[3] NBR 14037.(1998), “Manual de operação, uso e manutenção das edificações
– conteúdo e recomendação para a elaboração e apresentação”. Brazil.
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Building’s Inspection and Maintenance Manual
Isabel Mota Medeiros Neto Cordeiro
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Jury President: Doutor Jorge Manuel Caliço Lopes de Brito Supervisors: Doutor Fernando António Baptista Branco Examiner: Doutora Inês dos Santos Flores Barbosa Colen
October 2011
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1 – Introduction This work intends to develop a Building’s Inspection and Maintenance Manual (BIMM), foreseen in the future General Building’s Regulation (GBR), which will be the basis for periodic inspections of residential buildings, towards contributing to the maintenance of constructions. It was based on the need to adopt and implement a preventive attitude in what concerns the durability of constructions that this study was developed, as well as on the creation of inspection sheets, divided by the most diverse components of the building, which are believed to be the most adequate in the face of the manual’s scope, in this way allowing to guide a residential “check-up” [4]. This study is comprised of a theoretical-explanatory part, a case study and two attachments, one corresponding to the manual itself and another to the practical study.
2 – Inspection and Maintenance 2.1 – Introduction The lack of inspection measures and of intervention on the level of correcting anomalies in buildings leads to their worsening and to the degradation of the building. For this reason, the tasks of inspection, together with those of maintenance, are essential to tackle the need of more complex interventions. This work presents a proposal of easy, periodic, intervention, without the need for specialised resources. From among the various types of buildings, this dissertation will address only current residential buildings in concrete (post 1950’s), and its use is intended for people not qualified in the area of inspection/engineering..
2.2 – Inspection Periodic inspection, which can also be called visual, consists in the evaluation and accompaniment of the state of the building, of apparent anomalies, with the objective of guiding the maintenance activities [3].
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In this context, visual inspection constitutes a simple method for the diagnosis of anomalies, without the need for testing, special equipment or qualified inspector, as such being destined to be conducted by residents of condominium managers, for example. The inspection sheets were created in a checklist format, so they can be quickly filled out and easily interpreted, as all sheets contain illustrations. .
2.3 – Maintenance Associated to the aforementioned type of inspection, is periodic maintenance, addressing the aspects identified in the previous phase, this is a stage of great relevance, for it allows to minimise the evolution of pathologies, being more effective the more periodic it is, accompanying the service life of the various elements of the building [5]. This concept is integrated into this manual, constituting the complementary task of inspection, several instances of intervention being recommended, or in certain kinds of anomalies, assessments by specialised technicians [1]. The suggested recommendations for intervention divide themselves into two categories, one pertaining to the execution of basis maintenance operations, and another relative to the requesting of analysis by a qualified technician. The suggested maintenance operations are simple and plausibly within the reach of the recipients of this manual, dispensing complex equipments or materials, and are referenced in chapter 4 of this document. Figure 1 presents a representative scheme of the methodology expected for the inspection outlined in the BIMM, compared to the inspection of higher complexity, the detailed inspection.
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Residential buildings
Periodic inspection
Detailed inspection
(every 15 months)
BIMM
Team (Engineer)
Visual diagnosis
Periodic Maintenance
Inspection
Analysis by Qualified Technician
Visual diagnosis
Testing
Maintenance
Simpe Maintenance
Reparation / reinforcement
Conservation of buildings
Fig. 1 – Inspection methodologies
3 – Anomalies in the buildings In order to accomplish an effective inspection work, diagnosis stages were organised, corresponding to the five types of elements of the building distinguished in this work, which pertain to plain roofs, pitched roofs, external walls, external spans and indoor common areas. The anomalies listed result from bibliographic review and are in general non structural in nature, some sheets possibly contemplating the reference to some anomalies of higher complexity, such as cracks – as it is considered that they should be followed from their first appearance, reffering certain cases to a technical evaluation. The objectives of this dissertation do not encompass the association of causes to the various anomalies. 5
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4 – Building’s Inspection and Maintenance Manual (BIMM) Given the importance of the order of inspection, it is essential that this follows the model presented in the manual, so as to ensure the checking of all the elements of the building. The diagnosis should be conducted every 15 months, according to the recommendations of the future GBR. The manual uses a simple and direct language, in a systematic format, and is organised as follows: introductory sheet with instructions for inspection, list of recommended and advisable equipment, five checklists, and photographic catalogue with examples of anomalies. The information presented in the introduction of this manual, pertaining to the instructions and useful and necessary equipment, should be consulted before commencing the inspection. The diagnosis sheets are composed of headline, to be completed with the characteristics of the building to inspect, list of anomalies to be verified, list of recommendations of measures of intervention associated to each anomaly, respective levels of urgency for action, and an example picture for each anomaly. The timeframes for action are divided into three levels of urgency: up to 1 month for the first level, up to 6 months for the second level, and up to 1 year for the third level. As for the measures of intervention, they are basic, as already referred in this text, and consist of tasks such as cleaning, unclogging, simples replacements, and treatments without any complexity for the “inspector”. The manual also references the measures which should be taken after inspection, such as the archiving of information, technical reports and warnings. Figure 2 presents an example checklist pertaining to plain roof.
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1- Plain Roof 1.1- Date: _________/ __________/ _____________
1.2- Inspector name: _________________________ 1.4- Weather Yes
1.3- The roof is easy and safe to acess? No 1.5- If you answered yes in 1.3), please tick the anomalies detected by acessing the roof, and follow the maintenance recommendations: Anomalies and maintenance recommendations
Urgency
A1)Dissipate spots of moisture on roof of the top floor 2 R1) Clean with bleach and water A2) Condensate spots of moisture on roof of the top floor 1 R2) Comunicate to the technician specialized A3) Plants, parasitic vegetation, leaves and other objects 2 R3) Clean and remove
A4) Acumulation of mosses 2 R4) Scrape and clean
A5) Frequent acumulation of water or spots that reveal 2 R5) Comunicate to the technician specialized
A6)Parts of vale loose or deformed 2 R6)Substitute parts A7) Problems on union of vale and drainage tubes 2 R7) Comunicate to the technician specialized A8)Obstruction of drainage tubes 1 R8)Remove A9)Obstruction of vales 1 R9)Remove A10)Inexistence of grid in vales 1 R10)Place A11)Small elements drainage 1 R11) Comunicate to the technician specialized A12)Detachment of ruff in emergent elements 2 R12)Comunicate to the technician specialized A13)Blistering of ruff in emergent elements 3 R13)Comunicate to the technician specialized A14)Insufficient height of ruff in emergent elements 3 R14)Comunicate to the technician specialized A15) Perforations of waterproofing 2 R15)Comunicate to the technician specialized A16)Lifting of waterproofing 2 R16)Comunicate to the technician specialized
Examples
Anomalies and maintenance recommendations
Urgency
Examples
A17)Cracking of waterproofing 2 R17)Comunicate to the technician specialized A18) Bubbles on waterproofing 3 R18)Comunicate to the technician specialized A19)Blistering on waterproofing 3 R19)Comunicate to the technician specialized A20)Detachment on overlap joints of waterproofing 2 R20)Comunicate to the technician specialized A21)Protection stones deslocates 2 R21)Place A22)Cracking of alluminum protection 2 R22)Comunicate to the technician specialized A23)Detachment of ceramics elements 2 R23)Comunicate to the technician specialized A24)Cracking of ceramics elements 2 R24)Comunicate to the technician specialized A25)Corrosion of metallic elements 2 R25) Remove the corrosion with a wire brush, degrease the element , apply a preparatory product, and aplly enamel A26)Corrosion of metallic vales 2 R26)Comunicate to the technician specialized A27)Corrosion/decay of windows 2 R27)Comunicate to the technician specialized A28)Glass of windows broken 1 R28)Replace glass A29) Dirt on windows 2 R29)Remove and clean 1.6 If you answered no in 1.3), please tick the anomalies detected, and follow the maintenance recommendations: Anomalies and maintenance recommendations
Urgency
A1)Dissipate spots of moisture on roof of the top floor 2 R1) Clean with bleach and water A2) Condensate spots of moisture on roof of the top floor 1 R2) Comunicate to the technician specialized Comments:
Examples
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It is considered that this mode of presentation for periodic maintenance and inspection is an expedite method [2], and allows for the visualisation of all actions to be performed.
5 – Case study
The content of the manual was tested by requesting a condominium manager to inspect two residential buildings of the type encompassed by this manual, one with a plain roof and one with a pitched roof, so as to comprise all created sheets, following the BIMM.
6 – Conclusions The objectives of this work were generally accomplished, and it is considered that the content of the BIMM constitutes a support for the execution of inspections and basic interventions in buildings, thus contributing for their conservation. With the research that was performed it is possible to conclude that there are countless anomalies which may manifest themselves through out the buildings’ service life, for which reason the succint and methodic format of the presented list was opted for. The case study allowed to derive satisfactory conclusions regarding the chosen model, considered easy and quick to use. However, the difficulties experienced were related to inspecting the pitched roof, due to difficulty in accessing it and the lack of means of circulations on it. Thus it can be concluded that the developed manual is simple and direct, without the risk of raising doubts on the part of its users, this being from the outset one of the objectives in choosing this work. The approval of the General Building’s Regulation is considered useful and, consequently, the implementation of the Building’s Inspection and Maintenance Model.
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References [1] Gomes, João. C. (1992), “Metodologia para a manutenção e exploração de edifícios: Aplicação a um caso concreto”. Masters Dissertation in Civil Engineering, IST, Lisbon [2] Leitão, Dinis. (2003), “Soluções e trabalhos de reabilitação – Metodologia para a implementação de checklists”. Masters Dissertation in Civil Engineering, Minho University, Braga [3] NBR 14037.(1998), “Manual de operação, uso e manutenção das edificações – conteúdo e recomendação para a elaboração e apresentação”. Brazil [4] Sousa, Marília; Freitas, Vasco. P.(2003), “Anomalia da construção – Um catálogo”. In 2º Simpósio Internacional sobre Anomalia, Durabilidade e Reabilitação de Edifícios, p. 401-408. LNEC, Lisbon [5] Vários. (2009), Apontamentos da cadeira de Patologia e Reabilitação da Construção. IST, Lisbon
Legislation Project of Decreto-Lei, Portaria nº 62/2003, General Building’s Regulation. CSOPT – Subcomission to revision
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