocations of lighting fittings, distributionboards, switches, draw-in-boxes and pointboxes, and should indicate circuitry.

Location and purpose of each emergencylighting fitting including an indication of thecircuit to which it is connected.

Single and three phase power conduits andfinal sub-circuit cables showing locations ofpower distribution boards, motors, isolators,starters, remote control units, socket outletsand other associated equipment.

Other miscellaneous equipment, conduits andcables.

Lightening conductor, air terminals,conductors, earth electrodes and test clamps.

Location of earth tapes, earth electrodes andtest points other than those in (f); cablesproviding earth circuits for specialistequipment, for example, computers, shouldbe identified separately.

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IS 15183( Part 1 ) :2002

Documentation should also include, when applicablethe following:

a)

b)

c)

d)

e)

f)

g)

h)

Distribution diagrams or schedules to showsize, type and length (to within 1 m ) of eachmain and sub-main cable together with themeasured earth continuity resistance of each.

Schedule of lighting fittings installed statinglocation, manufacturer and type or cataloguenumber together with the type ormanufacturer’s reference, voltage and wattageof the lamp installed.

Schedule of escape and emergency lightingfittings installed stating location,manufacturer, type or catalogue numbertogether with the type or manufacturer’sreference, voltage and wattage of the lampinstalled. For battery systems, the positionof the battery, its ampere hour rating andbattery system rated endurance in hoursshould be stated.

Records of smoke detectors, sprinklers, fireprecautions.

Incoming supply details, the type of system,vohage, phases, frequency, rated current andshort circuit level with details of the supplyprotection and time of operation asappropriate.

Main switchgear details; for purpose madeequipment, this should include a set ofmanufacturers’ drawings and the site layout.

Transformer, capacitor and power plant details.The leading details should be given,for example, for transformers, the VA rating,voltages and type of cooling.

Completion certificate, according to the IndianElectrici~ Act.

7 INSPECTIONS

7.1 General

Regular inspections are actual part of the proceduresfor the maintenance of buildings. They are neededfor a variety of purposes and each purpose requiresa different approach if it is to be handled witlimaximumeconomy and efficiency. A more detailed inspectioncovering all parts of a building is needed to determinewhat work should be included in cyclic and plannedmaintenance programme.

7.2 Frequency of Inspection

Inspection should be carried out at the followingfrequencies:

a) Routine — Continuous regular observationsshould be undertaken by the building useras part of the occupancy of building. Feed-

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b)

c)

back resulting from this type of observationshould be encouraged.

General — Visual inspections of mainelements should be made annually under thesupervision of suitably qualified personnelat appropriate times.

Detailed— The frequency of full inspectionof the building fabric by suitably qualifiedpersonnel should not normally exceed a5-year period.

7.2.1 Inspection Schedule

The preparation of a specific schedule should beencouraged. Once prepared, it can be used forsubsequent inspections.

7.3 Inspection of Engineering Services

Engineering services generally have a shorter lifeexpectancy than building fabric and because of theirdynamic fimction, should be subjected to more ffequentinspections and maintenance.

7.3.1 Inspection of services should be carried outfor three purposes as follows:

a) to check if maintenance work is required;

b) to check if maintenance work is beingadequately carried out; and

c) for safety reasons to comply with statutoryrequirements and if required, withrecommendations of other relevantorganisations.

7.3.2 The frequency of inspections for purpose (a)will depend upon types of plant and system,manufacturer’s recommendations and subjectivejudgement. Frequencies for purpose (b) should becarried out on an annual basis.

7.3.3 Method of Inspection

The limited life of building services means it isimportant to record their residual life so that theirreplacement can be budgeted for and inspectionmethods should be arranged accordingly.

A check list of items of plant to be inspected shouldbe considered. Detailed specifications of howinspections should be carried out are necessarybecause a simple visual inspection is unlikely to showwhether plant is operating correctly and efficiently.

Inspections frequently necessitate the use ofappropriate instruments by competent persons. Anexample of this is the inspections carried out to checkcompliance with statutory requirements.

When instruments are used, it is important thatadequate training is provided in the use of instrumentsand the interpretation of the results.

IS 15183( Part 1 ): 2002

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7.4 Records of all inspections should be kept.

7.5 Inspection Report

Inspection report may be prepared in the format asgiven in Annex B.

8 MAINTENANCE OF ELECTRICALAPPLIANCES

8.1 Planning of Maintenance Work

8.1.1 If the authorized person has complete knowledgeof the electrical appliances to be worked upon, thensafety will be more assured. If the person attendingto the job is not technically competent to handle thejob, then more carefhl planning is required beforehand.

8.1.2 Repetitive nature of jobs involve little or nopre-planning whereas infrequent nature of jobs mayneed careful planning even if the person attendingthe job is technically competent.

8.1.3 Planned routine maintenance will facilitatecontinued safe and acceptable operation of an electricalsystem with a minimum risk of breakdown andconsequent “interruption of supply.

8.1.4 As far as the electrical equipments/installationsare concerned, it is not possible to lay down preciserecommendations for the interval between themaintenance required. The recommendation forfrequency of maintenance in this regard from themanufacturer is more relevant. The manufacturer shouldbe requested to speci~ minimum maintenancefrequencyunder specified conditions. These intervals dependgreatly upon the design of the equipment, the dutythat it is called onto perform and the environment inwhich it is situated.

8.2 The following two types of maintenance areenvisaged.

8.2.1 Routine Maintenance

Routine maintenance of the electrical equipments goesalongwith the regular inspections of the equipments.Inspections shall reveal the undue damage and

excessivewear to the various components. Examinationof the equipment shall reveal any need for conditioningof the contact system, lubrication and adjustment ofthe mechanisms.

8.2.2 Post-Fault Maintenance

When there is a breakdown in the system and certainparts are identified for the replacement and then themaintenance/repair of the defective part away fromthe operating environment is covered under post-faultmaintenance.

8.3 Guidelines for the Maintenance of ElectricalAppliances

8.3.1 Uninterrupted and hazard-free functioning ofthe electrical installations are the basic parametersof maintenance. The equipment should be restoredto correct working conditions. Special attention shouldbe paid to the items and settings that might have beendisturbed during the operational phase. Loose andextraneous equipment or wiring give rise to potentialsafety hazards. All covers and locking arrangementsshould be properly checked and secured to achieveoriginal degree of protection.

8.3.2 Guidelines to be followed for the maintenanceof electrical equipment to ensure their smoothfunctioning are given in Annex C.

9 OPERATING AND MAINTENANCE MANUALS

The engineering services within buildingsfrequently are dynamic, involving complex systemsof integrated plant items. Operation of such plant canrequire detailed knowledge and direction.Maintenance can also require extensive informationto be available. It is, therefore, important to have suitableoperating and maintenance manuals to provide thenecessary guidance. These should be included aspart of the contractual requirements for newinstallations and should ideally be prepared asreference documents for existing installations whereno such information exists.

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1S 15183 (Part l) :2002

ANNEX A

( Clause 4.2.2.2)

COMMON CAUSES FOR MAINTENANCE PROBLEMS

A-O MAJOR CAUSES. FOR MAINTENANCEPROBLEMS

A-1 FLOORS

a)

b)

c)

d)

e)

Poor quality of construction which includesquality of construction material andworkmanship.

Improper slopes, mainly in kitchen,bathrooms/toilets, etc.

Lack of rounding at junctions of walls withfloors.

Lack of damp-proof course treatment in wallsand particularly in sunken floors.,

Poor design of building.

A-2 ROOFS

a)

b)

c)

d)

e)

o

g)

h)

Inadequate roof slopes.

Inferior quality of construction.

Cracks on roof surfaces.

Inadequate provision of rain water spouts.

Blockages in gratings/rain water pipes.

Worn out felts.

Bubbling up oftarfelt and separation ofjoints.

Leakage from the openings provided on theroof.

A-3 PLUMBING

a) Inadequate slopes in soil/waste pipes.

b) Improper lead joints.

c) Joints in walls.

d) Improper junctions of stacks.

e)

f)g)h)

J)

k)

m)

n)

Inadequate cleaning eyes at junctions.

Inadequate slopes in sewage pipes.

Throwing of solid wastes in WC’S.

Lack of periodical checking and cleaning.

Lack of motivation/education to users forproper use.

Overflow from service tanks.

Inferior quality of fittings and fixtures.

Inadequate design.

A-4 DRAINAGE

a)

b)

c)

d)

e)

f)

g)

Improper surface dressing around buildingsand improper upkeep of surroundings.

Growth of wild grass and vegetation.

Inadequate drainage system around thebuilding.

Inadequate slope of the drains or drainagepipes.

Inadequate number of inspection chambers.

Theft of manhole covers, etc.

Throwing of solid waste in the open surfacedrains.

A-5 ELECTRICAL

a) Loose connections.

b) Improper earthing and earth connections.

c) Damages to wires, cables and otherinstallations.

d) Under rated cables/wires and otherinstallations.

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IS 15183 (Part 1 ) :2002

ANNEX B

( Clause 7.5)

FORMAT FOR INSPECTION REPORT

Date :.........................

Building/Block :...............................

Conditionr 7

Sound Suspect Defective

IFloors and Staircases

a) Ground floor

Finish

Skirting

Structure

Damp-proofing

Ceiling

Under floors, spaces

Termites/insects

b) Upper$oors

Finish

Structure

Ceiling

Suspended ceiling

c) Staircases

Structure

Treads”

Finishes

Balustrade

Soffits

Finish

Roofing

Flat/Pitched

Finish

Insulation

Structure

Roof lights/glazing

Parapets

Cutters

( suspended floors)

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IS 15183 (Part 1 ) :2002

Date :.........................

Building/Block: ...............................

Condition

‘Sound Suspect Defective

Rain water. pipes

Mud phuskaI

Roof interiors ( pitched) IGrowth of vegetation ISanitary Installations

a) Plumbing

Fittings/pipings, WC’s

Taps

Sinks

Basins

Urinals

Cisterns

Geyser:

b) Sewage disposal

Soil pipes

Manholes

Sewer lines

c) Drainage

Gully chambers

Sewers ISurface drains I

Inspection chambers I

Structural movement

Failure of material

Design or construction defects IOverhead tankslunderground ISumps/terrace tanks ISeptic tanks I

Remarks

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IS 15183( Part 1 ) :2002

ANNEX C

( Clause 8.3.2)

GUIDELINES FOR MAINTENANCE OF ELECTRICAL EQUIPMENTS

C-1 [n case of electrical appliances, manufacturer’sinstructions for the usage and maintenance of theequipment should be strictly followed.

C-2 The detailed/working drawings of all thecomponents of electrical installations should alwaysbe available with the maintenance unit. The followingrecords should be available:

a)

b)

c)

d)

e)

Manufacturer’s name;

Name-plate of the equipment and its sailentfeatures, such as, capacity, rating, etc;

Manufacturer’s recommendations regardingavailability/usage of spare parts;

Manufacturer’s recommendations forperiodical maintenance and post-faultmaintenance; and

Details of the maintenance operationsperformed in the past.

C-3 Care should be taken while selecting replacementparts. The spare parts should be correct and suitable,preferably as recommended by the manufacturer ofthe installation. During the placement of order forthe supply of spare parts, name-plate particulars andserial number should be quoted.

C-4 The space where the equipment is kept shouldbe clean and properly ventilated. Equipment shouldnot be disturbed needlessly. Before cleaning, theequipment should be made dead. For internal cleaning,a section cleaner should be used.

C-5 Covers and doors should not be left openunnecessarily during maintenance. Afterwards theyshould be promptly and correctly closed and locked.

t C-6 Before removing the covers and connections,all covers and cable terminations should be markedto ensure correct replacements. Disturbed connectionsand temporary connections should be marked tofacilitate reconnection. Temporary connections andmarkings should be removed before the installationis put to use.

C-7 Those connections, which have not beendisturbed, should also be checked for soundnessand overheating.

C-8 All insulations should be regularly checked. Solidinsulations should be checked for cracks and otherdefects. Fibrous and organic insulations should bechecked for sign of blistering, delamination and

mechanical damage. For insulating oils, the intervalbetween tests should be carried out as per therecommendations of the manufacturer and keepingthe adverse environmental conditions in mind.

C-9 It should be ensured that the earthing connectionsare sound and all contact screws are tight.

C-10 During the examination of interlocks, it isnecessary to take precautions to prevent danger toplant or persons in the event of malfunction orinadvertent operation. A person responsible forchecking and maintaining any interlock system shouldhave thorough knowledge of the extent, nature andfunction of the interlock.

C-n If the equipment is ventilated then it shouldbe ensured that the air-flow is smooth and notrestricted. If filters are provided, they should be cleanedor replaced as necessary.

C-12 The standby system for tripping and closingsupplies should always be kept in good order.Indicators and alarms should be maintained in timewith the manufacturer’s instructions.

C-13 Tools, spares and instruments should be storednear to the installation. These should be regularlychecked against an inventory.

C-14 Before the start of maintenance of the circuitswitches, it should be ensured that all incoming andoutgoing main auxiliary circuits are dead and remainso during the maintenance. Overheating of the circuitswitches is the root cause for faults. Overheatingmay be caused by inadequate ventilation, overloading,loose connection, insufficient contact force and mal-alignment.

C-15 Some circuit breakers are not intended to bemaintained, such as, miniature circuit breakers( MCBS ). Such items should not be dismantled formaintenance. These should be renewed periodically.

C-16 For the ,maintenance of fuses, periodicalinspection should be done for correct rating, security,overheating and correct locatiodorientation. Elementof renewable fuses should be renewed when thedeterioration is apparent. The availability and correctreplacement of fuse links should be ensured.

C-17 If a fuse link of certain rating has failed and isreplaced, then all fuse-links of same rating apparentlysubjected to the fault should be destroyed andreplaced by new fuse-links.

.. ---J

1S 15183 (Part l) :2002

C-18 In order to bereasonably sure that circuitbreaker iscapable ofoperation whenrequired, theseshould be tripped andreclosed at regular intervals.Tripping should be proved manually and wherepossible electrically viathe protective relay contacts.The Ieakage ofoil, signofcorrosion and any unusualsmell which may indicate overheating should bedetected through inspections.

C-19 Timing devices aremostly designed for specialistmaintenance. These should not be dismantled formaintenanceor overhaul purposes unless specifically

recommended by the manufacturers. Actual timingperiods should be verified with set values andapplication requirements.

C-20 In case of cable boxes and terminations, securityof mounting and earthing should be examined. Exposedtails should be inspected for good conditions ofinsulation and freedom from moisture.

C-21 Battery cells should be inspected for sheddingof active material, sedimentation and buckling of plates.Level of electrolyte should be regularly checked andthe level should be corrected with distilled water.

,,

12

IS 15183( Part 1 ): 2002

ANNEX D

( Foreword)

COMMI’lTEE COMPOSITION

Building Construction Practices Sectional Committee, CED 13

0r~ani7,ati0n

In personal capacity ( D-6, Sector 55, Noida-201301 )

Bhabha Atomic Reseach Centre, Mumbai

Builders Association of India, Chennai

Building Materials and Technology Promotion Council,New Delhi

Central Building Research Institute, Roorkee

Central Public Works Department, New Delhi

Central Road Research Institute, New Delhi

Central Vigilance Commission, New Delhi

Delhi Development Authority, New Delhi

Engineer-in-chief’s Branch, Army Headquarters, New Delhi

Engineers India Limited, New Delhi

Forest Research Institute, Debra Dun

Hindustan Prefab Ltd, New Delhi

Hindustan Steel Works Construction Ltd, Kolkata

Housing and Urban Development Corporation, New Delhi

Indian Institute of Architects, Mumbai

Indian Oil Corporation, Mathura

Indian Pest Control Association, New Delhi

Life Insurance Corporation of India, New Delhi

Ministry of Railways, Lucknow

National Buildings Construction Corporation Ltd, New Delhi

National Industrial Development Corporation Ltd, New Delhi

National Project Construction Corporation. New Delhi

Public Works Department, Government of Arunachal Pradesh.Itznagar

Public Works Department. Government of Maharashtra.Mumbai

Representative(s)

SHRI A. K. SARKAR ( Chairman )

SHRI K. S. CHAUHAN

SHRI K. B. MEHRA ( Alternate )

SHRI M. KARTHIKEYAN

SHRI J. K. PRASAD

SHRI S. K. GUPTA ( Alternate )

SHRI M. P. JAISINCiH

CHI~~ ENGINEER( CDO )SUPERINTENDINGENGINEER ( CDO )

( Alternate)

SHRI DEEP CHANDRA

SHRI R. A. ARUMUGAtd

SHRI S. M. MADAN

SHRI S. C. AGGARWAL( Alternate )

SHRI SURESH CHANDER

SHRI DINESH AGARWAL( Alternate )

SHRI R. S. GARG

SHRI A. K. TANDON ( Alternate )

SCIENTIST-SF

RESEARCHOFFICER ( Alternate)

SHRI S. MUKHERJEE

SHRI M. KUNDU ( Alternate )

SHRI N. K. MAJUMDAR

SHRI V. K. GUPTA ( Alternate )

SHRI K. C. BATRA

SHRI K. C. DHARMARAJAN( Alternate )

SHRI P. C. DHAtRYAWAN

SHRI J. R. BHALLA ( Alternate )

SHRI D. A. FRANCIS

SHRI S. V. LALWANI( Alrerrrate )

,SHRI H. S. VYAS

CHIEF ENGINEER

DEPUTY CHIEF ENGINEER( Alternate )

DEPLITYCHIEF ENGINEER ( CONSTRUCTION)

EXECUTIVEENGINEER ( CONSTRUCTION)

( Alternate )

SHRI DALJIT SINGH

SHRI G. B. JAHAGIRDAR

SHRI Y. N. SHARMA( Alternate )

SHIU K. N. TANEJASHRI S. V. PATWARDHAN( Alternate )

CHU+ ENGINI=R ( WEST ZONE )

SHRI A. B. PAWAR

SHRI V. B. B(JRG~ ( Alternate )

( Continued on page 14 )

#,

,.

13

IS 15183 (Part l) :2002

(Continued, frompage 13)

Representative(s)Or~aniz,arion

Public Works Department, Government of Punjab, Ptttisda CHI~~ EN~INi+iR ( BUILDING )

DIRECTOR( R & D ) ( Alternate )

PublicWorksDepartment,Governmentof Rajasthrrn,Jaipur SHRIP. K. LAURIA

SHRI K. L. BAIRWA( Alrernafe )

Public Works Department, Government of Tamil Nadu,Chennai

CHIW ENGINEER( BUILDINCi)

SUPERINT~NOINCiENCiINEER( BUILtJING )

( A1/ernate )

State Bank of India, New Delhi SHRI P. L. PATHAK

SHRI G. V. CHANANA( Aliernate )

Structural Engineering Research Centre, Chennai SHRI K. MANI

SHRI H. G. SREENATH( Alternate )

BIS Directorate General SHRIS. K. JAIN, Director and Head ( Civ Engg )[ Representing Director General ( Ex-ofiicio ) ]

Member-Secretary

SHRI ALOK K~SARi

Assistant Director ( Civ Engg ), BIS

Repairs and Maintenance of Buildings Including Services Subcommittee, CED 13:15

Central Public Works Department, New Delhi SHRI ASHOK KHURANA( Convener )

Builders Association of India, Chennai SHRI M. KARTHIKEYAN

Central Building Research Institute, Roorkee SHRI G. C. SOrAT

SHRI AJAY SINGH ( Alternate )

Central Public Works Department, New Delhi CHILE ENGIN~EIr ( NDZ )

Forest Research Institute, Debra Dun SHRI R. K. PUNHANI

Institution of Engineers (India), New Delhi SECtWTARYAND DIRECTOR GISNERAL

Institution of Surveyors, New Delhi SECRETARY

Life Insurance Corporation of India, New Delhi SHRI P. RAJAMURTHI

Ministry of Communications, New Delhi SHRI ROHtT MISRA

SHRI P. K. PANICiRAHI( Alternate )

National Council for Cement and Building Materials,New Delhi

SHRIO. P. GA~YALI

DR N. K. JAIN( Alternate )

National Building Construction Corporation Ltd, SHRiR. K. JAINNew Delhi

Public Works Department, Government of Himachal Pradesh, SHWT. L. SHAN~A

Shimla SHRI P. K. SHARMA( Alternate )

Public Works Department, Government of Haryana,Chandigarh

Public Works Department, Government of Maharashtra,Mumbai

Reserve Bank of India, New Delhi

SHIU K. S. SHARMA

SHItI G. K. DFiSHIIANOI:

SHW L. D. ACiASH~

SHRI A. G. BHID~ ( Alte

SHRI G. DHANASfiKARAN

SHIU T. V. NIRANJANAN

SHIU R. N. RAIKAR

SHRI BAI.KAJ MAI.HOTKA

nate )

Alternate )State Bank of India, Mumbai

Structural Designers and Construction Pvt Ltd, Mumbai

Welcome Group of Hotels, New Delhi

14

Bureau of Indian Standards

BIS is a statutory institution established under the Bureau of lndian Standards Act, 1986 to promoteharmonious development of the activities of standardization, marking and quality certification of goods andattending to connected matters in the country.

Copyright

BIS has the copyright of all its publications. No part of these publications maybe reproduced in any form withoutthe prior permission in writing of BIS. This does not preclude the free use, in the course of implementing thestandard, of necessary details, such as symbols and sizes, type or grade designations. Enquiries relating tocopyright be addressed to the Director (Publications), BIS.

Review of In ~ian Standards

Amendments are issued to standards as the need arises on the basis of comments. Standards are also reviewedperiodically; a standard along with amendments is reaffirmed when such review indicates that no changes areneeded; if the review indicates that changes are needed, it is taken up for revision. Users of Indian Standardsshould ascertain that they are in possession of the latest amendments or edition by referring to the latest issueof ‘BIS Catalogue’ and ‘Standards : Monthly Additions’.

This Indian Standard has been developed from Doc : No. CED 13( 5669).

Amendments Issued Since Publication

Amend No. Date of Issue Text Affected

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