Introduction

In simple terms, maintenance is a set of organised activities that are carried out in order to keep an item in its best operational condition with minimum cost acquired. Maintenance is a very important thing of our world. Through this project I tried to give an idea about what are the main causes of deterioration in building and their services, and how can we manage this causes.After that I explained about need of many type of maintenance program and what are the advantages and disadvantage of those programs. Think it will help to when we going to select the suitable maintenance program to buildings.

Causes of deterioration in building and their services

Figure 1:deterioration in building

Mainly in construction we can divide in three parts according to their services.

These are: Residential buildings: commonly we use masonry structures.(bricks)

Commercial buildings: commonly we use concrete structures.(concrete)

Industrial buildings: commonly we use steel structures.(steel)

To all of the buildings want roofing materials. Commonly we use timber products and Calicut tiles or asbestos sheet

The primary source and causes of deterioration and decay in structures and buildings can be listed as follows:

Human Chemical Atmospheric Structural Moisture Fire Faulty Design and construction Faulty Materials Cleaning VandalismThen shall we measure have these causes of deterioration effect to buildingsI. Human: Failure to clean and carry out routine maintenance Ignorance of the causes of deterioration and decay Poor planning for proper maintenance Failure to promote awareness of maintenance needs by all who use the buildings. Adopting a negative attitude of waiting until emergency measures are required.

II. Chemical: Concrete and masonry :

Calcium Chloride: deicing salts especially affected those concretes containing reactive dolomite aggregates by enhancing dedolomitization reactions that release magnesium to form brucite and magnesium silicate hydrate.

Magnesium chloride: produced distinctive alteration rims at the margins of reactive dolomite aggregate and discoloration.

Sodium chloride: produced no enhanced or new alteration rim zones in either dolomite aggregate or cements paste in non-durable concrete

Acid rain: Natural stone is mostly affected, as acid rain eats away at the surface of the stone, causing long-term damage.Concrete Corrosion:

Figure 2: Concrete corrosion

concrete corrosion directly depends on steel corrosion. The main reason for concrete deterioration is corrosion, and there are two main categories of concrete corrosion, general corrosion from carbonation and pitting corrosion from chloride ions. Carbonation exposure to reinforcement structures over long periods can cause widespread cracking of the concrete. Exposure to chloride ions from water that leaks to the concrete can cause pitting corrosion and deterioration.

Steel:

Corrosion is the disintegration of an engineered material into its constituent atoms due to chemical reactions with its surroundings. Figure 3: Steel corrosion

Acid rain affects building steel materials. It precipitates onto these materials and forms crystals, which then break off pieces of the material. This is also known as corrosion.

III. Atmospheric:

There are many kind of atmospheric factors which to buildings.e.g.: Moisture content of atmospheric

Wind speed of atmospheric: wind load directly effect to the building and it is create the force to the building

Figure 4: wind load

Temperature of atmospheric: The temperature changes between day-night and seasons bring about volume changes such as expansion and shrinking. Moreover, continuous temperature changes cause the cracks and breaks on stones as a result of the material fatigue. It is same as steel.

Sunlight: The colors of surface of buildings change in the course of time due to the temperature differences between day and night. The faded stone surface takes a matt and pale appearance which is more frequently seen in natural construction stones. Figure 5: effect from sunlight

IV. Structural: Reaction of the structural elements to settlement, moisture, Shrinkage and thermal movements.

Reaction of the structural elements to the change of loading patterns. Natural aging of the structural elements

Reaction to the corrosive elements in the atmosphere

Deterioration due to inadequate inspecting and maintenance

V. Moisture:

Masonry:

Water as we have seen previously when combined with a frost or freezing conditions causes spalling to the surface of the brickwork or the breakdown of the mortar joint due to weathering.

Figure 6: Masonry effected from moisture

Concrete:

Concrete is fairly resilient to water damage and will dry out after wetting if the water contains contaminants then this can lead to the chemical attack of the cement within the concrete.

Timber:

Water can damage timber by wetting which expands the hygroscopic material and causes dimensional change to the timber with eventual rot if this wetting persists.

Figure 7: Timber effected from moisture

Metal:

Water reacts with exposed metal as we have seen to form rust. Surface rust is no harm but continual expose to the elements of unprotected metal will result in severe corrosion.

VI. Fire:

Masonry:

Brickwork and block work copes well in a fire within a dwelling or commercial property. Extreme heat can cause masonry to expand and crack but this would be after a substantial time from evacuation of a building. Smoke does however cause blackening to the surfaces of bricks and blocks.

Figure 8: masonry damaged by fire

Concrete:

Concrete can spall under the influence of fire. If the reinforcement lie near to the surface of the concrete and this heats up then it will expand at a different rate to the surrounding concrete and expand. This expansion can cause cracking to the concrete structure.

Timber:

Heat and the presence of oxygen cause the combustion of timber by fire. The surface chars and eventually breaks down the structural integrity of the timber until it is burnt right through. Smoke damage can discolor timber which will then require decoration if it has not caught fire and charred.

Figure 9: Timber damaged by fire

Metal:

Metal does not react well in a fire. As it heats up the molecular structure weakens and it loses up to half its strength at over 500 degrees. This can cause the collapse of structures as the steel melts slightly and warps under extreme heat. However this does take some time and may not affect the evacuation of a structure.

VII. Faulty Design and Construction:

Increase of maintenance cost or effort can be attributed to faulty designs. Many of these maintenance problems arise where design is satisfactory in principles but has low probability of achievement in practice.

Figure 10: Faulty design

Faulty design decisions are the most common fault which may be grouped as followed:

Failure to follow well established design criteria in the choice of structural system.

Failure to selection of materials.

Impractical or very difficult to execute design.

Lack of skilled labor

Misjudgment of user and climate condition under which the material has to perform.

Wind weight seismic forces rain

Poor communication between different member of design and construction team.

VIII. Faulty Materials:

There are main two ways to used faulty materials to construction

Buying faulty or damage materials:

In adequate inspection of materials by supplier or receiver Buying faulty materials according to faulty design

Damaging materials on transport or site:

Inadequate/or inconsistent mixing of materials on site Inadequate storage facilities on site

Figure 11:using faulty material

IX. Cleaning:

Use of incorrect cleaning materials and/or techniques

Inadequate supervision of cleaners to ensure that cleaning is thorough

Failure of owner to tenant to provide sufficient space, enough time or the correct equipment and materials for cleaning operations

Failure to employ specialists for cleaning special fittings and equipment.

X. Vandalism:

Lack of security

Failure to promote awareness among occupants of the consequences of vandalism

Incorrect selection of materials and finishes in circulation areas which are prone to vandalism

Failure to maintain or repair areas of damage by vandals thus encouraging more vandalism.

Compare and explain the need of planned, cyclical and reactive maintenance program for the buildings.

I explained the need of planned, cyclical and reactive maintenance program for the buildings through the graph below. Through these three maintenance programs jobs are same. Therefore Needs are depends on the advantage of using particular method.

Planned maintenance programCyclical maintenance program

Reactive maintenance program

DefinitionPlanned Maintenance is defined as being the planned replacement of major components

Cyclical maintenance deals with items which are carried out on a regular cycle,

e.g.: annually, or every 3 or 5 years, with the aim of maximising the full physical life of our properties and complying with current statutory requirements

Reactive maintenance (also known as corrective maintenance) involves all unscheduled actions performed as a result of system or product failure.

Example Windows repairing

Kitchens repairing

Bathrooms repairing

heating systems of our existing properties Grounds Maintenance

Street Cleansing

Refuse Collection

Building Cleaning

Gas Servicing

Electrical Testing

Flat and pitched roof repairs

Replacement glazing

Plastering

Painting

Graffiti removal

Re-pointing

Tiling

Joinery (varied)

Damp proofingInterior fit-out and demolition.

BehaviorsThis method is long time maintenance program.Cyclical maintenance involves the sprucing up, repair or renewal of an element or obsolescence and expiry of its serviceable life on a one-to-one replacement basis

It is an attempt to restore the building to a specified condition

Advantages Provides procedures to plan, execute, monitor and control maintenance resources.

Reduces delays in waiting for men, material, tools after a job is in progress.

Provides for systematic collection of materials prior to planned jobs.

Provides a communication link between maintenance and operations.

Provides a daily plan for front-line supervisors.

Allows hourly employees to be 100% work loaded.

Reduces the time required for critical shutdowns or overhauls.

Reduces maintenance costs.

Provides a tool for operations to assign priorities.

Reduces emergency breakdowns.

Reduces emergency breakdowns.

Reduces emergency maintenance costs.

Reduces the time required for critical shutdowns or overhauls

less operating cost and less staff

This type of maintenance is useful in the following situations:

The failure of a component in a system is unpredictable.

The cost of performing run to failure maintenance activities is lower than performing other activities of other types of maintenance.

Disadvantages Labour intensive, performance of unneeded maintenance etc

Labour intensive, performance of unneeded maintenance etc

Increased labor cost

Unneeded maintenance cost.

Additional maintenance cost

Increased cost due to unplanned downtime of equipment.

Increased labor cost, especially if overtime is needed.

Cost involved with repair or replacement of equipment

Possible secondary equipment or process damage from equipment failure.

Inefficient use of staff resources

Unplanned downtime can't be excluded.

According to these three maintenance programs we can decide, planned maintenance program is more effective than other programs. Because planed maintenance program could reduce maintenance cost. This can result in cost savings of approximately 30% when compared to reactive maintenance. Further I propose planned maintenance is very effective method to maintenance a buildings.

Relation between design, construction, maintenance and the cause of the dilapidation

Proper design:When take about designing we can consider about ten qualities of proper designing. These are:

Sustainable Accessible Functional Well Made Emotionally Resonant Enduring Socially Beneficial Beautiful Ergonomic Affordable

Proper construction:

When take about construction we can consider about below main characteristic of proper construction.These are:

Good Construction Schedule Using trained workers Using proper materials Using proper methods Supervision Proper Consideration of Weather Well Organized Activity Groupings

Proper Maintenance:Already above I mention about proper maintenance.

Relation between Proper design , Proper construction and proper maintenance:

This is very important to recognize the close relationship between design and construction. These processes can best be viewed as an integrated system. In general, the design is a process of creating the description of a job, usually represented by detailed plans and specifications; required design is a process of identifying the activities and resources necessary to develop a physical reality. Therefore, construction is directly depends on the design.Proper construction mainly effect to maintenance. It is making easy to maintenance.

Table 1: Relationship between proper design, proper construction and proper maintenance

Relation between proper maintenance and cause of the Dilapidation.

Table 2: Relation between proper maintenance and cause of the dilapidation.

According to the graph we can get an idea about relationship between those thing. When proper maintenance rising up, cause to dilapidation is going down.

According to below graph we can get a basic relationship between design, construction, maintenance and the cause of the dilapidation.

Table 3: Relationship between design, construction, maintenance and the cause of the dilapidation

According to this graph when proper design, proper construction, proper maintenance are rising up cause of the dilapidation is going down.

References

Kosmatka S.H. and W.C. Panarese. Design and Control of Concrete Mixtures. Portland Cement Association, Skokie, Illinois, 13th edition, 1988.

Ftikos, C. and G. Parissakis. The Combined Action of Mg2+ and Cl- Ions in Cement Paste. Cement and Concrete Research, Vol. 15, No. 4, 1985, pp. 593-599

Chew, M.Y.L. (2005) 'Defect analysis in wet areas of buildings', Construction and Building Materials, 19(3), 165173.Seeley, I.H. (1987) Building Maintenance, Palgrave Macmillan, Basingstoke, UK.Wood, B. (2003) 'Approaching the care free building', Facilities, 21(34), 74 79.Rajakaruna G (2011). Technology A handout 01 - 17.ICBT Campus.