Ivor H. Seeley

BUILDING MAINTENANCE IVOR H. SEELEY BSc. (Est. Man.), M.A., PLD., F.R.I.C.S., C.Ey., F.I.C.E., F.C.I.O.B., M.I.H. E r n ' h r s hdissw The Nottingham Trent Unim'ly

Second EdHion

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List of Figures

xi

List of Tables

xii

List of Plates

xiv

Preface

xv

Acknowledgements I Nature and importance of building maintenance Concept of building maintenance; significance of building maintenance; magnitude of building maintenance problems; liability for defects in buildings; maintenance needs; resources for building maintenance; nature of maintenance; research into maintenance; lives of buildings; technology of maintenance; consideration of maintenance at design stage; effect of metrication; relationship of capital, maintenance and running costs; economics of maintenance. 2 Building maintenance problems and their solution-l Site conditions; foundation problems; settlement of buildings; shoring; waterproofing leaking basements; maintenance of paved and grassed surfaces; maintenance of fencing.

3 Building maintenance problems and their solution41 Defects in wall claddings: brickwork; stonework; other claddings; structural frames; timber-framed houses; dampness penetration; condensation; chimney problems. 4 Building maintenance problems and their solution-Ill Timber defects; floors; staircases; roofs; sound insulation; thermal insulation; vibration.

xviii

viii

Contents

5 Building maintenance problems and their solution-IV Joinery; corrosion of metals; plastics; plasterwork; external renderings; external wall tiling; internal finishes; decorations; glazing.

138

6 Building maintenance problems and their solution-V Plumbing; heating and hot water supply; air conditioning; electrical installations; gas installations; lifts; refuse collection from flats; drainage; safety; security; fire-resisting construction and fire precautions; cleaning; pest infestation; repair of flood damage.

174

7 Alterations and improvements Scope of alterations and improvements; modernisation of dwellings; conversion of other buildings into dwellings; prefabricated additions; sequence and management of alteration work; meeting the needs of disabled people; grants for improvements and conversions; rehabilitation or redevelopment; dilapidation~;technical reports; proofs of evidence.

208

8 Specification of maintenance work Sources of information; form of the specification; drafting of specifications; typical specification clauses; specifications for new work. 9 Measurement and pricing of maintenance work

264

Measurement of building work; principles and units of measurement; building estimates; approximate estimates; preparation of estimates by contractors; price build-up; pricing alteration works; checking builders' accounts. 10 Tendering procedures and contract administration Nature and form of contracts; main characteristics of building contracts; types of building contract; public sector maintenance contracts; tendering arrangements; contract documents; parties involved in contracts; conditions of contract for minor 'works; contract procedures.

292

I I Building control Building Regulations; planning control; other statutory requirements; control of work in progress; easements.

317

12 Planning and financing maintenance work Planning, budgeting and controlling the cost of maintenance work; planned maintenance; recording and dissemination of maintenance data; Building Maintenance Information Ltd;

maintenance feedback; maintenance manuals; costs in usetlife cycle costing; effect of taxation and insurance.

13 Execution of maintenance work Choice between direct and contract labour; building maintenance departmental structures and arrangements; maintenance depots; programming of maintenance work; organisation of maintenance work; programming and progressing maintenance work; maintenance management of condominiums; training for maintenance; maintenance incentive schemes.

14 Supervision of maintenance work Clerk of Works; site meetings; setting out; supervision of building work; records. Appendix I

Metric conversion table

Appendix 2

Occupancy cost analysis-laboratory

Appendix 3

Occupancy cost analysis-halls of residence

Appendix 4

Energy cost analysis of hospitaI

Appendix 5 Classification of maintenance operations and repairs Index

Abstracting 266-8 Acmunts 342-6, 392-3 Advisory bodies for repair and preservation 323 Aggregates for mncrete 415 Agreement for Minor Building Works 303,3611 Afiment certificates 246-7,250 Air bricks 112,259 Air conditioning 1 8 W Air ducts 112 Air locks 180 Air seasoning 99 Air starvation in fires 93 Alarm systems 193-4, 1-7 Alkali resisting primers 170 Alterations documentation 2734 examples 211-18 grants 222-6 pricing 287-9

JCOPC 2 W 1 8 sequence and management 218 Aluminium sbeeting 74 aAluminium windows 146, 147 Ambrosia beetles 205 Analyses 35743,429-38 Approved inspectors 320 Approximate quantities estimates 276,277 Architect 304-5 Articles of agreement 302-3 Asphalt floors 115 Asphalt measurement 271 Asphalt roofs 127-8 Asphalt tanking 50 Avoidable maintenance 3

Bad neighbours (building uses) 327 Ball valves 175, 178, 1 7 W 0 SkevingtonlBRE 178 Banwell repon 301 Bar chart -3% Bark beetles m 5 Bark pocket 101 Basements 49-50 Bedrock costs 343. 344 Billing 26&9 Bills of auantities 269. 304 Bills of iuantities contracts 298 Birds 203 Bitumen felt roofs 125-7 Bituminous paints 85 Blistering of paintwork 166, 422 Block plan 326 Bloom on paint 167 Blowing of plaster 152 Boilers 181-2 chimneys 94-5, 181 Bonus payments 402,4034,405 Boundaries 336 Boundary walls 53 Bread beetles 205 Breakdown maintenance 346 Bricks clay 56 requirements 251-2, 416 specification 2 5 5 6 , 261-3 types 567 Brickwork boundary walls 53 cracks 63-5 defects 5-7 drying shrinkage 66 efflorescence 5860

442

Index

frost action 62-3 fumes from cavity foam 67 laminated 55 lichens 66 measurement 270 moisture penetration 55 mortars 57-8, 59 pricing 28%5 settlement 63 specification 261-3 stability 63-4 stains @l, 88 sulphate attack 33, 61-2 supervision 41617 unsound materials 65-6 British Standards 2 4 2 4 Budgeting 3424 Builders' accounts 289-90 Bulding Conservation Trust 11 Building contracts 295301 Building wntrol 317-31, 334-5 Building wntrol officer 306 Building decay 29-30 Building defects 19, 234-5 Building incentive schemes 402-5 Building lines 332 Building lives 17-18 Building maintenance avoidable 3 wncept 1 wndition-based 3 control 381-97 corrective 2 costs 2 3 4 definition 1-2 economics 28-30 emergency 3 feedback 12 liability 8-10 magnitude 5 4 nature 1 4 , 13-17 needs 1&11 planned 2 predictable 3 preventive 2 priorities 11-12 resources 12-13 scheduled 3 significance 4-5 technology 18-20 unplanned 2 Building Maintenance Information

Ltd 357-8 Building managers 400 Building notices 32&1 Building operatives 334-5, 401-2 Building rewrds 354-5, 425 Building regulations 317-22 applications 317-18 Building reports 233-5 Building Research Establishment 1%17,63, 78, 79 Building settlement 40-4 Building supervisors 320, 401 Building surveyors 13,400 Buildings dangerous 332-3 inspection 232-3,334-5 setting out 410-11 supervision 411-25 Cables 185 Calcium silicate bricks 57 Carbonation of concrete 73-4 Carpentry supervision 419-20 timbers 100, 112-13, 117-18 C a m t beetles 205 Carpets 116 Catalogues 247, 395-6 categ&sation of repairs 375 Cavity walls 81, 133, 417 Cellar fungus 104 Cement 415 Cement rubber latex flooring 115 Central maintenance administration 374-5 Ceramic tiles 159 Certificates 312 Cesspools 190 Chain link fences 53 Chalking of paint 166 Check on timber 101 Chestnut pale fences 53 Chimneys 90, 93-5 Chipboard 113 Chipped grain 101 Chlorinated rubber paint 85 City maintenance structure 375-6 Civic Trust 323 Claddings 5 4 4 , 72-6 Claims 313 CLASP 43

Index Classification of maintenance operations and repairs 4 3 M Clay bricks 56 Clay floor tiles 114 Clay soils 34-7, 40 Clean Air Act 1956 3334 Cleaning brickwork 56, M), 66 cycles 200, 350 execution 1WUX). 398 facilities 2 W 1 flooring 201-2 graffiti 202 kitchens 202 sanitary appliances U)2 schedule 381 stonework 71-2 windows 201 Clerk of works 306, 374, 407-9 diary 408-9 reports 409 Climbing plants 66 Close boarded fences 52 Code for the Measurement of Building Works in Small Dwellinns 269 Codes of Practice 245-6 Cold roofs 121 Colourless stone preservatives 71 Colourless water remllent liauids 70. 854

Colourless waterproofem 8 S 6 Committed wsts 343 Common furniture beetle 107, lW, 110-11 Common property 397-8 Compartmentation 195 Component maintenance procedure 383, 3857 Composite price rates 276, 277 Com~uterisedmaintenance Concrete aggregates 415 cancer 74 cladding 73-4, 75 curing 415 defects 81 gauging 414 laying 414 measurement 269-70 mixes 41516

mixing 41S14 panels 7 3 4 pricing 282-3 reinforcement 74, 81, 414 repairs 74 specification 255-6 stools and ground beams 43 supervision 413-16 Concrete beams 414 Concrete beds 113 Concrete flags 51-2 Concrete foundations 38-9, 413-14 Concrete frames 7 6 7 Concrete paving 42, 51-2 Concrete roof tiles 119 Condensation 86-90. 91, 118, 121 Condition-based maintenance 3 Conditions of contract 303 Conditions of wntract for minor works %l1 Condominium maintenance management 397-9 Conduits 185 Coniophora puteana 104 Construction Industw Trainine Board 399-400Contingency sum 255 Contract approximate quantities 298 bill of quantities 298 conditions 303 wst plus 2967 design and build 299 determination 310-11 form 292-5 JCT Conditions 303 lump sum 298 maintenance 299-301 national schedules 300-1 parties 3 0 4 6 remedies for breach 294-5 schedule 297-8 target cost 297 term 299-300 types 296301 validity 2 9 3 4 Contract documents 302-4 Contract drawings 304 Contract for minor works 303, 306-11 Contract labour 369-71 Contract procedures 311-15 L

443

444

Index

Contractor 305 Control card 382 Controlling cost 345-6 Conversions grants 222-6 scope 216, 217 Copper roofs 128, 418 Cork tiles 115 Corrective maintenance 2 Corrosion of metals 66, 74, 76,77, 81, 145-7 Cost analyses 357-8, 429-38 Cost classification 355-7 Cost control 3424, 392-3 Cost discounting 24-7 Cost in use 24-8, 365 Cost plus contracts 296-7 Cost records 354-8 Cost yardsticks 20-1 Cost-benefit analysis 229-30 Covenants to repair 231, 232 Cowls 94 Cracks asphalt M brick walls 63-5 causes 19 concrete and calcium silicate bricks 57 external renderings 153, 157, 158 plaster 148, 150 reinforced concrete 76 shrinkable clay 34, 35, 37 wall claddings 41, 75 Critical path 3% Cube estimates 275 Cupboards 259 Curtain walling 72-3 Cycles cleaning 200, 350, 381 inspection 347-8 maintenance 376, 379-81 painting 160-1. 162-3, 349-50 services 350, 352 Damages 294 Dampness causes W 3 , 141, 143 treatment 83-6 Damp-proof courses 81, 112, 417 Dampproofing methods 83-5, 113

specification 256, 262-3 Dangerous buildings 332-3 Data dissemination 3548 Daywork 312-13 Dead shores 45-7 Deadwood 101 Death watch beetle lMI, 109, 110, 111 Decorations 159-71 Decorative laminates 159 Defective Remises Act 1973 9, 334 Defects notification 38Dehumidifier 90 Demolition work 289, 332,333,

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411-12 .--

Departmental structures 3 7 M Depots 376-8 Design and build contracts 299 Design of buildings S 2 Determination of wntracts 310-11 Development 324 Development plans 325-6 Dew point 87 Dilapidations 231-2 Dilapidations schedules 232-3, 238-9 Dimensions paper 26% Direct labour organisations 369-73, 375 ~isabledpeople, needs 220-2 Discoloration of paint 167 Diswunting costs 24-7 i D g g ~ t ~14%5,zo3,4d security 192-3 specification 259 Doorway, pricing 287-9 Dormers 215 Dote in timber 102 Double glazed windows 131, 133-4, 171 Double vacuum method of timber preservation 99 Dovecote 94 Drainage defects 189-90 easements 336 French 84 inspection 190 inspection chambers 190, 261, 424-5 land 49. R4

Index Drainage conr'd measurement 273 sealing old drains 411 setting out 423 specification 2-1 supervision 423 testing 424 Drawings 304 Dry linings 49,84 Dry rot 1024, 105, 106, 112, 117, 139 Earwigs 204 Easements 3354 Economic life 18 Efflorescence 5840,151 Electrical installations disconnecting old services 411 fin risk 185 lighting 186 measurement 272 prime cost item 260 regulations 185,334 requirements 1 8 4 6 Electrolytic action l77 Electro-osmosis damp-proofing 84 Elemental classification 439-40 Emergency maintenance 3 Employer 304 Empty cell timber preservation process 99 Emulsion paint 169 Energy cost analysis 437-8 Enfomment notices 335 Engineered costs 343 Engineers 305 Environmental works 155 Enzymes 102 Epoxy resin grouting 74 Escape. routes 196-7 Estimates approximate 2767 approximate quantities 276,277 arrangements 277-80 cube 275 floor area 274-5 preparation 27schedule of claim 23storey enclosure 277 unit 27l Excavation measurement 269

pricing 281-2 supervision 413 support 413 External renderings 153-7 Extractor fans 89 Extraordinary traffic 332 Factories Acts 1-2, 10, 191,323 Failures 17, 19,76-7,78-80. 12(3-1 Fair wear and tear 231 Feedback 12,21.35840,386 Fencing maintenance 52-3 measurement 273 Filters (air conditioning) 183-4 Final account 315 Finishings 159 Fire alarms 19&7 Fire extinguishers 197 Fire fighting arrangements 198-9 Fire fighting equipment 196-8 Fire hazards 78-9, 195-6 Fire insurance 366 Fire precautions 1959 Fire Precautions Act 1971 334 Fin resisting construction 194-5 Fire spread 194 Fire stopping 195 Fireplace, closing openings 95 Flanking transmission of sound 129-30 Flashings 118 Flat roofs 119-29 Flood damage 205-6 floating- 131 hardwood strip 115 solid 113 sound insulation 131 specification 258 suspended timber 11 1-13.419 thermal insulation 132-3 wood block 115 Floor area estimates 274-5 Floor cleaning 201-2 Floor coverings 113-16 Ftoor levels 411 Floor noises 112 Floor seals 116 Floor strutting 48 Floor tiles 114-16

445

446

Index

Flour beetles 205 Fluctuations 313-15 Flue linings 9 6 5 Flues 93-5, 181, 187 Fluorescent tubes 186 Flying shores 47, 48 Food cupboards 259 Food Hygiene Regulations 334 Foreman 305 Formwork 414 Foundations concrete 38-9 inspection 38 levels 411 modification 39 narrow strip 36, 37 pedatified 44 problems 3+8 short bored pile 36, 37 French drains 84 Frost heave 37 Frost precautions brickwork 62-3 concrete 39 plumbing 176-7 Full cell timber preservation process 99 Fumes from cavity foam 66 Fungal attack 1014, 138 Fungicidal treatment of timber 141-2 Furniture beetle 107, 109, 110-11 Furring 180 Gantries 412 Gas installations 187 General development order 324 Glass 171 Glass fibre reinforced cement (GRC) 76 Glazing measurement 272 pricing 286 requirements 171 su~ewision 422 Good tenantable repair 231 Graffiti 202 Granolithic floors 113-14 Grants buildings and plant 365-6 improvement 222-6 payment 226 Grass cutting 52

Gravel S0 Grit blasting 71 Ground beams 43 Grouting 49 Gutters 118, 419 Gypsum plasters 149 Hand pumps 198 Health and Safety at Work Act 1974 10, 191, 333 Heating requirements 89 Heating systems 181-2 High alumina cement 77 Highways Act 1980 331-2 Hoardings 412 Hospitals 6 Hot water supply 1 W 3 House insulation grants 225 House longhorn beetle 107, 109 Housing 5-4 Association maintenance structure 376 condition survey 5 timber framed 7-0 Hygrometer 88 Improvement environmental works 225 grants 222-6 lines 332 scope 208-18 Incentive schemes 402-5 Incinerators 189 Information systems 354 Injunction 295 Insect attack to wood 1W11 Insecticides 11&11 Inspection chambers 190, 261, 424-5 Inspection cycles 347-8, 379 Insulation sound 12%32 thermal 89, 132-4 Insurance 310, 3656 Intermediate grants 222, 2234 Internal finishings 159 Interstitial condensation 86, 90 Interwoven fencing 52 Inverted roofs 122 Iron 147 Ironmonger 145 Ivy 66

Index Jacking 44 Job order form 388-9 Joinery defects 138-45 measurement 271 pricing 285, 288 s u p e ~ s o n 420 Joint Contracts Tribunal 303 Kiln seasoning 99 Kitchen cleaning 202 Kitchen improvements 210, 258-9 Knots 1MI-1 Knotting 164, 421 Labour direct 369-73 oncosts 281 Land costs 27 Land drains 49, R4 Larder beetles 205 Lead roofs 128, 129, 418 Leaking roofs 80 Liability for maintenance S10, 379 Lichens 66-7, 85 Life cycle costs 20-8, 365 Lifts 187-9 Lighting 186 Lime plaster 149 Linoleum 115 Local Government Operational Research Unit 11-12, 348 Local Government Planning and Land Act 1980 371-3, 378 Local plans 326 Loft conversions 215-16,217 Luminaires 149 Lump sum contracts 298 Lyctus power post beetle 108, 109

447

emergency 3 execution by contractor 389-90 feedback 12, 21, 3 5 M , 386 inspections 347-8, 379 magnitude 1 4 , I S 1 7 organisation 373-6, 381-97 planned 2 , 3 6 5 4 predictable 3 preventive 2 procedure 387-9 research resources 12-13 scheduled 3 shut down 346 significance 4-5 standards 341-2 supervision 411-25 technology 18-20 training 399-402 unplanned 2 Maintenance contracts 299-301 Maintenance w s t records 355-7 Maintenance cycles 348-54, 379-81 Maintenance data 354-8 Maintenance departmental structures 373-6 Maintenance depots 376-8 Maintenance incentive schemes 402-5 Maintenance liability 8-10, 379 Maintenance management 3 S 2 Maintenance manuals 360-5 Maintenance needs 10-11 Maintenance planning 338-9, 379-81 Maintenance policy formulation 339-41 Maintenance programme 348-54, 378-81, 396-7

Maintenance research 15-17 Manholes 190,424-5 Manuals 360-5 Masonry paint 85 Mastic asphalt 115 Made up ground 37 Magnesium oxychloride floorings 115 Measurement procedures 264-74 Measurement units 269-74 Maintenance Metalwork avoidable 3 corrosion 66, 74, 76, 81. 145-7 breakdown 346 measurement 272 budgeting 342-6 painting 165, 168 computerised 184,345-6,352-4, Metrication 122-3, 42j 3754, 381, 383, 396-7, 404 Micro bore heating systems -182 condition-based 3 Mining subsidence 37-8, 42-4 definition 1-2 MOATS 250 economics 2S30 Mobile depots 377-8 elemental classification 439-40

448

Index

Modernisation of dwellings 181, 211-16. 253-61 Moisture measurement 82-3 Mortars 57-8, 59, 416 Moulds 6 7 , 87, 92, 151 Mycelium 102, 104 National Building Specification 249-50 National House-Building Council 9, 80 National schedules 3 W 1 National Trust 323 Network analysis 396-7 Newtonite 49 Noises floor 112 hot water supply 180 plumbing 132, 178 Notification of defects 3 K U Occupancy cost analyses 357-8, 429-36 Occupational charges 24.27 Offices, Shops and Railway Premises Act 1%3 10,334 Operating costs 24,334 Organisation 3734, 381-97 Outline planning applications 327 Overflows 175, 180 Overheads 281 Oxidation 127 Package deal contracts 299 Paint primers 164, 165, 168 Paint removers 164, 165 Painting blistering 166, 422 cycles 160-1 defects 160, 161, 162, 1 6 7 discoloration 167 maintenance practice 168-9 measurement 273 pricing 286-7, 288, 289 procedures 159-71 processes 164 quality 160 specification 257 supervision 421-2 Painting asbestos cement 170 Painting ceilings 169-70 Painting masonry 170 Painting metalwork 165, 168, 421

Painting walls 16%70, 422 Painting woodwork 1645, 422 Paints bituminous 85 chlorinated rubber 85 emulsion 169 masonry 85 Paperhanging 422 Paraffin heaters 87 Partitions 131 Pattern staining 170-1 Pavings 50-2 Payment for works 309 Pebbledashing 85, 156 Pedatified foundations 44 Performance specifications 250-1 Permitted development 325 Pest infestation 202-5 Petroleum storage 333 Pilinn 36. 37. 39 Pinworm heeties 205 Pipes classification 252 drain 190, 42easements 336 service 174 Pitched roofs 117-19, 120 Pitchmastic 115 Planned corrective maintenance 2. -7

.

Planned lighting maintenance 186 Planned maintenance 2, 346-54 Planned preventive maintenance 2, 346-7 Planning applications 32certificates 328 control 322-31 development plans 325-6 maintenance work 338-9, 3 N 1 notices 328 permission 3234 permitted development 325 register 328, 329 Use Classes Order 324-6 Plans 321 Plant 393,394 Plastenvork characteristics 149 defects 148, 150-3, 421 measurement 272 painting I S 7 0 pricing 286

'

Index Plasterwork cont'd specification 25&7 supervision 420-1 Plastic repairs to stonework 70 Plasties pipes 147, 174 Plastics sheeting 75-6 Plastics wastes 423 Plastics windows 147 Plumbing defects 81, 174-6 host precautions 176-7 measurement 272 modernising 181 noises 132,178,180, 181 single stack 178-9 supervision 422-3 Policy formulation 339-41 Polystyrene 134 Popping of plaster 152 Powder post beetle 108, 109 Preambles 268 Precast concrete cladding 7 M , 75 Predictable maintenance 3 Prefabricated building extensions 216,218 Preliminaries 254-5 Preservation of timber 99-100, 102, 138,141-2 Price adjustment formula 31S15 Price fluctuations 313-15 Pricing alterations 287-9 Pricing building work 2%7 Pricing repairs 238-9 Primers 164, 165, 168 Programming cleaning 350 costs 343 maintenance 34-54. 396-7 painting 349-50 services 350,352 Proofs of evidence 2369 Protimeter 82,88 Ptilinus 107,109 Public inquiries 330-1 Putty 171 PVC tiles 11415 Quantity surveyor 305 Quantum meruit 295 Radiators 182 Rainwater goods 81,88,419 Raking shores 46,47,48

Ramps 220,221 Records building work 354-5, 425 I clerk of works 409 mst 355-7 data 354 Recreational facilities 399 Rectification work 14 Redevelopment 226 Redwood 138 Refuse chutes 189 Refuse collection from flats 189 Rehabilitation advantages 226-7 cost-benefit studies 229-30 financing 227-8 Reinforced concrete 73-4,767 Reinstatement grants 225 Relative humidity 86-7 Relet repairs 387 Renderings 49-50,85, 153-7. 158 finrshes 156-7 mixes 1 5 4 5 Renovations 1&15 Repairs categorisation 375 Repairs grant 222, 225 Replacements 1415,27-8 Reports clerk of works 409 technrcal 233-5 Rescission 295 Research 1517 Resin pocket 101 Retention money 309 Ribbing of timber 101 Rights drainage 336 light 335-6 support 336 way 336 Rindgall 101 Ring mains 1845 Rising damp 81-5 Rodents 203,204 Roofs asphalt 1274 bitumen felt 125-7 copper 128,418 flashing5 118 flat, construction 119-21 flat, defects 1225 flat, design 120-2 gutters 118

449

450

Index

lead 128, 129, 418 measurement 271 metal flat 128 moisture penetration 118-19 pitched, coverings 118-19 pitched, timbers 117-18, 419-20 ~olvmer 128 prihng 285 slates 118-19. 120, 418 supervision 418-19 thatch 119 thermal insulation 134. 419 tiles 118-19, 418 zinc 129, 418 Roughcast 85, 1567 Rubber flooring 115 Running costs 24, 27 Safety 1W2, 332-3, 412 Sand 415 Sanitary appliances 177, 1 7 M , 422 Sapwood 138, 139 Sawflies 204 Schedule contracts 297-8 Scheduled maintenance 3 Schedules of condition 233 School conversion 21&17 Seasoning timber 98-9 Security 1924, 398 Selective tendering 301-2 Self-siphonage 178 Serpula lacrymans 1024, 105, 106, 112, 117, 139 Services improvement 21C-11 maintenance 17490, 398 programming 350, 352 Servicing 14 Setting out 41C-11 Settlement 40-8, 63 Shakes in timber 101 Sheeriness in paint 167 Shoring 41, 45-8 Showers 180 Shrinkable clay 347, 40 Shrinkage brickwork 66 clay 347. 40 paint 166 plaster 150, 151 timber 79 Shut down maintenance 346 Silicone treatment 49, 84, SS6

Silverfish u)4 Single stack plumbing 178-9, 423 Site arrangements 27880 Site boundaries 336 Site conditions 32-3 Site huts 279 Site investigations 32-3 Site meetings 410 Site plans 326 SkevingtonIBRE ball valve 178 Skirtings, hollow detachable 185 Skirtings to flat roofs 125 Slates 118-19, 120, 418 Slenderness ratio 63 Small bore heating systems 182 Smoke detectors 197 Smokv chimnevs 90. 9 M sock2 outlets 185 Soils 3Solar protection 121. 123 Sound insulation 129-32 Special grants 224 Specific performance 294 Specificatton drafting 251-3 format 247-51 National Building 249-50 performance 25C-1 purpose 241,303 sources 'of informahon 241-7 typical 253-63 Split timber 101 Sprinklers 198 Stability of brick walls 63-4 Stable conversion 216, 217 Stainless steel 146 Stains 60-1, 88, 95, 152 Staircases 11617, 195 Standard Method of Measurement of Building Works 265,269 Standard times 403 Standards of maintenance 341-2 States of asphalt 127 Statutory requirements 9-10, 309-10 Steel reinforcement 74, 414 teelwork demolition 412 frames 7measurement 272 painting 165, 168, 421 setting out 410 treatment 145-6 weathering 78, 145

,

Stock control 39&6 Stonework cleaning 71-2 colourless treatments 7@1 defects 67-9 measurement 270 repairs 170 Stop notice 335 Storage tanks 177 Stores, computerised 394-6 Stores requisitions 395 Storey enclosure estimates 277 Structural frames 76-8 Structural life 18 Structural reports 234 Structure plans 325-6 Sub-contractors 305 Sulphate attack 61-2, 157 Supervision of maintenance work 411-25 Surface condensation 86.87 Suspended floors 111-13 Taking off 265-6 Tanking 50 Tanks 177 Target cost contracts 297 Target times 403.4 Tarmacadam 50-1 Taxation 29, 365-6 Technical officers 374 Tell tales 41 Tenants' request cards 384 Tendering 301-2, 311 Term contracts 2W300 Terotechnology 1P-20 Terrazzo floors 114 Testing of bricks 416 Testing of cement 415 Testing of drains 424 Testing of sand 415 Thatch roofs 119 Thermal insulation 89, 132-4, 419 Thermoplastic floor tiles 114-15 Throat restrictor to fireplace 93 Tie rods 64 Tiles external wall 86, 157-9 internal wall 257 roof 118-19,418 Timber defects 100-11, 117-18

moisture content W nature 98 preservation 99-lM), 102, 138, 141-2 seasoning 9&9 specification 256 strength 100 treatment 11@11 types 98 Timber claddinn 76 Timber floors 711-13, 115 Timber framed housing 78-80 Timber roofs 117-18, 120 Timber staircases 11&17 Tonged and grooved boarding 113 Tom grain 101 Total building costs 2 s Trade catalogues 247 Training, industrial 39940Ll Training, managers 400 Training, operatives 401-2 Training, supervisors 401 Tree roots 34, 35, 37, 42 Trench timbering 413 Trussed rafters 420 Tyrolean 157 Underpinning 39.40, 41, 43, 417 Unit estimates 277 Unplanned maintenance 2 Unvented hot water supply systems 182-3 Upstands to roofs 125 Urban regeneration 8 Urea formaldehyde foam 133 Use classes 324-6 U-value 89, 132 Valuation tables 25-7 Vandalism 193 Vapour barrier 78, 90, 122, 123 Variations 312 Varnish 165 Ventilation S 9 0 , 95 Vertical tile hanging 86 Vibration 1345 Walls boundary 53 brick 5&67 cavity 81, 133 concrete cladding 73.4

452

Index

@?defects 54-6, 81-3 external tiling 86, 157-9 insulation 131, 132-3 light claddings 72-3 rubble 270 setting out 410 stone 67-72 ties 6 3 4 vegetation on external faces 85 waterproofing 8% Waney edge 101 Warm roofs 121-2 Warp 101 Wash basins 180 Waste pipes 17%9, 423 Water buckets 197 Water bv-laws 334 Water ciosets 179-80 Water hammer 178 Water spraying 71 Water test 424 Waterproofing basements 4%50 Waterproofing walls 85-6 Weatherboarding 76, 86 Weathering steels 78 Wet rot 104-5, 117 Windows aluminium 146, 147 cleaning 201

decay 139-41 defects 138-43.420 double glazing 131, 133-4 plastics 147 security 193 sound insulation 131 specification 257, 259 steel 145-6 thermal insulation 133 wood 139-43 Wiring 185 Wood block flooring 115 Wood boring beetles 106-11 Wood lice 204 Wood stains 86, 165 Wood wasps 205 Woodworm 107, 109, 110-11 Work sections 248 Work study 403 Working up 266-7 Wrinkling of paint 167

Yardsticks 20-1 Zinc chromate primer 168, 171 Zinc roofs 129.418