dke532_ch11

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Buildings and Grounds 87

CHAPTER 11

BUILDINGS

AND GROUNDS

he objective is to maintain buildings andgrounds in an economical manner that will be

consistent with their functional requirements,sound architectural and engineering practices

and appearance. For purposes of maintenance standards,buildings are divided into the following basic componentsfor which these standards are established.

1. Structural features (foundations,. structural frames,

trusses and similar items);2. Roofing;3. Interior finishes (walls, partitions, ceilings and floors);4. Painting (interior and exterior);5. Windows;6. Plumbing and fixtures;7. Electrical systems and fixtures;

8. Kitchen equipment.

T

Copyright 2002 by The Fairmont Press.

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MAINTENANCE STANDARDSFOR BUILDINGS

FACILITIES TO BE USED FOR

MORE THAN 10 YEARS.

Maintenance shall include all services and materialsrequired to keep buildings in such a state of preservationthat they may be continuously utilized for their intendedpurposes.

Structural features shall be maintained for stability ofthe structure. Special attention shall be given to founda-tions, trusses and framing including such items as bolts,anchors, connectors and other fastening devices to assurethat adequate maintenance is provided.

Interior and exterior finishes should be maintained tocorrect all defects or damage to keep the buildings in good

operational condition.Roofing and flashings shall be maintained to preventwater or moisture from entering the building and to elimi-nate the necessity for renewal for as long a period as ispractical. When renewal is required, the choice of materi-als for reroofing should be selected from those that willprovide at least 20 years of service.

Painting. The necessity for exterior and interior paint-ing should be determined on the merits of each case, tak-ing into consideration such factors as geographic location,climatic conditions, the degree of deterioration of thepainted surfaces, the functional requirements of the build-ing and appearance.

Windows. Check for broken glass, looseness, deterio-

rated caulking. Thermography will detect leakage ofcooled or heated air around windows. Window air leakagewill increase the cost of heating and cooling.


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Plumbing systems should be maintained in properoperating and sanitary conditions. Substandard pipingand materials, equipment worn, damaged or corroded

should be replaced.Electrical systems shall be maintained in a safe andreliable operating condition. Deteriorated, obsolete or sub-standard components shall be replaced. The system mustcomply with the current issue of the National ElectricCode.

Kitchen equipment should be maintained in a safe, sani-

tary and proper operating condition. Equipment that isworn, damaged or is in an unsafe condition should bereplaced. When rearrangement of the kitchen facilities isrequired, consideration should be given to improving thefunctional operation.

SUGGESTED MAINTENANCE STANDARDS

1. Buildings to be used for more than 10 years should bemaintained as necessary to assure their most eco-nomical and efficient usefulness for an indefinite pe-riod.

2. Buildings to be used from 3 to 10 years should bemaintained in a manner consistent with the planneduseful life of the building.

3. Buildings planned to be used for less than 3 yearsshould be maintained at the minimum acceptablestandard without jeopardizing the health and safetyof personnel.

4. Maintenance should be planned to permit orderly andeconomical accomplishment.


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5. If maintenance falls short of the suggested standardsabove, a list of the projects that are to be deferredshould be maintained in sufficient detail to clearly

describe the defect(s) and the estimated cost of repair.

The basic objective is to manage and maintain thebuildings in a manner that will facilitate the operationsconducted thereon and, at the same time, protect the realestate from depreciation.

GROUND STRUCTURES

The objective in maintaining ground structures is tomaintain them in an economical manner that will be con-sistent with their functional requirements and reasonableappearance.

Ground structures include sheds, storage tanks (exceptthose used in connection with utilities systems), tunnelsand underground installations, flag poles, towers, walls,fences and gates. Not included are outside utilities sys-tems, reservoirs, petroleum and gaseous storage facilities,central heating and power plants.

GROUNDS

DEFINITIONS

Grounds are all areas not occupied by buildings, struc-tures, pavements, ponds and railroads.

Improved grounds are those on which intensive devel-opment and maintenance are performed. This normallyapplies to areas which contain lawns, landscape plants,


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golf courses and similar areas.Semi-improved grounds are those on which periodic

maintenance is performed but of a lesser degree than on

improved grounds.Unimproved grounds are all other areas not included inthe above categories.

LAND MANAGEMENT PLAN

A land management plan will show the areas of im-proved, semi-improved and unimproved grounds to-

gether with land usage and capabilities. The plan shouldoutline the maintenance, conservation and improvementprograms necessary to increase the value of the land andto prevent the waste and destruction of natural resources.

The plan should incorporate necessary fire preventionand fire suppression measures essential to the preventionof waste and destruction of natural resources.

MAINTENANCE STANDARDS

Improved grounds should be intensively maintained ata level that will protect the investments and to present asatisfactory appearance. The work should include, but not

be limited to, periodic mowing, fertilization, runoff anderosion control, weed, insect and rodent control, plant dis-ease control, pruning of trees and shrubs and removal ofdebris.

Semi-improved grounds should be maintained in alesser degree than improved grounds but at a level neces-sary to prevent dust or erosion problems.

Grounds improvement work should be in accordancewith a landscape development program. The programshould include establishment of priorities for all develop-ment and improvement work.


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CONTROL MEASURES

Mowing schedules should be regulated by the amountof growth. Grassed areas should be mowed at a height

consistent with their use.Fertilization and seeding. Soil classification should be

used to assist in the establishment and maintenance of turfand other ground cover. Grounds should be fertilized tothe extent necessary to maintain satisfactory vegetativecover and to promote the growth of healthy plants.

Irrigation should be limited to areas where supple-

mental water is essential to support vegetative cover andprinciple landscape planting.

Drainage, runoff and erosion control. All storm drainagesystems and contributing areas should be maintained toprevent(a) the ponding of water on, or adjacent to, paved areas,(b) soil erosion,

(c) the formation of breeding places for disease transmit-ting insects, and

(d) the recurring flooding and ponding of intensivelyused areas.

PAVEMENTS

The basic objective is to maintain pavements in aneconomical manner that will protect the companys invest-ment, reduce hazards to life and property to a minimumand permit continuous use at the designed strength.

Pavements are classified as portland cement concrete

(rigid), bituminous (flexible) and miscellaneous. The termpavement covers all surfaced, paved and stabilized(other than grass) areas such as roads, streets, walks and


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vehicle parking areas.All materials used in maintenance, repair and reha-

bilitation of pavements, whether accomplished by contrac-

tor or in-house personnel, should be in accordance withspecifications The work should be inspected for compli-ance with the specifications.

Pavement failures should be investigated to deter-mine the cause of failure and to assure proper correctiveaction. Repairs should be made promptly to avoid furtherdeterioration. Surface repairs on a defective base or

subgrade should be avoided. Repairs, generally, shouldconform to the original construction in strength, textureand appearance. Small areas should not be strengthened

beyond the strength of surrounding paved areas.Complete preservation treatment of bituminous pave-

ments should be applied when required to revive crackedor weathered surfaces or to replace surface material worn

or displaced by traffic in order to seal the top courseagainst permeation of moisture and liven a surface thatshows signs of oxidation and weakness. Spot treatment ofscattered small areas should be performed whenever dis-integration appears imminent. Such action will preventisolated surface failure and extend the period betweencomplete preservative treatment of large areas.

Complete resurfacing of pavements to correct roughor irregular surfaces should be done only when deficien-cies in smoothness cause excessive traffic impact harmfulto pavements or hazards to vehicle operation.

Overloaded pavements that have deteriorated be-cause of continuous overloading should receive only mini-mum repair work that is necessary to retain them in

operating condition pending installation of strengtheningoverlays or complete reconstruction.


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Snow and ice removal, including erection of snowfences and application of abrasives or chemicals for icealleviation, should be performed to accomplish pedestrian

and traffic safety.

UTILITY PLANTS

Utility plants are classified in accordance with thepurposes for which they were designed and constructed.

Four general classifications comprise electricity generatingplants: steam turbine, steam engine, gas turbine and inter-nal combustion engine (usually diesel or dual fuel) drivengenerators.

Water plants for the provision of water services in-clude those necessary for the production, pumping andtreatment of water. The plants are divided roughly into

three categories: production of water from wells, springsor reservoirs; pumping plants and water treatment plants.


FOR UTILITY PLANTS

The maintenance standards for utility plants must be

high to assure the integrity and reliability of the plants.Safety of the operators and the equipment is very impor-tant. The PMI and PdM inspections will help to assure theintegrity and safety of the plants.

UTILITIES DISTRIBUTION SYSTEMS

The objective is to maintain utilities distribution sys-tems in a manner that will be consistent with operating


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requirements, good engineering practices and protectionof life, health and property, and that will assure economi-cal and efficient utilization of the supplied utilities.

STEAM DISTRIBUTION AND

CONDENSATE RETURN SYSTEMS

Steam distribution systems are defined as the steampiping between the point of supply (boiler plant wall ormeter when steam is purchased) and the pressure reduc-

ing station or point of entrance into the building or struc-ture housing the equipment that uses the steam. Thecondensate return system starts at the building line andends at the boiler plant wall. It includes dump traps, flashtanks and pumps used to return the condensate to the

boiler plant. Interior steam piping is not included. Steamdistribution systems are classified as underground and

above ground systems. The basic components of the sys-tem are:

Steam piping

Condensate piping

Expansion joints, expansion loops and pipe anchors

Valves

Traps

Condensate pumps, receivers and flash tanks

Insulation and/or covering

Structural supports

Hot water distribution systems are defined as piping inwhich hot water is circulated between the wall of the heat-ing plant and the service entrance (building wall) at the


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buildings or structures in which it is used. Interior hotwater lines are not included. The basic components of thehot water system are:

Piping

Valves

Expansion joints

Drains and vents

Water distribution systems are defined as all supplymains with necessary appurtenances through which wateris transported between the source (wall of the treatmentplant or pumping station when the water is produced bythe water user or meter when the water is purchased) andthe service entrance (building line) at the building servedor other point of utilization. Nonpotable water systems for

irrigation, fire protection and sanitary purposes are in-cluded. The basic components of the system are:

Supply mains and service lines;

Valves, valve boxes and manholes;

Hydrants;Exterior drinking fountains;

Meters and equipment for measurement and control;

Reservoirs, elevated storage tanks and standpipes;

Chlorinators, chemical feeders, small treatment de-

vises not included in treatment plants and pumpingstations;


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All appurtenant equipment such as automatic con-trols and cathodic protection devices.

Water distribution systems shall be economicallymaintained in good condition to provide, at all times, anadequate supply of water to meet all domestic, fire fight-ing, irrigation and industrial requirements without exces-sive loss from leakage. Potable water systems shall bemaintained in a manner that will prevent contaminationfrom sources exterior to the system. Extensive replacement

of defective systems must be in accordance with currentlocal criteria for new construction.

Electric power transmission and distribution systems aredefined as:

Overhead and underground transmission and distri-

bution lines from generating plants, or deliverypoints, to all main service entrance switches at build-ings including substations and accessories. Exteriorlighting systems include street lighting, flood lighting,perimeter lighting and security-lighting.


The degree of maintenance, repair and rehabilitationof utility systems shall be governed by known foreseeableusage and preventive maintenance inspection criteria.

Electric power transmission and distribution systems shallbe maintained economically and in good operating condi-tion to provide reliable service in compliance with thestandards of the National Electric Code. Extensive replace-ment of defective systems shall be in accordance with thecurrent codes.


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FIRE PROTECTION EQUIPMENT

The fire protection equipment covered here includes:

Automatic sprinkler and waterflow transmission sys-tems;

Automatic fire detection and alarm systems;

Manual fire alarm systems;

Fire reporting systems;

Local fire and evacuation alarm notification systems;Installed carbon dioxide fire extinguishing systems;

Miscellaneous installed fire extinguishing systems;

Standpipe and hose systems;

Water supply, pumping and distribution systems;

Hand-held fire extinguishers;

The above list does not include mobile and portablefire fighting apparatus and appliances primarily associ-ated with organized fire departments.


Fire protection equipment, including the essentialcomponents, should be maintained in full operating condi-tion at all times. The emergency operating nature of theequipment must be recognized. The maintenance proce-dures must assure detection of otherwise unknown condi-tions.

Non-operational items such as hangers, fasteners and

supports must be maintained to assure structural stabilityand preclude deterioration.

dke532_ch11

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