PROPERTY MANAGEMENT
Property maintenance and management of old buildings
By Merapelo Mopaki and Rorisang Macheng
Undoubtedly , today we can build structures that are extraordinarily sustainable . Once constructed , these amazing structures recycle water , conserve energy , manage waste and do much more in helping conserve our planet ’ s natural resources . Recently , we have received a 5-star Green Star ‘ As built ’ certification and achieved the first ‘ Net Zero ’ rating in Botswana for Mashatu Terrace .
Old buildings consumed a massive list of highly inefficient resources and energy to assemble them years ago , now the work is already done , and the materials are already in place . Tearing them down now to construct greener structures is certainly not an option . New age , green practices and technology are now seen to be integrated into the working of these old buildings , altering their ‘ green ’ image altogether . To understand best how to include these old buildings within our sustainable agenda and retain the property ’ s value it is imperative to look at its current environmental impact compared to most of our built environment found today .
What defines an old building ? Without a detailed specification , it is hard to judge the exact lifespan of a building solely based on building materials . Such factors as the building ’ s environment and its quality of construction contribute to the building ’ s longevity . In general , the lifespan of a building based on building materials ranges anywhere from 30 to 50 years to hundreds of years in different types of properties .
How to maintain and manage an old building Maintenance and repair are needed to take care of the inevitable decay and deterioration of a building ’ s fabric , occurring from climatic conditions , wear and tear by building occupants and neglect , to name a few .
Key maintenance terms : Repair - Action triggered when the machine is down which is defined by the breakdown itself . Its key requirements shall entail time , parts and labour needed to complete the repair and put the machine back to work as soon as possible . Preventative maintenance ( PM ) - Action triggered by a predetermined schedule based on time and usage . A predetermined list of tasks that check , change , replace and adjust based on maintenance interval and expected condition . Condition based maintenance ( CBM ) - Work is done before failure but only when observation , information or statistical inference tells you that it is necessary . Observation and information define the actual condition and identify the work that needs to be done . Key requirements shall entail effective inspection , reporting and condition monitoring program .
Specific challenges with maintenance for old buildings
• Technical problems : This includes not considering a maintainability analysis , not using life cycle cost ( LCC ) technique , using new material instead of original material , poor quality control , as built documents not reflecting actual status of building works etc .
• Management and administration problems : Lack of uniform maintenance contracts ; non-use of facilities after completion .
• Financial problems : Problems associated with the budgeting control that
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aims to plan and control the use of resources to achieve the desired objectives ; increased maintenance costs .
• Human behaviour and attitudes : Importance of maintenance work not understood by public ; misuse of facilities after completion .
• Spare parts problems : Problems related to lack of proper tools and spare parts that become obsolete required to perform maintenance work .
• Lack of institutional and training facilities : Problems of inadequate institutions to provide related training and incomplete training facility .
Causes of deterioration in old buildings
• Poor original design and / or original materials
• Corrosion and incompatibility of secondary materials
• Movement or settlement cracks
• Moisture infiltration
Tips on how to maintain and manage old buildings Maintenance must be planned as part of a regular cycle of repair backed by an inspection regime .
• When problems are discovered , they should be fixed promptly and properly .
• Monitor areas that may be a cause for concern in the future and note jobs that need to be taken on a rolling basis , such as painting exterior walls and cleaning gutters so they can be scheduled appropriately .
• On larger buildings , drones can be used to undertake aerial inspections .
• Inspections carried out during heavy rains are particularly informative as they reveal water leaking or spilling from gutters , downpipes and gullies that may be cracked or overflowing due to blockages .
• Ensure air bricks are clear so there is good ventilation below suspended floors , removing soils backed up against walls and keeping vegetation around the building in check .
Benefits of maintenance for old buildings
• Safety : Inspecting your exterior and interior for cracks , leaks and other damage promotes health and safety and helps the users of the building to feel comfortable and safe .
• Aesthetic appeal : Proper maintenance helps upkeep the attractiveness of a property and its surroundings , aiding in increasing the value of your building .
• Avoid major repairs : Regular maintenance schedule , periodic inspections , testing and cleaning can improve the durability of the building and keep it performing at its best .
• Property value : Routine maintenance is extremely necessary to help maintain a property ’ s value and keep it relevant in the marketplace .
ISSUE 52 - DECEMBER 2022