Structural members of the building do not generally require much repair or replacement dating its life time which is estimated as 60 to 100 years according to the type, nature of construction and nature of use of the building.

Other parts of the building e.g. finishing items and movable parts however require proper and periodic maintenance.

Annual maintenance cost of building is generally estimated as 2% of the capital cost. However, while estimating, the capital cost shall be updated at the present cost level allowing for the annual depreciation.

Lack of maintenance would render the building unsuitable for use:

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Cause premature decay of the structure and reduce its life. However, buildings which are stationary, also contain a large number of accessories and installations also require equal attention e.g. power supply installations – transformers, switch gears etc., water supply installations – pumps, motors, valves etc., air conditioners, ventilators, air circulators, water heating’ installations, tube wells with pumps, elevators etc.

These- due to lack of maintenance or due to inadequate maintenance will go out of order causing hardship to the users and would require replacement much ahead of expiry of expected life. So also in the case of building proper, due to inadequate maintenance, decay would start early and the expected life of the building would be shortened.

The net result would be financial loss to the owner. With creation of an asset the responsibility does not end, rather sustained efforts are continuously required to prevent conversion of the asset into a liability in course of time.

A building stands, exposed in weather and is used for all possible purpose further, there would be various in-built arrangement inviting various decaying agencies to act. Decay causes damage and again damage invites further decay to be followed by damage again and ultimately reducing it into an unserviceable and dilapidated structure.

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Now, let us see following are the normal routine maintenance items expected which is to be attended for up keeping of the building –

a. Cleaning of the floors and walls etc. not only by brushes but also swabbing daily and regularly as may be required, Non-cleaning would allow dirt and dust to be accumulated causing early beginning of decay. Cleaning the roof top is essential and important as accumulation of dust and rubbish would block the water outlets causing accumulation of rain water on the roof, and ultimately finding way through the roof causing severe structural damage.

b. Leaks may be observed in soil pipes, waste water pipes and rain water pipes, specially in portions running horizontally. This may be due to leakage through the joints. The portion of the pipe should be closed and the damaged joints opened and cleaned. The joint then should be redone as before, in cases of Cast Iron pipes by lead caulking and by cement jointing in cases of asbestos pipes.

c. The water supply lines are to be checked and in case of any leakage in the line, the portion is to be taken out and cleaned by dilute commercial acid and brush and finally washing by clean water and re fixed.

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d. The water closets should be cleaned daily by brushes and periodically by acid or by other commercially available cleaning chemicals.

e. Cleaning of the sanitary installations and the premises must be followed by spreading detergent powder or by detergent liquids on hygienic ground.

f. Cleaning of the water reservoirs both at ground and overhead is essential for hygienic reasons. These should be periodically cleaned at an interval of not more than three months.

g. Small hair cracks in the walls should be digged up and filled with cement mortar. This would prevent further damage of the affected portion. These filled up cracks should be kept under observation.

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h. Bathrooms and bathing places should be cleaned by flushing with 2/3 buckets of hot water at least once in a week. This will loosen up oil and fat particles clogging the trap. Earth or ash is not to be used for cleaning the utensils as this practice would cause chokage of the trap and ultimately shorten its life.

i. The growth of small trees, especially peepal trees, should be stopped when they are small, as otherwise they would cause a lot of cracking in the adjoining portion of the building. This – if not attended in time – would lead to major trouble.

j. The plastering of the walls both internal and external and ceiling may at places show bulging or cracks. These areas must be checked thoroughly by beating with a light hammer and the portions not emitting metallic sound must have been separated from the brick surface. Those portions should be removed in regular shape and replastered with mortar of same proportion after raking the brick joints and cleaning the surface.

k. Painting internal and external surfaces of the building is essential for various reasons (i) hygienic, (ii) protection of the building, and (iii) aesthetic. The rendering on the surface protects the structure, but it is porous and absorbs moisture which causes permanent dampness in the walls and ultimately the structure. The external painting (cement based paint or colour wash with lime base) seals the pores of the rendering and protects the building. Renewal of the internal wall painting is desired annually and the external walls every fourth year.

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l. Painting of the doors and windows and water supply lines and drainage lines is to be done periodically at intervals of not more than four years.

m. The doors and windows may give uneasy sound of hinges indicating oiling is required.

n. The ventilation installations need be checked, cleaned and oiled.

o. Glass panes of doors and windows are to be cleaned properly and periodically with the help of liquid cleaners available in the market, if possible daily.

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p. The insulations either sound or heat if existing, is to be checked against any leakage.

q. The electrical installations, internal wiring, switches, fans, water heater etc. are to be checked for finding if there is any leaky spot which is common in old buildings. These are to be cleaned at regular intervals. The wiring is to be replaced once in two decades to prevent any short circuiting resulting in fire hazards.

r. The electric water pumps and motors are to be checked weekly and their performance noted in the log book. The tubewells are also to be checked regularly and their yield measured and entered in the log-book.

s. The heavy electrical installations like transformers, switch gears, etc. need be examined by a qualified engineer regularly and checked for their performances. In cases of oil based transformers, the level of oil must be checked.

t. Plinth protection around a building need be maintained properly so that there may not be any passage for surface water to percolate to the foundation threatening its settlement.

u. Cleaning of the premises i.e. compound of the building including cutting and removal of unwanted shrubs and removal of garbage etc. are to be done periodically to keep the area clean and pleasant. This would improve the aesthetic sense of the occupier/user and grow sense of responsibility and induce good habit.

Distress in Structures:

In course of time, with ageing distress would appear in structures as a natural phenomenon. This natural metamorphosis is due to natural wear and tear. Moreover, in the present days, the structures are in extreme aggressive environment.

The environment around the building results in deterioration of building surfaces, Exterior surfaces suffer pitting and erosion due to the materials in the air.

Application of protective treatments to surfaces may retard erosion and repeat the attack of moisture contained pollutants. 2-3% of the budget should be spent on the maintenance of furniture’s. 2.5 – 4.5% of the budget should be spent for painting and decorating maintenance of guest room, furnishing, fixtures, and equipment carpets etc.

The guest room should be clean, airy, pest free without dampness and incusly odour.

According to the National Building code of India, buildings are classified based on occupancy-

Group A residential buildings, subsection A -5, Hotels.

Components of building are.

(i) Sub structure – foundation

(ii) Superstructure – (a) walls and columns (b) Floors (c) Vertical transport­ation structures (d) Doors, Windows, Ventilators (e) Roofs (f) Building finishes.