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Herausgeber: John Wiley & Sons
Kategorie: Wissenschaft und neue Technologien
Sprache: Englisch

Beschreibung

Introduction to Built Asset Management

Provides a multidisciplinary introduction to building maintenance management and execution, covering a wide range of current technical and management issues

The maintenance and upgrading of existing buildings is no longer viewed as separate from the operational phase of the completed building. Maintenance and management are now regarded as fundamental parts of a building’s life cycle, forming a significant percentage of the construction industry’s total output. As higher education programmes in the UK and elsewhere continue to place greater emphasis on the longer-term view of construction projects, students and instructors require a thorough and up-to-date textbook that emphasises the comprehensive nature of building maintenance.

Introduction to Built Asset Management is a systematic introduction to both the technology and management issues central to building maintenance and refurbishment. Covering the entire life cycle of built assets, the textbook reviews the role of framework agreements, describes key performance indicators, discusses recent advancements in the procurement of maintenance activities and more. Detailed yet accessible chapters include illustrative examples, seminar questions and self-assessment tasks that enable students to measure their progress as they work through the material. Designed to meet the needs of today’s learners, this much-needed textbook:

Addresses a variety of both environmental and commercial concerns
Evaluates important concepts of sustainability, sustainable maintenance and carbon resilience
Discusses the growing retrofit market in the wider context of asset management and maintenance
Describes information management tools such as building information modelling (BIM) and geographic information systems (GIS)

Introduction to Built Asset Management is ideally suited for courses in construction, construction management, building surveying and facilities management with modules in built asset management and maintenance.

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Leseprobe

Introduction to Built Asset Management

Dr Anthony Higham, Dr Jason Challender and Dr Greg Watts

This edition first published 2022

All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, except as permitted by law. Advice on how to obtain permission to reuse material from this title is available at http://www.wiley.com/go/permissions.

The right of the author to be identified as the author of this work has been asserted in accordance with law.

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In view of ongoing research, equipment modifications, changes in governmental regulations, and the constant flow of information relating to the use of experimental reagents, equipment, and devices, the reader is urged to review and evaluate the information provided in the package insert or instructions for each chemical, piece of equipment, reagent, or device for, among other things, any changes in the instructions or indication of usage and for added warnings and precautions. While the publisher and authors have used their best efforts in preparing this work, they make no representations or warranties with respect to the accuracy or completeness of the contents of this work and specifically disclaim all warranties, including without limitation any implied warranties of merchantability or fitness for a particular purpose. No warranty may be created or extended by sales representatives, written sales materials or promotional statements for this work. The fact that an organization, website, or product is referred to in this work as a citation and/or potential source of further information does not mean that the publisher and authors endorse the information or services the organization, website, or product may provide or recommendations it may make. This work is sold with the understanding that the publisher is not engaged in rendering professional services. The advice and strategies contained herein may not be suitable for your situation. You should consult with a specialist where appropriate. Further, readers should be aware that websites listed in this work may have changed or disappeared between when this work was written and when it is read. Neither the publisher nor authors shall be liable for any loss of profit or any other commercial damages, including but not limited to special, incidental, consequential, or other damages.

Library of Congress Cataloging-in-Publication data

Names: Higham, Anthony, author. | Challender, Jason, author. | Watts, Greg (Gregory N.), author. Title: Introduction to built asset management / Dr. Anthony Higham, Dr. Jason Challender, and Dr. Gregory Watts. Description: Hoboken, NJ : John Wiley & Sons, [2022] | Includes bibliographical references and index. Identifiers: LCCN 2021033080 (print) | LCCN 2021033081 (ebook) | ISBN 9781119106586 (paperback) | ISBN 9781119106579 (pdf) | ISBN 9781119106562 (epub) Subjects: LCSH: Real estate management. | Commercial real estate. | Real property. Classification: LCC HD1394 .H54 2022 (print) | LCC HD1394 (ebook) | DDC 333.5068--dc23 LC record available at https://lccn.loc.gov/2021033080LC ebook record available at https://lccn.loc.gov/2021033081

Cover Design by Wiley

Cover Image: © coldsnowstorm/Getty Images

Cover

Title page

List of Figures

List of Tables

Foreword

Acknowledgement

1 Introduction

1.1 Introduction to the Book

1.2 The Main Areas and Themes Covered in the Book

1.3 Research Sources

2 Surveying Existing Buildings

2.1 Introduction

2.2 A Background to Conducting Building Surveys

2.3 The Process of Undertaking Building Survey

2.4 Challenges and Obstacles When Undertaking Building Surveys

2.5 The Importance of Building Investigations

2.6 Managing the Remedial Work Process

2.7 Summary

3 Common Maintenance Issues and Managing Defects

3.1 Introduction

3.2 Exploring the Pathology of Building Maintenance Issues

3.3 Context to the Discussion on Building Defects

3.4 The Importance of Understanding the Nature and Effect of Agents That Can Lead to Building Defects

3.5 Dilemmas Associated with Repair or Renewal Decisions

3.6 Managing the Remedial Works Process to Address Maintenance Issues and Defects

3.7 Measures to Mitigate and Prevent Defects

3.8 Summary

Reference

4 Maintenance Management and Performance Measurement as Part of Private Financing Initiative (PFI) Schemes

4.1 Introduction

4.2 Definitions and Concepts of Facilities Management

4.3 Background to the Discussion on Performance Measurement (PM) of Facilities Management and Maintenance in the Healthcare Sector

4.4 The Advantages and Disadvantages of PFI Ventures in a Facilities Management Context

4.5 Quality Improvements in Maintenance Management Brought about through Performance Measurement

4.6 Financial and Non-financial Measurements

4.7 Performance Management

4.8 The Challenges for Performance Measurement

4.9 Payment Mechanisms as Part of PFI Contracts

4.10 Performance Monitoring Tools

4.11 The Importance of the Helpdesk for the Success of Maintenance and Facilities Management Services in PFI Initiatives

4.12 The Performance Monitoring Process

4.13 Key Issues Arising for Performance Management as Part of a Maintenance Management and FM Tool on PFI Schemes

4.14 Conclusions and Reflections

Acknowledgement

References

List of Illustrations

Chapter 2

Figure 2.1 Photograph of a borescope for...

Figure 2.2 Photograph of a thermal imaging...

Figure 2.3 Photograph of good quality high...

Figure 2.4 Photograph of damp meter commonly...

Figure 2.5 Set of telescopic ladders for accessing...

Figure 2.6 Photograph of a micrometer.

Figure 2.7 Photograph of a telltale.

Figure 2.8 Examples of different types of...

Chapter 3

Figure 3.1 Subcategories of condensation, dampness...

Figure 3.2 Subcategories of movement and cracking.

Figure 3.3 Subcategories of loss of bond and adhesion.

Figure 3.4 Subcategories of settlement and subsidence.

Figure 3.5 Subcategories of corrosion and decay.

Figure 3.6 Possible defects and faults...

Figure 3.7 Contract particulars that should be...

Chapter 4

Figure 4.1 The Balanced Scorecard.

Chapter 5

Figure 5.1 High-level procurement cycle...

Figure 5.2 Attributes of project initiation...

Figure 5.3 Project management success criteria...

Figure 5.4 Key features of the procurement...

Figure 5.5 Traditional procurement organisational chart.

Figure 5.6 Design and build procurement organisational chart.

Figure 5.7 Construction management procurement organisational chart.

Figure 5.8 Management contracting organisational chart.

Chapter 6

Figure 6.1 Aligning a business project with a...

Figure 6.2 NRM1 Key reporting milestones...

Figure 6.3 Financial report milestones and NRM...

Figure 6.4 Data adjustment points for cost planning.

Figure 6.5 Tender prices and building cost...

Chapter 7

Figure 7.1 Cost categories for LCC and WLC...

Figure 7.2 Uncertainty over time within life cycle cost models.

Figure 7.3 Cost–time relationship with FV and PV indicated.

Figure 7.4 Basic structure of LCC discounting model...

Figure 7.5 Obsolescence, deterioration and depreciation...

Figure 7.6 Effects of different discount rates...

Figure 7.7 Costs included as part of CROME acronym...

Chapter 8

Figure 8.1 Linear economy.

Figure 8.2 Circular economy.

Figure 8.3 Steps to achieving carbon neutrality.

Chapter 9

Figure 9.1 Understanding the nature of risk.

Figure 9.2 An example of understanding the nature of risk.

Figure 9.3 Risk management.

Figure 9.4 Risk exposure.

Figure 9.5 Hierarchy of control measures for risk.

Figure 9.6 Proactive and reactive risk management.

List of Tables

Chapter 4

Table 4.1 Performance monitoring factors.

Chapter 5

Table 5.1 Trends in procurement – by...

Table 5.2 Trends in procurement – by value...

Table 5.3 Trends in procurement –...

Table 5.4 Trends in pricing mechanism...

Table 5.5 Procurement decision criteria...

Table 5.6 Contracts used in last 12 months...

Table 5.7 Selecting the appropriate...

Table 5.8 NEC Secondary X, W, and...

Table 5.9 Selecting the appropriate...

Chapter 6

Table 6.1 Order of cost estimate framework (RICS 2013, p. 36).

Table 6.2 Functional unit data.

Table 6.3 Order of cost estimate for car park...

Table 6.4 £/m

GIFA data for...

Table 6.5 Order of cost estimate for hotel based...

Table 6.6 Client historic cost data for schools...

Table 6.7 Order of cost estimate for 900...

Table 6.8 Order of cost estimate refurbishment...

Table 6.9 Constituent elements of a cost...

Table 6.10 Tabulated measurement rules...

Table 6.11 Design maturity mapped to....

Table 6.12 BCIS 2021 location factors.

Table 6.13 BCIS 2021 location factors, hierarchy of levels.

Table 6.14 Formal cost plan 1 for the school...

Table 6.15 Formal cost plan 1 for the school...

Table 6.16 Formal cost plan 2 for a hotel...

Table 6.17 Approximate quantities for internal walls and partitions.

Table 6.18 Approximate quantities for sanitary installations.

Chapter 7

Table 7.1 Occupancy costs for a 763m...

Table 7.2 Causes of building deterioration.

Table 7.3 Categories, definitions...

Table 7.4 Discounting data.

Table 7.5 NRM Vol. 1 versus NRM Vol...

Table 7.6 Life cycle data for a low and....

Table 7.7 Life cycle cost analysis for low and...

Table 7.8 Life cycle data for softwood and hardwood windows.

Table 7.9 Life cycle cost analysis for softwood...

Chapter 8

Table 8.1 Circular economy principles for...

Table 8.2 Retrofit 2050 eight Key Success Factors.

Table 8.3 Opportunities and Benefits of Retrofitting.

Table 8.4 BREEAM criteria and potential...

Table 8.5 CSR initiatives of Building Maintenance companies.

Table 8.6 Sustainable Development Goals.

Chapter 9

Table 9.1 School Plant requiring repairing/replacing.

Table 9.2 The risk exposure of school plant...

Table 9.3 Common risk events.

Table 9.4 The reason risk events still occur.

Guide

Cover

Title page

Table of Contents

List of Figures

List of Tables

Foreword

Acknowledgement

Begin Reading

About the Authors

Index

End User License Agreement

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List of Figures

Chapter 2

Figure 2.1 Photograph of a borescope for inspecting cavities with external walls.

Figure 2.2 Photograph of a thermal imaging camera commonly used in building surveying.

Figure 2.3 Photograph of good quality high magnification binoculars.

Figure 2.4 Photograph of damp meter commonly referred to as a protimeter for checking for moisture content in floors, wall and joinery.

Figure 2.5 Set of telescopic ladders for accessing high areas of the building.

Figure 2.6 Photograph of a micrometer.

Figure 2.7 Photograph of a telltale.

Figure 2.8 Examples of different types of opening up works for further intrusive investigations.

Chapter 3

Figure 3.1 Subcategories of condensation, dampness and water penetration.

Figure 3.2 Subcategories of movement and cracking.

Figure 3.3 Subcategories of loss of bond and adhesion.

Figure 3.4 Subcategories of settlement and subsidence.

Figure 3.5 Subcategories of corrosion and decay.

Figure 3.6 Possible defects and faults in mechanical and electrical systems.

Figure 3.7 Contract particulars that should be included in a contract for remedial works.

Chapter 4

Figure 4.1 The Balanced Scorecard.

Chapter 5

Figure 5.1 High-level procurement cycle. (Adapted from BSI 2011).

Figure 5.2 Attributes of project initiation. (Adapted from BSI 2011).

Figure 5.3 Project management success criteria. (Adapted from BSI 2011, p. 6 and RICS 2013, p. 4).

Figure 5.4 Key features of the procurement strategy. (Adapted from BSI 2011).

Figure 5.5 Traditional procurement organisational chart.

Figure 5.6 Design and build procurement organisational chart. 103

Figure 5.7 Construction management procurement organisational chart.

Figure 5.8 Management contracting organisational chart.

Chapter 6

Figure 6.1 Aligning a business project with a construction project. Adapted from Constructing Excellence 2006.

Figure 6.2 NRM1 Key reporting milestones. Adapted from Higham et al. 2017.

Figure 6.3 Financial report milestones and NRM formal cost plans. (Adapted from RICS 2013, 2020).

Figure 6.4 Data adjustment points for cost planning.

Figure 6.5 Tender prices and building cost year-on-year percentage change.

Chapter 7

Figure 7.1 Cost categories for LCC and WLC analysis. Source: RICS 2014, p.23.

Figure 7.2 Uncertainty over time within life cycle cost models.

Figure 7.3 Cost–time relationship with FV and PV indicated.

Figure 7.4 Basic structure of LCC discounting model Source: Adapted from RICS 2020.

Figure 7.5 Obsolescence, deterioration and depreciation. Adapted from Flanagan 1989 and RICS 2018.

Figure 7.6 Effects of different discount rates. Adapted from Higham et al. 2017.

Figure 7.7 Costs included as part of CROME acronym. Adapted from Higham et al. (2017).

Chapter 8

Figure 8.1 Linear economy.

Figure 8.2 Circular economy.

Figure 8.3 Steps to achieving carbon neutrality.

Chapter 9

Figure 9.1 Understanding the nature of risk.

Figure 9.2 An example of understanding the nature of risk.

Figure 9.3 Risk management.

Figure 9.4 Risk exposure.

Figure 9.5 Hierarchy of control measures for risk.

Figure 9.6 Proactive and reactive risk management.

List of Tables

Chapter 4

Table 4.1 Performance monitoring factors.

Chapter 5

Table 5.1 Trends in procurement – by number of contracts (RICS 2012).

Table 5.2 Trends in procurement – by value of contracts (RICS 2012).

Table 5.3 Trends in procurement – percentage of respondents identifying as most often used (NBS 2012, 2015 and 2018).

Table 5.4 Trends in pricing mechanism – by frequency of use (NBS 2013, 2015 and 2018).

Table 5.5 Procurement decision criteria (Adapted from Hughes et al. 2015, p. 105 and BSI 2011, p. 13).

Table 5.6 Contracts used in last 12 months (Adapted from NBS Survey 2018).

Table 5.7 Selecting the appropriate JCT form of contract (Adapted from College of Estate Management 2014 and JCT 2017).

Table 5.8 NEC Secondary X, W, and Y clauses (Adapted from NEC 2017).

Table 5.9 Selecting the appropriate NEC form of Contract (Adapted from NEC 2017).

Chapter 6

Table 6.1 Order of cost estimate framework (RICS 2013, p. 36).

Table 6.2 Functional unit data.

Table 6.3 Order of cost estimate for car park based on functional unit data.

Table 6.4 £/m2 GIFA data for conversion and rehabilitation.

Table 6.5 Order of cost estimate for hotel based on floor area (£/m2) data.

Table 6.6 Client historic cost data for schools within the local area.

Table 6.7 Order of cost estimate for 900 m2 school extension based on floor area (£/m2) data.

Table 6.8 Order of cost estimate refurbishment of the existing school building.

Table 6.9 Constituent elements of a cost plan (RICS 2013, p. 37).

Table 6.10 Tabulated measurement rules (RICS 2013, pp. 143–144).

Table 6.11 Design maturity mapped to estimating techniques (RICS 2020, p. 27).

Table 6.12 BCIS 2021 location factors.

Table 6.13 BCIS 2021 location factors, hierarchy of levels. 147

Table 6.14 Formal cost plan 1 for the school extension based on floor area (£/m2).

Table 6.15 Formal cost plan 1 for the school extension based on floor area (£/m2).

Table 6.16 Formal cost plan 2 for a hotel using elemental unit rates and quantities.

Table 6.17 Approximate quantities for internal walls and partitions.

Table 6.18 Approximate quantities for sanitary installations.

Chapter 7

Table 7.1 Occupancy costs for a 763m2 school dining room.

Table 7.2 Causes of building deterioration.

Table 7.3 Categories, definitions and basis of assessment for obsolescence.

Table 7.4 Discounting data.

Table 7.5 NRM Vol. 1 versus NRM Vol. 3 formal cost planning stages.

Table 7.6 Life cycle data for a low and medium specification building.

Table 7.7 Life cycle cost analysis for low and medium specification levels.

Table 7.8 Life cycle data for softwood and hardwood windows.

Table 7.9 Life cycle cost analysis for softwood and hardwood windows.

Chapter 8

Table 8.1 Circular economy principles for Building Maintenance professionals.

Table 8.2 Retrofit 2050 eight Key Success Factors.

Table 8.3 Opportunities and Benefits of Retrofitting.

Table 8.4 BREEAM criteria and potential Building Maintenance impacts.

Table 8.5 CSR initiatives of Building Maintenance companies.

Table 8.6 Sustainable Development Goals.

Chapter 9

Table 9.1 School Plant requiring repairing/replacing.

Table 9.2 The risk exposure of school plant requiring repairing/replacing.

Table 9.3 Common risk events.

Table 9.4 The reason risk events still occur.

Foreword

For too long and for too often the capital expenditure associated with construction project development has drawn attention away from the operational expenditure associated with building maintenance. Awareness of the importance of the maintenance of existing assets, and the design for maintenance of new, has risen amongst public policy professionals and owners, as well as construction practitioners. The climate emergency, targets for zero carbon and the opportunities for change driven by digital technologies are driving change in clients’ needs and in suppliers’ business models in the sector.

The UK Industrial Strategy – beginning with the report Construction 2025 – brought policy to bear on the maintenance and upgrading of existing buildings. The operation phase of a building’s life cycle should no longer viewed in isolation, but instead as part of the design and construction phases. The utilisation of the knowledge and experience from building maintenance professionals during the design and construction of a building can have untold benefits during the building’s operation.

This textbook provides a solid introduction to the importance of the building maintenance sector. It helps lay a foundation of knowledge for how professionals can help successfully manage the challenging and often complex nature of building maintenance. It brings effective building maintenance under the lenses of contemporary practices such as procurement and contracting, financial management, sustainability, maintenance systems, and risk management. Surveying the existing building stock is also discussed, as this is of key importance if buildings are to meet future population demands and sustainability targets.

With their diverse knowledge and experiences from a range of roles across the construction industry, the authors are well placed to address the challenges and requirements of building maintenance. This textbook provides a comprehensive introduction to, and pragmatic application of, the principles of effective building maintenance for both students and practitioners alike. For those entering the world of building maintenance it introduces and discusses both the longstanding and contemporary issues professionals face and considers how such challenges can be overcome for the benefit of future generations.

Professor Peter McDermott

University of Salford

Acknowledgement

The authors would like to thank Ben Lyere, for his assistance with Chapter 4: Maintenance Management and Performance Measurement as Part of Private Financing Initiative (PFI) Schemes. Ben previously carried out extensive research into the challenges of performance measurement of facilities and maintenance management in a PFI hospital context and was instrumental to collating the themes and focus for this chapter of the book.

1 Introduction

1.1 Introduction to the Book

Undertaking responsible and practical repairs and maintenance policies and strategies are becoming an ever-important factor in life cycle management of property assets from owner occupiers to large property portfolios. In this sense, building maintenance practices are needed in every development and is therein a very crucial part in every life of every building. This may be predicated on buildings requiring to be well maintained in order to retain the value of the property itself. Furthermore, the buildings will also continue to fulfil their functions if properly maintained and will give the convenience to the tenant and occupants in the buildings.

With the technological advancement in buildings over many years and the advent of more complex building elements and services, the area of building management is becoming a ‘hot topic’ and one that is worthy of a more profound and professional approach and address. There has become a need for more prescriptive and perhaps regimented maintenance programmes and procedures to ensure statutory compliance is maintained as legislation becomes more convoluted, and to ensure buildings do not develop defects and deteriorate.

Some earlier publications have successfully considered aspects of maintenance, including its dimensions, planning, organisation, procurement and post-contract management and finally the role of knowledge management within maintenance organisations. Despite the comprehensive coverage of the fundamental issues, most of these previous works have not considered the increasingly important areas of carbon resilience and information management, which the present book will address. This is an important and topical aspect, as it is now essential that clients need to consider the viability of retrofitting microgeneration and renewable technologies to existing structures during major maintenance activities. This book will seek to readdress the balance and will provide readers with a depth of knowledge around such areas in an attempt to improve best practice in maintenance management.

1.2 The Main Areas and Themes Covered in the Book

As an introduction to the book and to provide context for readers, an overview is provided below of all the main areas and themes covered alongside related discussion points.

1.2.1 Chapter 2 Surveying Existing Buildings

This chapter will outline the background to conducting building surveys and identify the skills, steps and requirements for them to be completed successfully. It will describe the methodology by which defects are correctly diagnosed through collection of evidence and observing telltale signs. Notwithstanding this premise, it will provide instances when this can sometimes be challenging, and misdiagnosis may remain a real factor. To assist readers, it will describe circumstances and practical examples where there may be more than one force of nature at play and how these can lead to different forms of building deterioration. Furthermore, it will provide examples where certain defects have been misdiagnosed for others and where symptoms are similar, e.g., alternative forms of structural cracking and dampness.

The chapter will also highlight the importance of client engagement both before and after building surveys and will describe the type and form of background information that may be useful to them. In this regard the usefulness of desktop studies and reviewing previous technical reports will be discussed. Following on from this, the importance of understanding the clients’ requirements in the type and nature of information to be captured in the survey will be articulated and explained.

The different types of building survey, ranging from full structural surveys to valuation surveys, will be outlined in the chapter together with the respective benefits and possible limitations of each. In addition, the range of different surveying equipment and tools will be identified. The use and application of each piece of equipment to assist surveyors in their inspections will be covered, especially where access and visibility difficulties are experienced. Photographs of different building surveying equipment and apparatus will be provided.

The modus operandi by which surveyors will conduct their inspections will be discussed, alongside factors such as health and safety and limitations which will need to be considered. In addition, the challenges and obstacles which sometimes confront building surveyors in the course of their inspection will be identified, especially where disruption to normal building operations remains an important factor. Examples of such factors will be given and an understanding of the difficulties that these constraints can impose on the building surveying process.

Following on from this, the importance of further investigation work will be outlined in circumstances that require opening up works or more specialist input. Finally, the various stages of managing the remedial work process will be described, alongside the importance of client consultation of the different options and preferred solutions. Examples of different scenarios leading up to the agreement of the agreed remedial works will be provided.

1.2.2 Chapter 3 Common Maintenance Issues and Managing Defects

This chapter of the book is focused on the pathology of buildings with particular emphasis on building degradation and will describe the ways and means of identifying and addressing potential defective elements and defects within buildings. In this pursuit, it will examine the different methodologies for diagnosis of defects and their root cause (rather than just the symptoms of defects) to assist in identifying the most appropriate type of repair.

An analysis of the underlying conditions and mechanisms that lead to defects and building failures resulting from poor design and quality of build during the construction stage or refurbishment will be covered, from dampness to structural movement, corrosion and timber decay. Furthermore, the role of maintenance across the life cycles of buildings will then be discussed and the influence that this has on their preservation and deterioration. The debate around this important area will then extend into the examination of planned and reactive policies for maintenance management of buildings estates.

The challenges associated with identifying the underlying causes of building failures will be presented where one or more possible different diagnoses may be initially debated. In this context the requirements for further investigation will be examined in correctly determining the underlying root cause of problems more accurately and confidently. The different categories of building failures which lead to the emergence of defects will then be discussed and the mitigation measures that should be undertaken to reduce the risk of such failures. In addition, the individual forces at work leading to different types of defects and how these can vary depending on climate and the geographical locations around the world will be articulated. Furthermore, the difficulties and challenges of correctly identifying faults and defects to building services such as heating, lighting, fire alarms, cooling and other forms of gas and electrical installation will be explained, and practical examples provided.

The importance of understanding the nature and effect of agents that can lead to building defects will be examined in detail, including human misuse of buildings and deliberate vandalism, coupled with electromagnetic, mechanical, chemical, building user, thermal and biological related forces and effects at work. The wrong use of materials and components and design defects will be discussed and how these can develop into latent construction defects in the future, therein introducing maintenance liabilities for building owners. Thereafter, the magnitude of managing remedial works and the associated disruption that this can bring for building users will then be investigated with reference to different examples in practice. Dilemmas associated with repair or renewal decisions will be introduced and debated in detail and the overall effects that decision making can have on future maintenance and lifecycle costings analysis. This will entail a discussion around capital cost (CAPEX) versus operational cost (OPEX) perspectives. Following on from this, the various influences of different factors on the repair or renewal decision making will be covered, including capital funding, building longevity and potential disruption from proposed remedial works.

Managing the remedial works processes to address maintenance issues and defects will be examined, with a focus on best practice and achieving the correct level of supervision and quality control throughout the contract period. This will introduce quality control and best practices in selecting the right design, a team and contractors from the perspective of attaining the necessary skills, experience and competency levels required to undertake projects successfully. Finally, measures to mitigate and prevent defects will be covered and the importance of allowing access provisions in building to enable and carry out regular maintenance inspections as part of planned preventative maintenance programmes.

1.2.3 Chapter 4 Maintenance Management and Performance Measurement as Part of Private Financing Initiative (PFI) Schemes

The chapter will start with a background to the discussion on performance measurement (PM) of maintenance and other facilities management services in the healthcare sector. In this sense it will articulate some of the problems that PM initiatives have experienced in the past. Furthermore, it will also provide justification for highlighting the issue of performance measurement linked to PFI initiatives and explain the reasons why it is widely regarded as a ‘hot topic’. Thereafter it will explore the definitions and concepts of facilities management, the application of performance measurement in a healthcare PFI setting and the impact of performance measurement on service and quality improvements. The significance, importance and challenges for PM around facilities management on a PFI scheme will then be discussed. This will include such issues as financial dilemmas facing the healthcare sector in the UK and how it has been tasked to achieve more with less, and targets to improve the quality of the health service whilst reducing cost. Other challenges for maintenance and facilities management will be covered, including the need to increase accountability, drive up quality, meet increasing demands on maintenance and facilities outcomes, make efficient savings and re-energise value-for-money approaches. In the context of such challenges further explanation will be presented on why these factors have all led to renewed interest in the direction of performance measurement. In addition, it will also explore payment mechanisms as one of the underlying reasons for measuring performance in a PFI healthcare project as a gain share/pain share initiative. In this sense, it will explain the issues around deduction of payments for poor performance and conversely financial incentives for exceeding targets. Various performance measurements for improving maintenance and facility management outcomes tools are then explored alongside the role of key performance indicators (KPIs). The benefits of performance measurement will be articulated from a position of presenting a clear picture of where improvements are actually happening.

Justification for introducing measure performance measures on PFI schemes and the need to assess progress against predetermined objectives will be covered. This will include measures to identify areas of strength and weakness and the need to align future initiatives with the aim of helping to improve the organisational performance. The chapter will then extend into performance measurement as applied to quality improvements in maintenance and facilities management practices. Financial and non-financial measurements, being the primary variables that can be used to research the construct of performance measurement in most organisations, will then be examined. The various forms of performance monitoring tools will be identified and analysed and how these relate to benchmarking and key performance indictors. Finally, key issues arising for performance management as part of a facilities management (FM) tool on PFI schemes will be articulated and discussed, alongside reflections for the future.

1.2.4 Chapter 5 Procurement and Contracting for Maintenance and Refurbishment Works

This chapter will look at the processes associated with the procurement and contracting of refurbishment and maintenance works. It will emphasise the importance of the way we buy from the construction industry and how this will ultimately decide the success or failure of projects. Furthermore, it will introduce strategic procurement as a tool to elicit project performance requirements and will make the case for businesslike approaches to procurement strategies. The chapter will then introduce the various procurement routes which can be adopted for refurbishment and maintenance projects before providing an overview of procurement governance requirements as projects are commissioned within the marketplace. The second section of the chapter will deal with contracts and contract selection. Given the dominance of the Joint Contract Tribunal (JCT) and New Engineering Contract (NEC) in the UK construction market, this chapter will conclude by introducing the JCT and NEC contract suites before exploring the various contract options with each suite suitable for the management of building maintenance and refurbishment projects.

1.2.5 Chapter 6 Financial Management: Capital Costs

This chapter will focus on the capital costs and financing arrangements of building work, including refurbishment and maintenance, which is a growing area with a predicted market value of total construction work in the UK alone of £66bn. The scope of this chapter will look at how the capital costs of such works can be managed and controlled from their inception until the point that the construction phase is completed. Furthermore, it will explain and discuss the trigger for these works from different perspectives, including from building surveys or alternatively from strategic reviews carried out on organisations’ asset requirements.

This chapter of the textbook will show how pre-contract financial management develops through the option selection and design phases of projects. It will also articulate the phases of pre-contract financial management implemented by the cost consultant/quantity surveyor from the very outset of projects. As the design develops, the chapter will explain how the cost consultant/quantity surveyor will move forwards with their financial management of the pre-contract stages of the project, and how cost plans will be produced. Thereafter it will explain how cost plans provide statements of how the available budget will be allocated to the various elements of the building.

1.2.6 Chapter 7 Financial Management: Life Cycle Costing

This chapter will look at the growing importance of life cycle cost analysis with a major focus on predicting the costs of maintenance, occupancy and replacement of elements, sub-elements or components over many years. It will consider the longer-term interests that both clients and tier one contractors are now taking, and the paradigm shift in focus away from lowest price award mentality in favour of one led by a longer-term focus on value. It will stress the trade-off between the initial capital costs and longer-term operational costs of assets or components, especially in the public sector. As this balance continues to play out in the marketplace, the chapter will stress the importance of how future maintenance costs can be forecast in an ever-changing facilities management environment. However, it will discuss how further effort is required if the deeply ingrained business culture that compartmentalises capital and maintenance funding is to be overcome on traditional projects. In addition, it will introduce TOTEX, CAPEX and OPEX costs related to buildings and discuss the way many organisations manage their asset budgets. Finally, the chapter will introduce the New Rules of Measurement (NRM) and the life cycle cost plan.

1.2.7 Chapter 8 Sustainable Maintenance Management

This chapter will introduce the idea and concept of Sustainable Maintenance Management and will argue for a change in construction industry practices that embraces the role and importance of the building maintenance professional during the construction stage of works. It will explain the knowledge and experience during the capital expenditure stages that will ultimately lead to a more sustainable and efficient operational stage of a building’s life. Thereafter the circular economy will be introduced and how it is challenging and changing the historically linear thinking of the built environment when it comes to the sourcing of materials.

Concepts such as carbon neutral and retrofitting will be outlined in the chapter and their importance to the role of the building maintenance professional discussed. Reporting frameworks, such as BREEAM, will also be highlighted and how they can be used for the maintenance of buildings. The corporate social responsibility (CSR) of building maintenance companies will then be discussed as well as the principles of the concept generally and how it can guide the sustainable and socially responsible behaviours of organisations. Finally, the Sustainable Development Goals (SDG) will be introduced as a method of bringing together the actions of nations, organisations and individuals to help navigate the different sustainable options that exist and attempt to focus behaviours for maximum positive impact.

1.2.8 Chapter 9 Risk Management

This chapter will describe and explore how building maintenance professionals encounter risk, both contractually and from the physical risks involved in the maintenance of buildings. It will introduce the concept of risk and explain the traditional view of risk which has always been somewhat pessimistic. Conversely, it will present the upside of risk and will explain how risk can provide potential opportunities rather than just threats. It will define and analyse the notion of risk and provide an exploration of how the correct actions be taken with regards to the retaining or transferring of risks. It will explain how consideration of risk in the round is essential in the current climate of the built environment when it comes to the maintenance of buildings and assets. Finally, the chapter will then discuss the tools and techniques that can be adopted by building maintenance professionals to help protect themselves (and the buildings they maintain) against excessive and unnecessary risk exposure.

1.2.9 Chapter 10 Managing the Maintenance Process

This chapter is focused on programming and planning, and reactive and proactive, maintenance. It will touch upon dealing with site constraints, and health and safety management when maintaining buildings and will include some elements on health and safety files and building information modelling (BIM).

It is important to have an appreciation of the maintenance process, and for the key management requirements to be understood. It is only through such an appreciation can any maintenance project be managed effectively and the intended targets achieved. The effective management of maintenance works can also lead to reduced health and safety accidents and increased building performance. Therefore, this chapter will give an overview of how to manage the maintenance process. Key areas of importance will be covered, including how to plan for maintenance works and the distinctions of proactive (scheduled) and reactive (corrective) maintenance. The importance of maintenance schedules and how they can form the basis of wider programmes of work will also be discussed, alongside the key benefits of programming and planning. In addition, the key attributes required from those collaborating in the creation and development of a building maintenance programme will be analysed.

2 Surveying Existing Buildings

2.1 Introduction

This chapter will outline the background to conducting building surveys, identifying the skills, steps and requirements for successful completion. It will describe the methodology by which defects are correctly diagnosed through collection of evidence and observing telltale signs. Notwithstanding this premise, it will provide instances when this can sometimes be challenging, and misdiagnosis may remain a real factor. To assist readers, it will describe circumstances and practical examples where there may be more than one force of nature at play and how these can lead to different forms of building deterioration. Furthermore, it will provide examples where certain defects have been misdiagnosed for others and where symptoms are similar, e.g., alternative forms of structural cracking and dampness.

The different types of building survey ranging from full structural surveys to valuation surveys will be outlined in the chapter together with the respective benefits and possible limitations of each. In addition, the range of different surveying equipment and tools will be identified. The use and application of each piece of equipment to assist surveyors in their inspections will be covered, especially where there are access and visibility difficulties experienced. Photographs of different building surveying equipment and apparatus will be provided.

The modus operandi by which surveyors will conduct their inspections will be discussed, alongside such factors as health and safety and limitations which will need to be considered. In addition, the challenges and obstacles which sometimes confront building surveyors in the course of their inspection will be identified, especially where disruption to normal building operations remains an important factor. Examples of such factors will be given and an understanding of the difficulties that these constraints can impose on the building surveying process.

2.2 A Background to Conducting Building Surveys

Carrying out building surveys calls for a comprehensive knowledge of building typologies, together with an understanding of many different types of construction technologies alongside experience in the surveying process. Furthermore, they require the forensic identification, collection and recording of evidence to support a data-led approach to defect diagnosis and remedial works. In this pursuit it is vitally important for building surveyors to assess all the possible causes of defects and not simply jump to assumptions. For instance, there may be multiple causes of defects in some cases, and it would be easy to determine that dampness in external walling is being caused by a visible problem, such as a leaking gutter, but could transpire to be a more complicated issue including rising dampness and water penetration through a defective cavity tray above a window or door opening. In other cases, relatively straightforward building problems could be misconstrued for more complicated and expensive building defects. If a building defect diagnosis is incorrect it is almost certain that remedial works to address the problem will also be wrong, resulting in potentially unnecessary expensive repairs which will have little or no benefit in rectifying the problem. An example could be condensation on internal faces of external walls being diagnosed wrongly as water penetration through the walling structure. In this case, the remedial works to combat what is thought to be water penetration could involve resealing around all windows and doors and repointing brickwork, when the correct remedial works to address condensation would be to introduce more internal ventilation and possibly improve the insulative properties of external walls. Other examples of misdiagnosis of defects could quite easily be made where shrinkage and/or crazing of external wall render or internal plaster finishes are mistaken for failures in the structural integrity of buildings associated with movement cracking from subsidence and buckling or deflection of external walls. Such cases in the past have resulted in legal claims from building owners or leaseholders for professional negligence and damages for monies expended. For this reason, all surveying companies should maintain a minimum level of professional indemnity cover to ensure they are fully covered and protected in these instances. Where there is a potential case of uncertainty as to the source or diagnosis of a building defect, then where appropriate the surveyor should consult with colleagues or specialists to gain a second opinion, in the same way as a medical practitioner would do before diagnosing the source of an illness or disease.

Before surveyors agree to take on a commission to undertake a building survey, they should fully understand what they believe their clients require and the purpose of the survey. There are many different types of surveys that can be carried out on buildings and each one will very much depend on the purpose of what is required from the survey. If clients are not clear which type of survey they require, then surveyors should outline their options and the respective approximate costs of each and make recommendations where necessary. For instance, condition surveys may be prepared at the start of leases as a record of the condition and state of repair of buildings and used as a reference therefore in landlord and tenant agreements. At the end of leases, a schedule of dilapidations survey will be conducted with reference to the condition survey which will outline the wear and tear, deterioration and defects which have emerged during the term of the lease and set down remedial works to address these. It is normal for schedules of dilapidations to include budget costs for the remedial works and the tenant would be required to pay for these works or instigate the works themselves. Landlord and tenant deliberations on the extent and cost of dilapidations works can become a source of debate and sometimes dispute between the parties, and it is not uncommon for legal action to result from this.

2.3 The Process of Undertaking Building Survey

When purchasing a property, it is normal for the purchaser to commission building surveys to assess the condition of buildings. The most proficient survey is normally what is referred to as a ‘full structural survey’. These are normally detailed reports and give a thorough description of the condition of all building structures, elements and components. They will normally also give a summary of any necessary remedial works to address defects or items of disrepair. The costs for undertaking these remedial works will normally be a source of negotiation between the buyer and the seller, and sometimes a reduction in price will be agreed between the parties to take account of the necessary works. When surveying dwellings in the UK, structural surveys are not the only type of survey that can be carried out, owing to the substantial costs of undertaking these. It is probably more common for ‘home buyer surveys’ or ‘valuation surveys’ to be undertaken. Home buyer surveys would normally be a high-level and summarised version of a full structural survey and would report on the condition of each integral part of a property and any remedial works. A valuation survey would be a relatively short and condensed report on the overall condition of a property and the give a value on the property for mortgage purposes. Valuation surveys normally comprise the minimum requirements that banks and building societies require in order to grant a mortgage on a property. Prior to agreeing to undertake surveys and making arrangements for the inspection, a fee quotation setting out the scope and extent of the survey with any limitations should be provided in writing to clients and adopting a format in line with the Royal Institution of Chartered Surveyors’ format and inclusions. The fee quotation should clearly make reference to any services outside the remit of the survey and contain a list of exclusions accordingly. It should also set down the provisions with regard to employer and indemnity insurance held by the surveying company and a complaints procedure in the unfortunate event of a dispute. It is important for a contract to be entered into on the basis of this fee quotation prior to surveys being carried out. It is also important for surveyors to agree with their clients the extent of opening up and making good the access into and around the premises in order to conduct the inspections.

All surveys will be subjected to a minimum level of due diligence in terms of covering all the building elements and sections included in the survey report and in the UK, they normally follow the Royal Institution of Chartered Surveyors format for presenting such reports. Most building survey reports will exclude certain items which are considered either too specialist for the type of survey being carried out and therein beyond the scope of the survey. There may be areas of the building that are regarded as being inaccessible, e.g., underground drainage and manholes, and this is another reason which can lead to them being excluded. There will be certain instances where a particular issue requires the services of another potentially more specialist consultant. For instance, if dampness is detected in external cavity walling there may be recommendations related to further investigatory work using borescope equipment. The borescope would be able to view inside cavities of external walls and assess whether there is any ‘bridging’ between the outer and inner masonry leaves, possibly caused by mortar droplets on cavity walls, which could be resulting in damp penetration across the cavity. A photograph of a borescope is shown in Figure 2.1. In addition to the above, there may be specialist reports carried out on a particular element of concern on a building. For instance, if a building is showing signs of differentiation settlement or subsidence then a structural engineers report may be commissioned on that particular problem. Likewise, a specialist survey may be undertaken solely on a roof where water penetration through a roof covering is being experienced. Both these types of specialist survey would seek to identifying the cause and scope of the defects and thereafter recommend specialist remedial repair or replacement works to address the defects.

Figure 2.1 Photograph of a borescope for inspecting cavities with external walls.

In addition to borescopes, thermal imaging apparatus could also be useful and these normally deploy infrared cameras to detect ‘cold bridges’ through structures, sometimes associated with water penetration and depletion of insulative materials within building elements, e.g., cavity wall insulation. Thermal equipment can also be useful in identifying parts of buildings that might be causing an excessive degree of heat loss, thereby identifying measures to improve energy efficiency and environmental sustainability. A photograph of one type of thermal imaging camera commonly used in building surveying is shown in Figure 2.2.

Figure 2.2 Photograph of a thermal imaging camera commonly used in building surveying.

Building surveys may also be linked with maintenance and preparing a planned preventative maintenance programme. Such programmes will predict what level of maintenance needs to be undertaken on a year-by-year basis to keep a building in good repair. Programmes of this nature seek to ensure that building issues do not evolve into building defects and cause ancillary damage to the structure and fabric of buildings. Planned preventative maintenance programmes and work undertaken in conjunction with them are sometimes carried out by specialist facilities management companies who are contracted by client bodies to take the burden of maintenance and facility management away from them.

Undertaking any type of building surveys calls for a forensic, methodical and systematic approach to the inspection process. This is especially the case during the process of defects diagnosis where the surveyor’s skills, knowledge, expertise and experience will be called on to providing evidence-based findings, conclusions and recommendations. Desktop investigations prior to arriving at the property can sometimes be useful in identifying local problems in a particular area and this could include flooding and any underground mines. Information of this nature can then be referred to in the inspection reports and can also provide a reference point for closely assessing any problems with the building structures or fabric curtailing from such potentially local conditions. In the case of an area synonymous with mining, careful examination of brick walling could reveal diagonal cracking associated with differential movement and, in more severe cases, subsidence. Likewise, a history of local flooding could reveal signs of previous damp penetration at low level in floors and walls. It is also useful wherever possible to request information, such as plans and elevations of the property, from the building owner in advance and any subsequent improvement or modifications that have been made to the property over the years. It is also worth checking with the building owner or occupier that there are no hazardous materials that the surveyor is likely to come into contact with during the survey process, e.g., asbestos. Other desktop information that may be useful could include previous building surveys of properties. In this way, surveyors could review previous problems with buildings and ascertain whether these have been adequately and competently remedied in the past. If problems have not been addressed, defects may have led to further problems that surveyors will need to look out for on site.

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