MAINTENANCE OF STRUCTURES

MAINTENANCE OF STRUCTURES
(DO’S & DON’TS)

BY: SUDHAKAR DOKHANE
(Past President PEATA (I)

Any product requires maintenance from the very next day, to keep it in healthy and working conditions. Invariably it is seen that there is lack of awareness, about this aspect. No matter how much sound body or structure is, if not maintained in time, it deteriorates. Timely repairs and maintenance is the only solution. Unattended repairs and leakages, are main causes of deterioration of building.
The housing cost is gone beyond affordable limits of common man. Many times purchasers has to spend their life savings and also have to carry burden of loan liability for considerable period thereafter. Therefore they are reluctant to contribute immediate further funds for repairs and maintenance. On the other hand it is also seen that people are spending freely on interiors and decoration of their premises, but surprisingly refuse to contribute for general and common repairs for maintenance of the building. With the result huge contribution is required for the repairs at a later stage.
In Mumbai you can see thousands of deteriorated and defaced buildings waiting merely even for external paint & rectification of leakages from plumbing and sanitation services. There are no two opinions that the structures can remain healthy for occupation and use, only by timely repairs and maintenance, and for the purpose following points should be remembered, observed, and to act upon: -

CHECK LIST FOR MAINTENANCE

Do’s
Get a general check up done of the entire building at ever 5 years by the structural engineering experts possessing the necessary expertise and experience and obtain their opinion on general evaluation of structural health of the building.
Provide waterproof cement paint in two coats for external face of building in the following manner: -
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PAINT TO BE USED PERIOD OF PAINTING
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i) Cement Based Paint Every 3 years
ii) Acrylic Based Paint Every 5 years
iii) Elastomeric Paint Every 7 years

Note: The waterproof cement based paints can effectively arrest the leakages & seepages from the external face of the building during monsoon, and protect R.C.C. frame to a great extent.

Check all drainage & water supply service lines and its connections at every 2 years.

Get septic tank and soak-pit checked, cleaned and provide with insecticide treatment every YEAR from Municipal Corporation. This service is free of cost; and binding on Municipal Corporation.
Check Terrace water proofing and attend repairs if any at every 5 years.
Provide peripheral permanent compound wall around the property. (Generally it is provide by the builder being mandatory requirement) and keep it in good condition. Compound Gates should be checked and serviced regularly to keep it in working conditions.
Provide full compound open spaces around the building up to compound wall (except garden patches) with cement concrete paving and should be repaired as and when required.
Common service areas within the building, courtyards, trees etc. should be kept clean & maintain the same regularly. Staircase steps and common corridors should be kept unobstructed. Storing of junk materials thereon should be strictly prohibited, as the same causes inconvenience & is hazardous also.
Common compound and corridor’s, lighting should be regularly checked and be kept in good working conditions.
The LIFTS should be operated by the liftman only; as far as possible. Yearly contract of maintenance should be given to lift company for unobstructed working.
It is mandatory to provide two water pumps for lifting the water from underground water tank to over head storage tank. Each pump should be operated alternately. This will keep pumps in working conditions. Yearly contract should be given for maintenance of pumps to avoid inconvenience.
At least once in 2 years get underground & overhead water storage tanks cleaned. The covers of tanks should be inspected every year. Preferably covers of underground water storage tank should be provided with lock & key facility to keep it free from out side infections.
Society’s office with toilet facility for domestic workers / drivers, should be provided on ground floor in marginal open spaces. Municipal Corporation approves such proposals free of F.S.I.
Safety grills for windows (if to be provided) should be compulsorily identical; as different designs & shapes of grills deface the building.
Collect sizable contribution towards sinking/repair-fund from the members regularly, which will help substantially for subsequent repairs.
Give list of Do’s & Don’ts to each occupant of building and list of which should be permanently displayed on notice board of society.
Keep the terrace clean for all the time. Check it regularly and specially pre-monsoon, during-monsoon and after monsoon every year.

Don’ts
Do not allow any unauthorised additions there by over loading existing structure for which it is not designed.

Do not allow any internal changes / alterations, specifically change in positions of toilet blocks or kitchens and the same should be maintained in alignment with other floors.
Do not allow extensions of toilet or wet areas over dry areas.
Do not tolerate any leakages any time.
Do not permit additions and alterations if the same are not approved from the municipal authority, architect & structural engineer.
6) Do not permit such works (item 5 above) without advice and supervision of qualified & experienced architect, structural engineer and contractor/s.
7) Do not allow to carry out any work of repairs or additions & alterations by petty contractors.
Do not permit following works unless backed by professional engineering support as described in item (6) above:-
Replacement of floor finish
Repairs of internal, external plastering, and R.C.C. members.
Any modifications to existing plan, according to which building exists.
Toilet or Kitchen renovations.
Structural alterations required for interior designing & decoration.
Any R.C.C. repairs which involves use of steel, cement, sand & stone/metal.
9) Never allow terrace gardening in any manner whatsoever; the soil for such gardening, will add permanent dead load on the building, besides it will remain wet and unaccessable for repairs; and any deterioration resulting there from can not be detected timely.