My Project on Maintenance-libre (1)

8/10/2019 My Project on Maintenance-libre (1)

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CHAPTER ONE

INTRODUCTION

1.1 Background of the study

Over the years, there has been increasing abandonment of building projects and

infrastructural facilities which has led to the dilapidation, degradation and

deterioration of these building structures within the Nigerian contemporary urban

metropolis.

Recently there has been a lot of research investigations and analysis of which

points unshakeable to the fact that certain features such as clients perception, cost

of maintenance works, unskilled maintenance technicians, inflation rates, effect of

taxation on building owners, Government policies, inability to prepare and follow

maintenance schedules are direct causes of neglect which leads to dilapidations

and deterioration of building structures (onibokun 1997). There are also the

remote causes of lack maintenance such as force majeur, cultural problems, state

of the economy, the receding global economic meltdown, lack of time and general

illiteracy of the occupants of the building or structure and users of the facilities.

However there has also been growth in the significance of building maintenance

as a proportion of the output of the construction industry which takes place

against a backdrop of mounting pressure on new build activity and a growing

awareness of the need to manage the condition of the nations building and

infrastructure more effectively (chanter 2007).


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Though, it is still the case that such maintenance activity takes place in a context

that does not create a fully integrated approach to managing building performance

and thus the full potential of many buildings and infrastructures are never wholly

realized.

Basically in virtually all the towns and city centers within the Nigerian, buildings

and infrastructural facilities are gradually and systematically decaying,

dilapidating and deteriorating with reduced or no degree of maintenance

programme and activity.

From a normal visual perception in the urban metropolis, it can be noted that

majority of the

(a) constructed buildings both private and public

(b) road network

(c)

water supply systems

(d)

sanitary and drainage systems

(e) transmission poles and electricity lines

(f)

government owned telephone networks

(g) telegraph and postal systems

(h) sign post and route l0ocation posts

are deteriorated and badly in need of maintenance. The lack of maintenance of

these buildings and infrastructures negatively affects the populace which thus

affects the output of the working class, capacity of the populace is thus lost, time

value for achievement of goals and objectives minimized , it also causes all forms


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of ill-health and psychological effects thereby reducing the economic growth of

the nation.

1.2 Statement of the problem

All three spheres of government, together with the state owned enterprise (SOEs),

manage major portfolios of immovable infrastructural assets. While there is much

emphasis on delivery of infrastructure, delivery does not in fact end with the

commissioning of the infrastructural asset. Once the infrastructure has been

commissioned, various activities must be carried out which are necessary to

ensure that it continues to perform- such as the allocation of necessary budgets

and the retention of appropriate staff to maintain the operation of the assets.

Delivery needs to be universally understood as embracing not just constructing

the infrastructure, but the appropriate operation and maintenance thereafter for the

whole design life of the asset.

There are so many problems associated with the maintenance of buildings and

infrastructural facilities on the economy. One of the serious problems if finance;

government financing as regards to maintenance of buildings (both public and

private) is minimal. The grant towards maintenance of infrastructural facilities is

on its lowest ebb. Most buildings and infrastructures have been neglected by

subsequent tenures of government while the private sectors; the individual

property owners have little or nothing to contribute towards effective maintenance

of their buildings, so long as the buildings affords the owner annual income he

could not care less for the maintenance and so long the interior of the building is


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conducive for the occupants they could not care for outward appearance or other

necessary maintenance activity. Another problem to effective maintenance of the

built environment in Nigeria is corruption. Certain governments which have the

welfare of the populace at heart will foster a well finance programme to cater for

the maintenance of certain facilities such as road networks bore hole systems,

bridge construction, elevation of the power grid for alleviation of suffering and

eventual welfare of the populace but certain corrupted officials will channel these

funds for personal aggrandizement. Another serious impediment to maintenance

in Nigeria is the state of the economy, according to the united research on

profitability index as regards to income per capita of nations of the world; Nigeria

is rated as fifth poorest country (UN 2010), which implies that the average

Nigerian lives below one dollar per day. As a result of this economic hardship

residents and citizens has little or nothing to contribute in terms of effective

maintenance of their abode thus leading to neglected effects visualized in our

cities and metropolis.

Also certain buildings in Nigerian cities were constructed during the pre-colonial

era therefore most of these buildings are aged due to wear and tear, weathering

and climatic factors over the years thus resulting in dilapidated nature which

might not respond positively to modern day maintenance day techniques, the

reason for this assertion being 51% repair replacement strategy, such buildings,

the cost of their repairs might equal over 50% cost of new construction.

Buildings and infrastructural decay also stems from poor workmanship and poor

supervision (Amobi 2003), most of these defects arises from the fact that the skill


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employed during the production of these buildings are defective, the supervisory

most at times is minimal or left in the hands of unskilled foremen thus creating a

chasm which will be filled by unprofessional ethics thus resulting in failure in the

life of the structure which will eventually be translated to the overall life span of

the building/structure.

This study aims to identify the shortcomings which militate against the effective

maintenance of buildings and infrastructures. Therefore there is need for effective

maintenance of all these buildings and infrastructures and also identify the

external factors militating against effective maintenance of building and

infrastructural facilities to perform its functional requirement.

1.3 Aim and Objectives of the study

The aim of this research work is to discover how maintenance of buildings and

infrastructures can be effected, effectively to help increase the workers output

thus increasing labour efficiency and increasing the income of the nation leading

to increased income per capita of the populace.

The objectives of this research work are as follows:

(a) Have a proper look at the level of maintenance attention that buildings and

infrastructures within Nigeria receive.

(b)

Now the current building and infrastructural maintenance practice with a view to

improve on them.


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(c) To pin-point the various difficulties and problems that hamper the efficient

execution of an effective maintenance management on buildings and

infrastructure in Nigeria.

(d) To examine the causes that lead to the deterioration and dilapidations of buildings

and infrastructures.

(e) To proffer solutions to the menace of lack of maintenance of buildings and

infrastructures within Nigeria.

In emphasis, this project will show the need for proper maintenance schemes for

buildings and infrastructures, that will help reduce maintenance cost, minimize

loss of use, improve safety conditions, improve aesthetic values and improve

appearance of buildings thereby reduces the cases of collapse of structures and the

inherent dangers to life and investment.

1.4 Significance of the study

Maintenance of buildings and the general infrastructures has not been given full

recognition as an activity of primary importance in Nigeria. Maintenance

activities on building and infrastructures in the country are mostly based on

expediency, which over a period of time represents a series of ad hoc measures

and unrelated compromise between the immediate physical needs and the

availability of funds. Thus only about 15% of the total maintenance are remedied.

If serious deterioration are not adequately taken care of future generations will be

faced with a major capital burden.(Amobi 2003).


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It is therefore imperative that maintenance activities should be increased/

intensified in order to ensure that the nations stock of buildings( factors of

production and accommodation) which are considerable investments are used

effectively as possible.

1.5 Scope and delimitations

This project work covers the entirety of maintenance as regards to buildings and

infrastructures with requisite effect it has on the Nigerian nation with reference to

shell-camp housing estate, owerri, Imo state.

From the conception, design, construction and post construction, the various

problems being faced by property developers, owners, users as regards to

maintenance of buildings and infrastructures. Much emphasis is placed on the

infrastructural aspect of maintenance work such as social and economic

infrastructure as well as scope management and its application on the scope of

this project.

1.6 Limitation.

Enough effort has been put to exhaust the scope aforementioned but time and cost

constraint relative to the magnitude of maintenance problems are the major forms

of limitations for the total achievement of the project objective.


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1.7 Research questions

This research work aims to answer these questions

(a) What is infrastructural and building maintenance?

(b)

What are the direct effects of lack of maintenance to buildings and

infrastructures?

(c)

Does lack of maintenance affect the economy of Nigeria as a nation?

(d)

What are the direct causes of poor maintenance value in Nigeria?

(e) Does poor maintenance value affect the Nigerian citizenry? How? And why?

(f)

Is poor maintenance value as a result of illiteracy, negligence, contractors failure

as regards to materials, labour and supervision failure, design failure or activities

of the occupants?

These and many more are some of the questions this research work aims to

satisfy.

1.8 definition of terms

Definition of maintenance as regards to buildings and infrastructures

Maintenance is a generic term to include planned maintenance, repair and

reimbursement and provision of replacement of the structure. The goal of

maintenance is to sustain the life of major assets whether building or

infrastructure. (According to a training workshop on maintenance of


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infrastructures between 28 march- 1st April 2011 in kuala lumpur, Malaysia.

Organized by International science, technology and innovation centre for south-

south co-operation under the auspices of UNESCO).

British standard(BS 583) (1974) define maintenance as the combination of all

technical and associated administrative actions intended to retain an item in, or

restore it to, a state in which it can perform its required function. The requirement

for maintenance must not be less than those necessary to meet the relevant

requirements and maintained is defined in factories act 1961 as maintained in

an efficient state, in efficient working order and in good repair

According to British Standard (BS 3811) maintenance is defined as works

undertaken in order to keep or restore every facility i.e. every part of a building,

site and concept to an acceptable standard. An acceptable standard in building

terms is one which sustains the utility and value of the facility.

Chartered institute of building (C.I.O.B) UK (1982) went forward to use this

definition on maintenance works undertaken to keep, restore or improve every

facility i.e. every part of the building, its services and surroundings to agreed

standards determined by the balance between need and available resources.

Obiegbu M.E. (1998) defined maintenance as a programmed transformation of a

building fabric and services, reflecting changes in pattern of use and technology.

Amobi C.O (2006) opined that maintenance could be defined in engineering

terminology as the continuous upkeep, in good condition of a system(s) to achieve


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operational reliability with maximum design output result, endurance and

stability. This definition has been adapted for building maintenance as work

undertaken to keep or restore every facility, that is, every part of a site, building

and content to acceptable standard. Thus maintenance aims at retaining

components, equipment as well as the entire structure at specified level of

performance. The acceptable standard inferred must be no less than statutory

requirement and one which sustains the facility and the value of the facilities. This

may include a degree of improvement over the life of the building as acceptable

comfort and amenity standards rise.


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CHAPTER TWO

LITERATURE REVIEW

2.0 Introduction

Maintenance as a service covers every aspect of the building environment

particularly the building assets and infrastructural facilities, such facilities spread

across projects in several sectors of the national economy which includes

agriculture, health, education, commerce, industry, energy, environment and

defense. The spread also extends t\o social sectors such as roads, water supply,

housing, electricity, and telecommunication. It is noteworthy that such projects

have implications for regular maintenance for sustainability.

Maintenance has been a neglected field of technology in Nigeria (Amobi C.O.

2006); yet every infrastructure or equipment requires being maintained to remain

in functionality and in up-to-date standard. Buildings and infrastructures are the

nations most valuable assets, providing people with shelter and facilities for work

and leisure. Maintenance starts the day the contractor leaves the site, having

completed the project. The design, material specification, construction including

workmanship, function and use will determine the amount of maintenance

required during the life time of the building or infrastructure.

According to Amobi C.O. (2006) Maintenance is defined in engineering

terminology as the continuous upkeep, in good condition of a system(s) to achieve

operational reliability with maximum designed output result, endurance and


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stability. This definition has been adapted for building maintenance as work

undertaken to keep or restore every facility, that is, every part of a site, building

and contents to an acceptable standard.

Thus maintenance aims at retaining components, equipment as well as the entire

structure at specified level of performance. The acceptable standard inferred must

be no less than the statutory requirements and one which sustains the utility and

value of the facility. This may include some degree of improvement over the life

of the building as acceptable comfort and amenity standards rise.

The principal objective of building and infrastructural maintenance is the upkeep

of the building for continuous and reliable use. The wear and tear arising from use

or misuse, weathering and other agencies must be anticipated and appropriate

measures put in place to adequately take care of them. The concept of

maintenance involves taking appropriate measures put in place to adequately take

care of them. The concept of maintenance involves taking appropriate steps and

precautions to ensure that a given piece of a capital asset (equipment and

infrastructure) attains its possible life span.

2.1 Classification of maintenance of buildings and infrastructures

Maintenance of buildings and infrastructures can be classified under the following

headings;

(a)

planned maintenance

(b)

unplanned maintenance


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2.1.1 Planned maintenance

Planned maintenance is maintenance organized and carried out with fore thought,

control and the use of records to pre-determined plan. It was also defined by BS

3811 as work undertaken in accordance with sandy based system of priorities,

each operation properly planned and organized in advance with necessary labour,

plant and materials assembled ready for use when required if this is properly

applied it leads to a greater margin of safety and reduce the risk of having to

resort to emergency work. Planned maintenance is further divided into;

(a) Planned preventive maintenance.

(b) Planned corrective maintenance

(a) Planned preventive maintenance

This is defined as work undertaken to reduce the possibility of an item not

meeting an acceptable standard and also to prevent breakdown facility or service.

It involves regular inspection and identification of signs anticipated breakdown

and consequently carrying out of repairs on the building and its facilities. This is

carried out at pre-determined intervals intended to reduce the probability of

failure. Ivor H. Seeley also stated that this is work directed to the prevention of

failure of a facility, carried out within the expected life of the facility to ensure

continued operation. The maintenance official knows what he is aiming at and

plans how to arrive at it. Other qualities of preventive maintenance include;

It provides essential management records.


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(a) The critical point of disrepair which is recognized as the point at which the on set

of progressive failures occurs. If the structure is before this point is reached its

life may be extended.(Ivor H.S. 1979). If the repairs are not carried out major loss

of use and reconstruction will be inevitable, if the structure is to be returned to its

functional level.

(b) The point at which the rate of expenditure needed to maintain serviceability

escalates to such an extent as to be uneconomical by comparison with partial or

complete replacement ( Ivor H.S 1979).

It is important to note that however thorough investigation and diagnosis of

defects have been and whatever the extent of careful details in overcoming it, it is

not very possible to foresee the extent of remedial work involved until the defect

is opened up and exposed to indepth examination.

2.1.2 Unplanned maintenance

Unplanned maintenance is maintenance carried out in a pre-determined plan. This

is maintenance work resulting from unforeseen breakdown of facilities requiring

urgent attention. It is work resulting from unforeseen breakdown or damage due

to external causes such as acts of nature, settlement in buildings and shrinkage of

building components(BS 3811). It is also categorized by Ivor H. Seeley (1979);

(a)

avoidable maintenance

(b)

predictable maintenance


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(a) Avoidable maintenance: Ivor Seeley 1979 defined this as work required to

rectify failures caused by the use of incorrect or faulty materials, incorrect design

and incorrect installation the features of this includes;

Essential estate management records are obtained.

Work is organized and therefore controlled.

Statutory, legal and professional responsibilities are met.

Direct or correct labour can be used to execute the job.

(b) Predictable maintenance

Ivor S. H also defines this as Regular periodic work that may be necessary to

retain the performance characteristics of a product/facility as well as that required

to replace or repair the product after achieving a reasonable life span.

2.2 Objectives of maintenance of buildings and infrastructure on the

economy

(a) It ensures the functional requirements of the building are attained at all times.

(b) It creates a conducive and tenantable accommodation for owners and

occupiers

(c) It enhances the quality of building structure to meet modern day requirements.

(d) It prolongs the life span of buildings and infrastructures.


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(e) It preserves the physical characteristics of the building associated services so

as to reflect fewer breakdowns and thereby reducing the probability of early

failure.

(f) To ensure that assets are kept at reasonable standards and at least cost.

(g) To maximize the economic and financial returns from the use of the building.

(h) To ensure the safety of the users and occupants.

2.3 Functions of maintenance

According to Amobi C.O (2006) maintenance functions comprise these separate

components;

(a) servicing and cleaning

(b)

rectification

(c)

repair and replace

(d) renovation

(e) rehabilitation

(f)

modernization

(g) adaptation

2.3.1 Servicing

Servicing which is essentially a cleaning operation is undertaken at regular

intervals of varying frequency and is sometimes termed day to day maintenance.

As more sophisticated equipments is introduced, so more complicated service


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schedule becomes necessary. The frequency of cleaning varies but could be

considered thus: floors swept daily and polished weekly, windows washed

monthly, flues swept every six months, painting for decoration and protection

every five years.

2.3.2 Rectification

Rectification work usually occurs fairly early in the life of the building and arises

from short comings in design, inherent faults, and unsuitability of components,

damage goods in transit or installation and incorrect assembly. Rectification is

avoidable as all that is necessary is to ensure that the component and materials are

suitable for their purposes and are correctly installed.

2.3.3 Repairs.

Repairs are carried out to restore components and parts to functional standards.

2.3.4 Replacement

Replacement is inevitable because service conditions cause materials to

deteriorate at different rates. Much replacement work stems not so much from

physical breakdown of the materials or elements but from deterioration of

appearance.

2.3.5 Renovation

Maintenance can also embrace renovation which consist of work done to restore a

structure, service and equipment by a major overhaul to the original design and


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specification, or to improve on the original design. Renovation may include

rehabilitation or modernization or adaptation.

As many more new products are introduced into the building industry, it is

envisaged that the annual cost of maintenance may likely increases as a result of

lack of or insufficient knowledge of their properties and problems.

2.4 The economic and social significance of maintenance of buildings and

infrastructural facilities.

The aim and objective of maintenance to buildings and related infrastructures had

been examined but there still exists the economic and social significance which

includes:

(a)

Dilapidated and unhealthy building depresses the quality of life and in some

ways contributes to certain anti-social values. For instance; uncompleted

abandoned buildings have continued to serve as hide out to criminals and social

miscreants.

(b)

Maintenance as has been shown arrests decay and failures thereby extending the

physical life of a building and thereby delays replacement and deters expenditure

on new construction.

(c) The appearance, quality and general physical conditions of a building normally

reflect public pride or indifference, the level of prosperity in the area, social

values and behavior.

(d) Certain buildings and infrastructural facilities by their appearance and location in

the vicinity or street add or improve the beauty of the environs. So any actions


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geared towards the maintenance of such a structure will normally draw public

attention and sympathy.

2.5 Maintenance of infrastructural facilities

Infrastructural facilities represent the engine of social and economic activities. It

is the major challenges of economic development. Services associated with the

use of infrastructure accounts roughly 10%-15% of gross domestic product

(G.D.P). The importance of infrastructure has strong links towards growth,

poverty reduction and environmental sustainability. These social infrastructures

encompass education, health care, commerce, industry and almost all other facets

of national life. Infrastructures can be said to be the umbrella term for many

activities referred to as social over-head capital. Nigeria has invested a lot in

providing new infrastructures, the result has been a dramatic increase in social

infrastructural services- for example transport, water, irrigation, sanitation, power

and telecommunication. Such increase does not really raise productivity and

improve the living standards of the citizen, because infrastructure ought to be

reliable and efficient. In Nigeria, infrastructure provides services that respond to

effective demand. These services are the goals and the measure of development in

a society. These infrastructural assets in Nigeria are not generating the quantity or

the quality demanded. The cost of this waste in foregone economic growth and

cost opportunities for poverty reduction and environmental improvement are high

and unacceptable.


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It needs not be over-emphasized that design and construction of major highways

have become more complex, so also is their maintenance. In most tropical

countries especially in Nigeria, it is imperative to observe that each roadway has

its own environment and this environment has a lot of impact with its design and

construction as well as its subsequent maintenance.

In Nigeria today, highway maintenance problems has reached an alarming rate.

This is because maintenance of the nations highway has not been given the

priority it deserves, although a lot is being done but not as timely as it is

supposed. More often than not it can be noticed that highway authorities do not

prepare adequately for the wet seasons of the year. It is necessary to have

adequate preparation because of devastating nature of run-offs. Absence of

shoulder and drainage on our highways has contributed to a large extent to the

maintenance problems of the nations highways. Provision of these will change

the chemistry of our highways.

Early detection and repairs of minor defects are still among the most important

phases of maintenance work. Cracks and other surface problems which are almost

unnoticeable in their early stages may develop if unattended into major repair jobs

after a few heavy rains and heavy traffic for only a few days.

It is necessary to emphasize the need for frequent close inspection by competent

and experienced personnel to pick up these problems in their early stages. The

greater the loads imposed on the pavement, the greater the loading rate, and the

higher the temperature, the greater the rutting tendency.


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Some of the common pavement faults according to Ivor seeley (1979)

(a)

Pushing

Pushing is related to rutting and deformation, occurring in areas of high stress. It

can cause the material to flow and fold up on itself. This condition may indicate

that the binders are too soft, leading to plastic flow under traffic.

(b) Fretting

Fretting is caused by either aging of the binder with consequent lack of adhesion

or newly laid surfaces due to insufficient compaction or poor formed longitudinal

joints.

(c)

Cracking

The most common form of cracking is reflective cracking, which may occur when

cement bound materials are overlaid with blacktop pavement.

(d)

Polishing

Polishing of a surface is a potential hazard especially in wet conditions cince it

will cause loss of skid resistance and increase the risk of accidents. All aggregates

are polished under traffic, but the rate of polishing varies.


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(e) Embedment

Embedment is the loss of surface texture when chippings are applied and

compacted into wearing course that is too hot, too rich in binders, a combination

of these factors and of low stability.

2.5.2 Bridge maintenance operation

Typical operation for bridge maintenance as stated by includes the following;

(a) Cleaning and removal of dirt, debris and vegetation from:

Wearing surface of curbs and walkway.

Pier caps, abutment seat and slope wall.

All expansion joints.

Drainage inlet.

All culverts and drainage channels.

(b)

Spot painting or protective coatings as required on:

Bearing.

Steel bridge railings.

Structural steel members with special attention to areas exposed to joints and

inlets drainage.

Expansion joints.

(c) Repair of minor washout, erosions and minor holes-

Adjacent the slope walls

On embankments and paved drainage channels around wing walls.


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At inlets and outlets to culverts.

(d)

Sealing-cracks on slope walls and concrete channels.

(e) Replacing or correcting loose or missing structural or anchor nuts, bolts or reverts.

2.5.3 Sign maintenance

Maintenance of the visibility and reflective of signs, delineators and markings are

are necessity if a smooth traffic is to be ensured and if they are to fulfil their

purposes of reducing accidents and confusion for motorists.

If the signs has faded to the point where the observer believes visibility is

seriously impaired, it should be replaced. It could be observed that most Nigerians

do not know the purpose or advantages of these reflectors and signs, resulting that

as soon as they are placed in position , they are vandalized. Serious campaign

should be mounted so that the need for these road signs should be realized by all.

Anyone caught vandalizing them should be seriously disciplined.

2.5.4 Rail failure and maintenance

According to the researchers lecture note, one of the requirements of a railway

system is that a strict and consistent method of keeping records of all cracked and

broken rails and their removal from the track is observed. In addition the cause of

the failures must be noted in order to monitor any specific problems which may

be developing. A standard format is used which gives details of track and their

condition as well as the type of defects. This information is fed into a data base in

a computer and used over a period of time to monitor the trend.


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Again, normal regular examination of the track is carried out by means of an

ultra-sonic rail flaw detection train and also by hand held ultra sonic rail flaw

detectors used by pedestrian operators. The ultra-sonic test train is normally a self

propelled unit consisting of two vehicles. It operates at 30km/hr and uses a series

of probes which are applied to the rail-head either in the form of sliding probes or

wheel probes. the data from these probes are partially analyzed by an on-board

computer and the resulting information is stored on magnetic tapes for subsequent

offline analysis.

The defects detected by this system are sent to the appropriate maintenance

engineers for actions depending on the type of defects. In addition, hand held

ultra-sonic units are used to carry out work in areas not covered by the test train

and also to examine in greater detail defects which have been picked up by the

test train of which requires more detailed study. The hand units are also used for

monitoring defects which cannot be handled immediately for any obvious reasons

until when the time for their handling is up. Basically, this ultra-sonic testing of

rails is carried out at frequency determined by the types and speeds of traffic

carried by it. This ranges from periods of six months to two years for sparingly

used rails. Other test which include gauge measurement, crack size estimation in

special cases and wield testing are also in use.

In rail maintenance, the strength and inherent stability of the track design and

construction and its foundation, the less the likelihood of incessant maintenance

causes or demands. The following factors influence the cost of maintenance;


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(a) The stiffness of the rail

(b) The sleeper spacing

(c)

The depth of the ballast

Formally, normal means of packing ballast under the sleeper to obtain the

required rail level and firmness of support was used. Even the measured shovel

pack (M.S.P) which was also extensive in labour was a manual system of jacking

up the sleeper and packing small stones (ballast) over the bearing area. An

automatic system using a machine known as stone blower is now in place. This

machine automatically measures the voids under the sleeper and using

sophisticated electronic controls pneumatically injects the correct quantity of

ballast to produce the correct longitudinal and vertical traffic profile. It is more

cost effective using this method over the traditional method. There are other

machines that also used in association with tamping and stone blowing. These are

ballast regulating machines for properly positioning ballast and providing the

correct ballast profile and for cases where ballast requires cleaning renewal.

Ballast cleaning machines which screens dirty ballast returning usage stone and

rejecting dirt which has accumulated over the years. Experience has shown that

ballast cleaning is essential for maintaining track stability as it is vital to ensure

good natural drainage in the ballast bed. The need for this is very high where the

usage and tonnage and axle loads are high.

2.6 Maintenance of building fabrics


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As foundation is the most critical element of building fabric. The design and

success of a building project depends ultimately upon the foundation. Foundations

are designed according to load and bearing capacity of the soil. The requirements

of the foundation as stated by Ettu 1997 are as follows;

(a) To provide support for the building, that is, such that the total loads must be

supported by the ground.

(b)

To transmit the total loads of the building to the ground.

(c) To ensure that that the bearing capacity of the soils is sufficient to support the

building load, which will provide stable conditions.

(d) To prevent settlement or movement that may affect the stability of the building.

2.6.1 Foundation failure:

This in itself could be due to a number of factors as opined by Amobi 2005 such

as;

(a)

Unstable conditions

(b)

Changes in ground condition

(c) Ground movement

(d)

Chemical actions

(a)

Unstable conditions

This may be due to any of the following factors;


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Inadequate foundation

No foundation

Overloading

Inadequate foundation

This is one of the causes of foundation failure and it simply consist in poor or

small foundation spread, the width of foundation spread is not wide enough to

support the building load or bear the superimposed load from the superstructure.

No foundation

This is situation where foundations were constructed upon loose rubbes or laid

directly upon a clay bed or block footing used to spread the load instead of

concrete footing.

Overloading

This is due to additional imposed loads either by addition of extra floors to an

already existing building or because the use of the building has changed and the

imposed loads on the floors increased.

(b) Changes in ground condition

Conditions may occur below the ground level which may directly affect the

bearing capacity of the soils either improving it or lowering it. These changes may

be as a result of;


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Changes in the water content of the soil;

The lower the moisture content the greater the bearing capacity and consequently

any increase in moisture content will cause a lowering of the bearing capacity.

Cohesive soils have a high strength but, with an increase in moisture content they

become plastic and compressible. Therefore, the integration of water will

ultimately affect the support of a building and allow settlement movement of the

structure.

Investigations shows that changes in water content of the soil are due to:

Surface water

Ground water

Sloping ground

Tidal condition

Flooding

Surface water

This is caused by natural rainfall upon the ground draining into the ground,

continuous and concentrated amounts in areas of poor directional drainage can

cause saturated conditions which will affect the bearing capacity of the soil.

Ground water


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This is natural ground water found in the ground at and below the water table. The

depth varies according to location and time of the year, though much higher

during the wet months.

Sloping ground

If the natural contours of the site are such that the house is at a lowest point,

natural drainage of water to these lower parts may be directed towards building

foundation. The ground conditions will then change and cause structure

movement.

Tidal condition

Soils directly adjacent to tidal water is affected by changing levels of water due to

rising and falling tides.

Flooding

This is caused by rising sea water breaking their normal banks and flooding

adjacent areas of ground. It occurs for a short time and the water then recedes.

However, while the situation exists the ground level and the structure above it are

affected.

(c)

Ground movement

Any movement of the ground will affect the support of any building and the

actual structure above it. The movement may be caused by ay of the following;

Geological faults


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Mining subsidence

Vibrations

Unequal settlement

Building on made up ground

Existing trees

Geological faults

These are occasional movement at a fault in the ground strata. This causes

vibration or earth tremors which are felt in the ground over considerable distance

and could affect the stability of the foundations.

Mining subsidence

This is seen mostly in districts where underground mining operations are in

progress. During the removal of the props supporting the mine trenches, the

inevitable collapse of ground causes a wave of tension which affects building

foundations over a considerable distance.

Vibrations

These are waves of various magnitudes within the soil, though it is normally

slight but over a period of time it could cause movement. These vibrations may be

as a result of traffic from vehicles and machinery.

Unequal settlement


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In this situation settlement of the grounds around the structure evenly will have

only a slight effect on the structure but when part of the foundation settles relative

to another, unequal settlement occurs and part of the foundation remains stable

while the remainder will move.this can cause a fracture of the foundation and

structure.

Building on made up ground

These are soils made of fill materials; they tend to settle after they are placed. These

settlements are dependent on the nature of fill, the underlying ground and the

level of compaction of the fill. The settlement causes movement which can result

in faults on the foundation of the structure.

In this circumstances damage is likely to occur within the first ten years of the life of a

building. It is advisable to obtain all available information bout the history of the

site from local residents, geological maps, site visitation and test.

Existing trees

Existing trees near the buildings may cause foundation movement, where trees

have reached or are close to maturity, seasonal shrinkage and small movement

can be expected, but larger movement can probably occur only in long periods of

dry seasons.

(d) Chemical action


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Attacks by sulphate or acid substances in natural ground is rarely sufficient

destructive to enable significant damage to shallow foundations of low rise

buildings. Aggressive disintegration and expansion of ground bearing slabs and

foundation block walls will be experienced due to these chemical attacks.

2.6.2 Maintenance of foundation problem

Indications of foundation failures are usually found in the structure above ground

level, where movement cracks may indicate movements of foundation level.

Under these circumstances, it is necessary to ascertain the cause of failure. There

are six steps to successful repair work as stated by Melvin L.A (1973) includes;

Investigation# diagnosis

Plan operation# method of selection

Preparation#application

The first step floor successful repair is investigation. The comprehensive building

survey is generally regarded as the ultimate in the investigation of the structure of

the building.

The following four guidelines relate to effective carrying out of building surveys;

these include the following as authenticated by Melvin L.A 1973:

(a)

Structural elements of building requires careful scrutiny for example it is

necessary to determine whether the roof is adequately supported and braced, that


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all structural members in position, that external walls do not lean outwards and

that the interior of the house is sound. If there is evidence of movement in the

main walls particularly below the line of damp proof course, this suggests

foundation problems and necessitates thorough examination.

(b)

All appropriate lines of enquiry concerning the property must be pursued.

(c) Statement about repair and disrepair should be kept in correct perspective

(d) If a fault is found, it must be traced to its causes and actions taken.

2.7 Maintenance policy framework

BS 3811 (1973) defines maintenance policy as a strategy within which

maintenance decisions are made. This may be considered as a set of ground rules

for the allocation of resources between the various types of maintenance actions

that can be taken. Maintenance policy should be considered in the widest possible

context throughout all the phases of the life cycle of a building. Furthermore, it

needs to be recognized that policy influence on maintenance may not always be

direct ones. In other words it is possible to distinguish clearly between:

(a) Policy that is specifically directed towards building maintenance.

(b) Policy decisions taken with respect to other matters, but which will influence

maintenance.

The attitude of or, stance of a building will have a profound influence. All

decisions should be carefully examined, and the possible consequences for

building throughout its economic life considered. In simple terms, the building


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cycle can be described in the following six stages as opined by Barry chanter

(2007):

(a)

Brief

(b)

Design

(c) Construction

(d) Commissioning

(e)

Operation

These contribute to the fabric of maintenance.

2.7.1 Briefs

This phase in the buildings life involves establishing a performance model for the

building, as an essential pre-requisite for the proper and effective management of

that building, including its maintenance. The model sets a standard against which

the performance of the building in use can be measured. The importance the

building owner attaches to the setting up of this model is indicative of the attitude

he is likely to adopt towards property and its use.

2.7.2 Design

Building design will be subject to a policy stance at two levels throughout the

process. Firstly, o position has to be taken at the conceptual level, in terms of the

type of building required to perform the function in question. This may be

manifested in a number of ways: for example, the budget allocated to it, the time


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building defects suggests that whilst designers and contractors share the

responsibility more or less equally for building faults, there are instances where

policy makers within the clients organization must also take some of the blame.

2.7.5 Commissioning

The combination of the preceding stages in the procurement process is delivery of

the building. In too many cases the way in which this is performed is exceedingly

un professional, not only in terms of administrative and practical considerations,

but also in relation to the information provided by the occupier/owner on the asset

he has required, often at a great cost. The effectiveness of the handover and

commissioning phase is a key to determinant in the subsequent performance of

the building, and improvements are only likely to come about when there is an

increased awareness of this link by building owners, which will prompt them to

demand a better service.

2.7.6 Operation

The position adopted by management with respect to the occupation and raining

of their buildings will be consistently subjected to a range of pressures, including

commercial, aesthetics, social and economic. The essential issue is not so much

that maintenance should be given higher priority, but rather that the need for

maintenance is recognized in the first place. If competing demands for scarce


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funds cannot all be satisfied, any decision that not fully fund mainteanance work

should only be taken after a carefully considered analysis.

2.8 Execution of maintenance works

Maintenance work may be carried out through the following was according to

Amobi C.O (2003)

(a) By contracting out

(b)

By direct labour organization

(c)

Combination of the two above (that is effecting general routine work using direct

labour organization and contracting out large or replacement jobs.

2.8.1 Direct labour organization (DLO)

This method of execution maintenance work is much more popular among

establishments. Although in some cases, the maintenance manager may not have

an alternative than to use the contract system if the maintenance work is fairly

sophisticated or a specialized job, the direct labour has a number of advantages

which includes;

(a) It is usually cost effective, past experiences have that direct labour is cheaper than

the contract system.

(b)

It allows full control of activities of controls of activities of operatives, permitting

reasonable flexibility and direct quality control.

(c)

It ensures good standard of workmanship by craft operatives who enjoy continuity

of employment but requirement may be a problem.


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(d) It enhances self commitment of the employees to their employers.

(e) It eliminates the problems of delay, abandonment and default by contractors.

(f)

It provides the maintenance manager the opportunity to operate incentives

schemes to stimulate increase productivity to operative incentive scheme to

stimulate increase in productivity and efficiency of workers.

(g) Continuity of work within an overall plan is one of the biggest economic

advantages to be gained from the use of direct labour force.

Disadvantages of direct labour organization

(a) It cannot be used by special jobs.

(b) If not properly managed it may at the end turn out to be wasteful

(c)

At the period of no maintenance work to be done, the salaries of the maintenance

staff and other supporting facilities become a cost to the establishment.

(d)

Operatives may at times be underemployed.

(e)

The direct labour may be more expensive than contract work.

2.8.2 Contracting-out system

This system is a system whereby the maintenance work is given to a contractor to

execute due to consideration under a specific contractual agreement, as earlier

said, this method could be chosen under two or four conditions which are:

(a) If the job involves a specialist which the maintenance division may not have

equipment to execute.

(b)

Of the establishment does not have a maintenance division.


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Advantages of contracting out

(a) It is usually more efficient than the direct labour because the contractor during the

work is timed out and profit conscious.

(b)

Much more appropriate for specialist jobs.

(c) The quality of work done at the end is usually better if the contractor is well

monitored.

Disadvantages of contracting out

(a)

It gives room for large scale fraud though inflation of contract price.

(b) Contractors could do a substandard work with smart connivance with the

necessary people in the establishment.

(c) It may turn out to be a drain on a public fund as some contractors normally

absconds after collecting mobilization fees without doing any job at all.

2.8.3 Direct labour versus contracted out maintenance.

Direct labour for many years proved more popular for maintenance and repair

work than for new-build work in the public sector. an audit conclusion in 1989

concluded that DLOs are market leaders in maintenance work and other works of

small jobbing nature. This good performance was explained by increased

efficiency of the organization in the execution of their work or perhaps, to the

surprise of many, due to the fact that they were not as inefficient as had been

claimed by many their critics.


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2.9.1 Objectives of planning

The extent and complexity of planning depends on the size, number and age of

the building/infrastructures to be maintained. The principal objective of planning

is to answer effectively these questions?

(a)

What is to be maintained?

(b)

How is to be maintained

(c) When should it be maintenance?

Basically, the answer to the first question is all the buildings- say in the estate or

used by the organization. How it is to be maintained will depend on the use, class

and physical nature of the building in question. Further, still these questions can

be satisfactorily answered when careful examination of each building or

infrastructure has been done. This will lead preferably to a job specification,

which will describe fully the task to be carried out at each maintenance interval.

According to J.F Hill (1970) in his book on building maintenance he stated that

effective maintenance planning and programming should ensure;

(a) The job or task is carried out in the manner intended.

(b) The possibility of a particular item being forgotten is minimized.

(c)

Acceptable levels of wear and deterioration before re-painting, repair or

replacements are clearly defined.

(d) The operatives/ craftsmen understand what is required of them.


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(e) The work is to be carried out in the same way so that the performance of materials

and components can be objectively compared.

(f)

All workers carry out tasks the same way easing calculation for work study or

incentive bonus purposes.

(g)

A preference standard is available such that additional buildings of the same type

can be rapidly brought into the system as soon as they are billed or acquired.

2.9.2 Planning of maintenance

According to NIOB journal (2003) planning is defined as the selection of future

courses of action through the analysis and evaluation of possible alternatives

maintenance planning is the attempt to establish the actual time that a specific

work will be carried out sequentially with all the necessary material or resources

available.

Availability of information records and experience is the best measuring device to

knowing time and money required for any maintenance activity. NIOB journal

(2003) lists some of the types of maintenance planning as;

(a) Long range planning

(b)

Annual planning

(c)

Daily planning

(d) Routine planning

Long range planning


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This focuses on the items listed below;

(a) A general plan for improving maintenance within the organization.

(b)

Training programmes for maintenance personnel.

(c)

Work methods, work-study improvement objectives.

(d) Establishing future capital requirements and resources.

(e) Schedule of equipment and system overhead.

Annual planning

This is establishment of annual maintenance plan consisting of items listed below;

(a)

Establishment of schedule for maintenance responsibility.

(b) Identifying the materials and equipment requirement for the year.

(c)

Sourcing and making available manpower equipment, materials and money for

the plan.

Daily planning

This is done on daily basis- it includes the following;

(a)

Scheduling time for each operation.

(b) Establishing a list of materials required for the day including writing of

specification.

(c) Identifying labour requirement for the day.

(d)

Identifying usual and unusual safety hazards. And provision of safety tools and

materials.


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(e) Preparation of all necessary work orders and and documentation.

Routine maintenance

These are integral parts of preventive maintenance planned for specified period

for some component parts depending on the life span of such materials or

components.

Emergency maintenance

Planned work does not include emergencies. It may not be possible to identify all

breakdown maintenance factors, the best someone can do for planning for

emergency maintenance would be to:

(a)

Develop a list, including feedback from supervisory staff, of emergencies typical

to all areas of a building.

(b) Establish a written procedure to handle emergencies that cannot be handled

incorporating normal knowledge and skill, within a reasonable time frame.

(c)

Make provision for training personnel in emergency procedures.

(d) Anticipate equipment and materials needs and have then in stock.

2.10 maintenance programming

In order to achieve the aim of a constant flow of work a maintenance programme

is devised to operate in most cases over a five year period. It is normal to carry

out all foreseeable remedial work and decorations in order to achieve the required

standard in the first year, which entails high maintenance cost.


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In the remaining four years expenses should be small, or the only work necessary

should be emergency work and annual servicing. After five years, the cycle

recommences with a year of heavy workload and redecoration and therefore a

year of high maintenance cost.

It is advisable to carry out any necessary alterations and improvements to the

property during this first year of the cycle, as this concentrates all the major work

and therefore major inconveniences to the clients and occupants into as short a

time span as possible.

If the client owns more than one property a master programme should be

prepared, staggering the maintenance cycle for each property thus enabling him to

utilize his finances at a constant rate. The same principle can be applied to large

single property by dividing it into floors, rooms or areas and dealing with the

workload on a rational basis over the five year period. The repairs and the re-

decoration can be completed for a particular area or floor in a sequence related to

its use and accommodation.

For instance, maintenance programme for school buildings and hostels should

normally fall within the vacation periods.

2.11 Administration of maintenance programme

One of the main requirements of maintenance programme is the keeping of

comprehensive and accurate records.


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Each property slotted has a property manual or log book containing all the

relevant information in terms of plans, structural designs, and materials used,

details of services, decorative schemes and specialist items, and should be kept up

to date, with any alterations, additional or renewal work carried out. Records

should be kept of all surveyors inspection reports, specifications, work record

cards, decorative schemes and details of fittings.

This information will provide a comprehensive record of all work carried out on

the property and so enable the surveyor to make an accurate assessment of any

future maintenance requirements.

2.12 Maintenance manual

Maintenance manual is a valuable, descriptive, technical literature, aid, memoir or

handbook for carrying out maintenance work. Amobi C.O. ( 2003)

Maintenance manual of buildings is an invaluable document which provides a lot

of value-added services such as;

(a)

Establishing policies and estimated resources.

(b)

Preparation of budget allocation and resources.

(c) Programming of works according to available resources.

(d)

Determining maintenance activities to be undertaken for each asset.

(e)

Providing guidance to personnel in preparing cost of areas and equipments to be

ascertained.

(f)

Maintenance of the particular building to which it relates.


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(g) Confirms assts service delivery i.e. condition and functional performance.

(h) Helps in keeping the building in good condition and reduction of rapid

deterioration and dilapidations.

(i) Guidelines on operational practice.

(j)

Provision of valuable information in diagnosing the problem and designing

repairs.

(k) Design intention and operational quality are maintained.

2.12.1 Contents of a maintenance manual

A good maintenance manual contains the following sections as opined by Amobi C.O.

(a) Maintenance and repairs

This section provides full details of materials, facilities and constructional processes.

(b) Records of maintenance executed.

This provides maintenance log to permit constant updating and the inclusion of any

changes or additions.

(c) Plans and drawings

This shows plans of each floor to a small scale with permissible floor loadingss and

usable areas, all as built and relevant service layouts.


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(d) House keeping

This shows the details of surface finishes and decorations both internally and externally

with information concerning cleaning and periodic routine maintenance.

(e) Emergency information

This provides names, address and telephone numbers of contacts in the event of

emergencies together with location of appropriate equipments and facilities.

(f)

Operation of plant

Means of operating equipments with details of periodical/routine maintenance or

servicing.

(g)

Contract and legal particulars

This includes the design team, contractor and sub contractors, nature of tenure and

details of contract particulars.

(h)

Operational leaflets.

This is aimed to give after sales services.

2.13 Maintenance cycle

Maintenance cycle refers to the parameters in which maintenance revolves; it is

denoted by TAM i.e. Turn Around Maintenance revolves. The minimum or least

turn around maintenance of buildings is every five years. The life span of a

building is anticipated during design stage and the maintenance cycle is the


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different levels and stages in which maintenance is effected in the life span of a

building. Amobi C.O. (2006)

According to Amobi C.O.(2006) experience has shown that under normal

conditions of exposure and use, the periodicity of major renewals might follow a

given pattern. The life of a building could be categorized into physical life,

functional life and economic life.

A life of 60 years can be assumed for buildings before either demolition,

alteration or modification is carried out. Apart from major renewals and

replacement, there is a large number of smaller items of uncertain timing but

which in total tend to remain fairly constant from year to year.

These items are taken care of by routine of by routine maintenance. Different

buildings however have different elemental cost patterns and renewal periods will

vary according to design, location and use. Maintenance costs apart from being

expressed as a percentage of the initial cost, can also be expressed in monetary

terms taking inflation, taxes and present value of future costs into consideration.

The maintenance cashflow over the life of the building can thus be calculated

even at current prices as percentage of initial cost. If the routine maintenance cost

is assumed to be 0.5% of the initial cost of the building each year, then the overall

acsh flow for every five years should be 2.5% for routine maintenance.

2.14 Maintenance budget


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Budget according to Ivor H.S. is defined as a financial and/or qualitative

statement prepared prior to a defined period of time of the policy to be pursued

during that period for the purpose fof obtaining a given objective

Budgetary control is an important management function aimed at planning and

controlling the use of its resources in order to achieve its objective. Most often, a

maintenance budget is based on the previous years allocation plus a percentage.

A proper budgeting process is very important to effective cost control in an

ongoing basis generally. In this area of maintenance, it is to be stressed that

budgeting is not a matter for accountants- this is because, it must be made at every

stage of budget formation. At the end it is now presented to either the owner or

the estate surveyor or top management as the case may be or whoever has to be in

convinced before allocation is made.

Speight (1972) stated the following as factors affecting the final budget.

(a)

Demand for maintenance and intensification of the use to which the building is to

be pet will definitely increase expenditure to maintain a required standard.

(b) Resources- the amount of resources available for an organization fundamentally

affects the maintenance budget. For example a company by her annual turnover,

cash flow and profit, government parastatals by government policies.

2.15 Maintenance Cost control or Budget control


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This is always necessary and must be adopted. This however, could be disrupting

by short-term changes in budget allocation. Ray G.H. has described the

management processes of control as;

(a) Setting performance standard at the appropriate level to achieve a given object.

(b) Measuring actual performance and comparing it with the standards.

(c) Taken appropriate actions in the event of actual performance deviating from

standard.

To achieve effective total cost control Jarman M.V.(1969) in his book on selling

maintenance to management has advocated the following;

(a) A sound knowledge of relationship between budget and finance.

(b)

A logical breakdown of the budget into specific sections under capital and

revenue, with particular reference to renewals and replacement.

(c) Reasonable assessment of the factors affecting the budget including a plan for

maintenance.

(d) A method of calculating economic assessment of capital, renewal and

replacement expenditures, using discounted cash flow analysis.

(e) Evaluation of a result of non-maintenance such as lost amenities or production

due t o breakdown, excessive running cost and increase health hazards.

(f)

Budgeting control including a calendar programme for authorization and

implementation of plans for capital, renewal and replacement expenditure.


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(a) If cost are much higher than what is budgeted he should find out why it is so.

Probably, it could be that operative performance is faulty, may be due to lack of

motivation or poor supervision.

(b) It may be that there is an unforeseen item in the emergency repair category which

is usually difficult to forecast or that a large item fails in the particular control

period in question.

(c) It could be that budget figure was low thus the budget could be reviewed

upwards. However there may be possibilities of making compensating savings on

other items where actual cost is lower than budget figure. The analysis should be

done as soon as the figures for the particular control periods are made available.

2.16 Schedule of dilapidation

This is a list of defects and measured quantities upon which the estimated cost of

repairs would based for a given property. A schedule of dilapidation must contain

the location of the property, the date of the inspection of the property and the

name and address of the person preparing the schedule.

The schedule of dilapidation is more or less a fabrication of repairs to be carried

out in a property in a given period of time; they can be prepared in an interim

form (Jones N.C.V.1972).

Repairs reached between the clients (tenants) and the landlord in respect of the

property during the period of lease indicating who is reliable for what happened

during the effective period of tenant. These are usually in three categories;

(a)

Express covenants: they are usually specifically expressed in lease and agreement.


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information. Any potentially dangerous parts of the property which are reliable to

cause damage or injury should be indicated to both the landlord and the tenants

and finally, advice on immediate actions to be taken. In some cases the sketch of

the property is included in the inspection.

(b) Schedule

The schedule is to clearly, list defects and the necessary repairs as spotted at the

course of inspection. Good schedule do not include generalization since this does

not help to know the extent and location of items needing repairs. Interim

schedules are usually drafted to set out in general terms the amount of works

required as the tenant obligation to repair. (from Jones N.C.V 1972).

2.16.2 Terminal schedule of dilapidation

The preparation work or procedures is simple. According to Jones 1972. It stated

Generally, the landlords intentions for the future of the property have to be

taken into consideration.

(a) Inspection

The inspection is conducted like it is in the earlier case, having adequate note with

dimension and is recorded to give details schedule which is more thorough than

an interim schedule. A series of proportion is to maintained through detailed

sketch and site photographs were necessary, are essential to accompany a

schedule in case if such repairs as to be discuss far away from the property site. If

property is still occupied by the tenants as at the time of inspection, any tenant


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fixture and the cost of any remedial work resulting from its removal should be

noted.

(b)

Schedule

This must be produced in a detailed and clear form being both accurate in concise.

The need for it to follow a logical sequence cannot be over emphasized. It should

contain adequate locational references to each part or section of the property

needing repair. Lay people without much problem- thus should understand the

schedule. It should not be technically presented. Where the component to be

repaired is no longer obtainable in the market, due to obsolesce or some other

reason.

However, renewal of component can only be enforced when repair is not feasible.

The schedule must be property titled and must refer specifically to the property in

question and the landlord and the tenants by names. It should also include the date

of the lease and the inspection of the property.

2.17 Liability for defects in buildings

This arises in various ways. It may emanate from;

(a) the initial building contractor and building owner

(b)

The schedule administered by the National House Building Council (NHBC

schedule) or statutory requirements. Each is considered as opened by Amobi

(2007)

(a)

Liability under building contract


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It is stated according to joint contract tribunal (J.C.T 1972) that a contractor

carrying out building works, whether it be network or replacements, is normally

under contract to undertake the work in an efficient and workmanlike manner

using suitable materials. Common law rights permit the building owner to claim

against the contractor up to six years from completion of the work or 12 years in

the case of contract executed under seal. The standard form of building contract

restricts these common law rights and a defects liability period of six months is

common. The majority of building defects are unlikely to become apparent in so

short a period. The extension of the liability period would result in higher tenders

and the building owner would suffer were the contractor to become insolvent.

Persons designing building works also have a duty of care to their clients in

carrying out their professional tasks, as they may be held liable for damages

where any negligent act or omission on their part prejudices the client interest.

(b)

Statutory obligations

One of the most important legislative measures concerning building maintenance

is the defective premises Act 1973 which came into force on 1st January, 1974.

This Act placed additional responsibilities on contractors who build, improve or

repair dwellings, and provided an extension in law of the practical step formulated

by the NHBC. It imposed a statutory obligation on all who are involved in the

provision of building work-contractors, sub-contractors, suppliers of materials and

the design team. They must all do their work properly and effectively and ensure

that the dwelling will be fit for human habitation. Furthermore, a subsequent


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purchaser of the building who was not a party to any contract with original

contractor or sub-contractors is able to sue them.

The act provided that any person taken on work for or in connection with the

provision of a dwelling (including repairs, maintenance and improvements), ones

a duty to see the work he undertakes is done in:

(a) Workmanlike, or as may be applicable in a professional manner with

(b)

Proper materials, and

(c) So that, as regards to their responsibilities in the work, the dwelling will be fit for

habitation such completed.

Furthermore, the provisions of the Act beyond the parties to the dwelling such as

subsequent purchaser a considerable amount of building maintenance is

inescapable because of legal requirements. The onematographs regulations, the

factories Acts and the offices, shops and railways premises Act imposed

maintenance obligations upon owners and occupiers of these classes of buildings.

Statutory undertakings, such as water authorities, make their own regulations

which often include maintenance clauses designed to prevent danger or

wastages. H.M.S.O.(1970)

The object of law in requiring maintenance is not usually to preserve amenities or

to safeguard investment, but to protect persons from risk. Public health Acts

contain provisions for the compulsory repair of houses unfit for human habitation

and also for financial assistance towards the cost of improvements and conversion

to dwellings.


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Occupiers of commercial and industrial properties are often required to assume

liabilities for structural maintenance and repairs under leases and even with

residential properties, owners and tenants may make such arrangements for

maintenance as they see fit, subject to provisions of the housing Act H.M.S.O

(1969).

Employers are required to ensure the safety of their employees at work by

maintaining safe plant, system of work and premises, and by ensuring adequate

instruction, training and supervision, under the health and safety at work Act

(1974).


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CHAPTER THREE

RESEARCH METHODOLOGY

This chapter deals with the various methods or sources of data used in obtaining materials

and information needed by the researcher for writing the project so as to obtain

and achieve meaningful, accurate and correct results in carrying out the research

work. The following measures stated below were taken, the process involved in

this write up include practical test being carried out through direct

discussion/interviews, questionnaires of about 25 copies were distributed, direct

inspection were also carried out on selected buildings in shell camp, Housing

Estate, Owerri in order to find out the impact of maintenance of buildings and

infrastructure on the economic wellbeing of the residents within the estate. The

surveys are carried out on residential buildings, shell camp primary school, the

road network within the estate and the water supply facilities.

3.1 Design of the study

The descriptive survey of this design carried out consists of the use of structural

questionnaires in conjunction with descriptive case studies analysis in addressing

the aims and obstacles of this research in form or question and the questions being

addressed to residents of the area of the study.

3.2 Area of the study

The geographical location covered by the study is Shell Camp, Housing Estate, Owerri,

Imo State.


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3.3 Population of the study

The population of the study consists of buildings infrastructures within Shell Camp Estate

and the number of selected residents residing within the Estate.

3.4 Sampling method

In carrying out the research work, the sampling method used in the collection of data in

this project research is referred to as random sampling. It is the method in which

all the buildings within the population of the study have equal and same chance of

being selected.

3.5 Methods of data collection and analysis

The data used in this research work were collected by hand. The questionnaire was

distributed and collected back by hand. Most of the questions were answered

before the respondents in the area of the study.

3.6 Sources of data

The sources of data are:

(a)

Primary source

(b)

Secondary source

(a) Primary source

The major instrument used in collecting data comprised of questionnaire and oral

interview. The oral interview was used in a situation where the respondent was


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observed incapable of comprehending the ground intents of the questions. Also

where it was suspected that using oral interview would facilitate the respondents

where he might have deliberately or accidentally avoided any question in the

questionnaire.

(b) Secondary sources.

The secondary sources of data collected here include written materials in similar subject

matter, newspapers, building Journals, information obtained from websites such

as Google, Ask.com but most of all in depth case study analysis carried out by the

researcher within the area of the study.


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CHAPTER FOUR

PRESENTATION AND ANALYSIS OF DATA

4.1 Case study

Once a building or infrastructure is put to use the initial capital is completed. Though, the

cost, however, does not end there because house keeping aspect of maintenance

continues throughout the life cycle of the building. There are items that are

considered significant and the design team must give due consideration to their

implication and it is here that time value should be judged. These items will affect

the cost of maintenance. It is better to spend more at the initial stage to incur

lower maintenance charge later. The maintenance cost of buildings and

infrastructures represents a substantial drain in their resources. It is important that

buildings are maintained to a suitable standard so that buildings are maintained to

a suitable standard so that they do not deteriorate pre-maturely and decline in

value.

The approach to this project work, as described before, was such that the end it would

give a comprehensive analysis of the problems already set out in the objective.

The study was conducted with the use of questionnaire containing expository questions; it

was directed to the occupants and residents of the buildings at Shell Camp,

Housing Estate, Owerri. Verbal interviews were also carried out/conducted on

people in order to get more facts about buildings and infrastructures in the

vicinity. With these, it was possible to get to the causes of maintenance problems


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with respect to buildings and infrastructures in Shell Camp, Housing Estate,

Owerri and this method also reveals the various solutions to the various problems

of maintenance.

4.2 Overview of the case study area

This case study was carried out in Shell Camp Housing Estate, Owerri metropolis. It can

be accessed from the library junction axis traversing the Imo state Government

Headquarters and the Imo state Police command through to the works sction.(also

known as Federal Ministry of Industry).

4.3 Brief history of the study area

According to the residents, Shell Camp Housing Estate was a resident quarters for

expatriate workers in Shell Development Company during the pre-civil war years

(1967-1970) when crude oil was newly discovered in Nigeria. It was set up by the

Federal Government of Nigeria to accommodate the workers (mostly expatriates)

working in the then eastern region for the exploration and piping of oil resources.

Shell Camp also has other quarters in other parts of Nigeria such as Enugu and

Port-Harcourt.

During the Nigerian-Biafran civil war, it was noted that Shell Camp served as an army

officers residents and offices. Immediately after the civil war, during the

reconstruction and reconciliation era, the federal government took over Shell

Camp Housing Estate as they did to most of the public institutions and eventually


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allocated them as resident quarters for federal government civil

servants/employees. Shell Camp was subsequently allocated to serve as

residential quarters for employees of federal ministry mines and industry which

has been and currently in charge of running the affairs of the quarters.

Between 1999-2007 during the tenure of president Olusegun Obasanjo, the bureau of

zpublic Enterprise (BPE) and National Council on Privatisation (NCP) which

were given the legal backing through the promulgation of Public Enterprise

Privatisation and commercialization Act 1999 were established to privatise or

concession properties owned by the Government to private investors in what is

generally termed privatization exercise. (The Nation 2011).

Though, by a recent admission of the Bureau of Public Enterprise (BPE) before senate of

the federal republic of Nigeria ad-hoc committee on the privatization of public

enterprises, only 10% of government properties sold is functioning properly.

In this regard, Shell Camp Housing Estate according to residents was part of the

privatization saga. Accordingly, it was stipulated that residents / occupants

interested in owning their property during the exercise were told to obtain the

necessary documents and contribute funds which will eventually spearhead the

allocation of the buildings to them but like most Government programmes in

Nigeria, it does not come to fulfillment due to instability in government.

Critical information gathered by the researcher on Shell Camp Housing Estate was also

according to the newly appointed director of Ministry of Mines and Industry also

known as International Development Center (IDC); Shell Camp quarters is under


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legal tussle because unofficial residents are occupying certain properties meant

for the ministry employees. Though, the respondent refused to answer strategic

questions (including her identity). The respondent said the legal battle is still in

court as such nobody is free to comment on this issue for now.

4.4 Structure of Shell Camp Housing Estate

Shell Camp Housing Estate, Owerri is a

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