NIAMM Maintenance Planning Guidelines

Maintenance
Planning Guidelines
for immovable assets under the custodianship of
National and Provincial Departments of Works
NATIONAL
IMMOVABLE ASSET
MAINTENANCE
MANAGEMENT
Table of Contents
FINAL DRAFT JULY 2015

NIMS STEERING COMMITTEE APPROVAL JULY 2015
PLANNING GUIDELINES for immovable assets under the custodianship of National and Provincial Departments of Works
1. INTRODUCTION 1 10. Step 3: Determine the criticality of a component 15
1.1 National Infrastructure Maintenance 11. Step 4: Determine the priority of a component 16
Strategy 1 12. Step 5: Determine a maintenance approach 17
1.2 National Immovable Asset Maintenance 13. Step 6: Schedule maintenance actions 18
Management Standard 1
14. Step 7: Cost maintenance actions 18
15. Step 8: Prepare a maintenance budget 18
PART A: PURPOSE, SCOPE AND DEFINITIONS 2
2. Purpose of the guideline 3
PART C: PLAN SUPPORT AND IMPLEMENTATION 19
3. Scope of the guideline 3
16. Maintenance hierarchy 20
4. Purpose of a maintenance management plan 4
17. Maintenance planning and budgeting cycle 21
5. Plan preparation 4
18. Budget allocation and prioritisation 21
5.1 New facilities 4
18.1 Capital budgets 21
5.2 Existing facilities 4
18.2 Operational budgets 22
6. Definitions and acronyms 5
18.3 Prioritising budget allocations 22
6.1 Definitions 5
18.4 Deferred maintenance 22
6.2 Acronyms 6
19. Maintenance programmes 22
20. Responsibility for the maintenance
PART B: MAINTENANCE PLANNING 7 management plan 22
7. The maintenance planning process 8 21. Updating of a maintenance management plan 23
Step 1: Collate documentation and determine
8. 22. Approval of a maintenance management plan 23
facility components 10 23. Actioning the plan 23
8.1 Collate documentation on the facility 10 24. Maintenance records 23
8.2 Determine the components of a facility 10
ANNEXURES 24
9. Step 2: Analyse components 11
Annexure A-1: Example maintenance approaches
9.1 The impact of failure 11 for critical components 24
9.2 The likelihood of failure 12 Annexure A-2: Example schedule of components
9.3 Condition and reliability 13 for buildings 39
9.3.1 Condition rating 13 References 92
9.3.2 Reliability rating 14
1. INTRODUCTION
Alongside accelerated delivery of new infrastructure, the South African government has identified the maintenance of infrastructure
as a priority. The portfolio of public buildings that is used by the organs of state to deliver services is a key focus and improved
maintenance will enable government to derive maximum value from these buildings over their lifetime.
This document provides guidance to the maintenance management personnel of public buildings on how to prepare Maintenance
Management Plans. The effective planning, scheduling and budgeting of maintenance not only reduce maintenance costs, but
also improve utilisation of the maintenance workforce by reducing delays and interruptions and ultimately improve the quality of
maintenance work by adopting the best methods and procedures and assigning the best qualified workers for the job.
1.1 NATIONAL INFRASTRUCTURE MAINTENANCE STRATEGY
Government gave effect to its commitment to maintenance by the Cabinets approval of the National Infrastructure Maintenance
Strategy (NIMS) in 2006. The NIMS promotes sound maintenance of infrastructure and facilities across the whole of the public
sector. Key documents that have been developed as part of the implementation of NIMS include the Maintenance Management
Standard, the Maintenance Accounting Framework, the Maintenance Competency Profiles and this Maintenance Planning
Guideline for Public Buildings.
1.2 NATIONAL IMMOVABLE ASSET MAINTENANCE MANAGEMENT STANDARD
The National Immovable Asset Maintenance Manangment (NIAMM) Planning Guidelines for Public Buildings derives its mandate
from The National Immovable Asset Maintenance Management Standard.
The National Immovable Asset Maintenance Management Standard specifies asset care requirements for immovable assets
through the asset lifecycle and establishes standards for organisational arrangements, competences and requirements for
professionals involved with asset lifecycle activities. Section 4.1 Establishment of asset care objectives, strategies and plans,
specifically 4.1.3 (g), says a maintenance plan shall be developed and included in the lifecycle plan section of the asset
management plan(s), indicating:
i. the maintenance type and approach (e.g. preventative or corrective, interval-based etc.) within the larger lifecycle strategy
to be adopted for each asset type and asset portfolio, and for critical assets specifically;
ii. the appropriate level of reliability chosen given performance expectations and the costs involved to achieve and/or maintain
that level of reliability;
iii. the maintenance actions (e.g. monitoring, testing, serving, repairs) to be adopted per asset type, asset group and for
business-critical assets; and
iv. appropriate resourcing methods.
The requirements are further elaborated on in section 4.2 Assets and asset management system performance and health
monitoring, which calls for performance measures to be developed and for reporting arrangements to be documented.
Section 4.3 Requirements for asset design and subsequent asset care activities stipulates that assets be designed and planned
to be maintainable.
1 PLANNING GUIDELINES for immovable assets under the custodianship of National and Provincial Departments of Works
PART A:
PURPOSE, SCOPE AND DEFINITIONS
2
2. PURPOSE OF THE GUIDELINE
The purpose of this document is to guide the maintenance management personnel of public buildings through the preparation of
Maintenance Management Plans.
3. SCOPE OF THE GUIDELINE

Planning and management of public buildings are done at portfolio, facility and component levels.
At the portfolio level service strategies are formulated, acceptable utilisation and condition levels are determined and parameters
are set for impact on people, service delivery and finances per asset type and portfolio. At the facility level lifecycle planning is
done. Maintenance planning takes place at a component level, as illustrated in Figure 1.
FIGURE 1: PORTFOLIO, FACILITY AND COMPONENT PLANNING
PORTFOLIO FACILITY COMPONENT
Immovable asset portfolio Maintenance planning per

Lifecycle planning
planning component
Performance requirements and Identify components Determine impact for service

strategy for each asset type and Lifecycle planning delivery, people and finances
portfolio Determine renewal and Design life, service interval,
Linked to Strategic Plan replacement cycles maintenance records
Determine performance Prioritise for funding Criticality and priority per
parameters for utilisation and Capital renewal projects component
condition Facility budget Maintenance approach, cost
Portfolio budget and scheduling
Actions and intervals
4. PURPOSE OF A MAINTENANCE MANAGEMENT PLAN
The purpose of a Maintenance Management Plan is to ensure optimum availability of a facility to enable service delivery.
A Maintenance Management Plan should at least comprise the following:
i. A list of all the components of a facility.

ii. The criticality and maintenance priority of each component of the facility.
iii. The approach(es) to maintenance for the various components.
iv. For each component the actions required to:
a. restore each component to a working order based on the assessed condition of the component (condition-based
maintenance);
b. repair components that have failed (corrective maintenance);
c. prevent failure based on monitoring the condition of components (preventative maintenance); and
d. prevent deterioration of the component based on the reliability of the component (preventative maintenance).
v. An estimate of the resources required and the costing of such resources.
vi. A schedule of the maintenance actions based on the priority and criticality of the component.
vii. A budget for maintenance actions prioritised according to the criticality and priority of a component.
5. PLAN PREPARATION
A Maintenance Management Plan should be developed for both new and existing facilities.
5.1 NEW FACILITIES
The first version of the Maintenance Management Plan should be completed before the final project handover of a facility. The
groundwork for the Maintenance Management Plan should be prepared during the design phase to ensure that maintenance
input is considered during the design of the facility and to ensure that the specified equipment has local backup such as spares
and qualified personnel.
5.2 EXISTING FACILITIES
Where no Maintenance Management Plan exists, the assets in the existing facility should be verified, the components identified
and a condition assessment completed.
A Maintenance Management Plan can then be developed, taking cognisance of the condition of the components. This could
include capital projects that improve the condition of the facility up to the minimum requirements.
If a Maintenance Management Plan exists, it should be evaluated based on the requirements of this guideline and amended if and
where necessary.
4
6. DEFINITIONS AND ACRONYMS
6.1 DEFINITIONS
The following terms are relevant to this guideline:
Component A component (Note 1) is a specific part of a complex item (Note 2) that has independent
physical or functional identity and specific attributes such as different life expectancy,
maintenance and renewal requirements and regimes, risk or criticality.
Note 1: A component is separately recognised and measured (valued) in the organisations
asset register as a unique asset record, in accordance with the requirements of GRAP 17 to
componentise assets.
Note 2: A complex item is one that can be disaggregated into significant components.
Infrastructure and buildings are considered complex items.
Condition The physical state of the asset.
Condition assessment or The inspection, assessment, measurement and interpretation of the resultant data, to indicate
condition monitoring the condition of a specific component so as to determine the need for some preventative or
remedial action.
Corrective maintenance Maintenance carried out after a failure has occurred and intended to restore an item to a
state in which it can perform its required function. Corrective maintenance can be planned
or unplanned.
Deferred maintenance The portion of planned maintenance work necessary to maintain the service potential of an
asset that has not been undertaken in the period in which such work was scheduled to be
undertaken.
Existing facility A facility that is already in operation and is subject to maintenance.
Facility A complex comprising many assets (e.g. a hospital, water treatment plant or recreation
complex) which represents a single management unit for financial, operational, maintenance
or other purposes.
Failure A component has suffered a failure when it is no longer capable of fulfilling one or more of
its intended functions. A component does not need to be completely unable to function to
have suffered a failure.
For example: a pump that is still operating, but is not capable of pumping the required flow
rate, has failed.
Level of service Levels of service statements describe the outputs an entity intends to deliver to customers.
Life (of an asset) A measure of the anticipated life of an asset or component, such as time, number of cycles,
distance intervals, etc.
Lifecycle The time interval that commences with the identification of the need for an asset and
terminates with the decommissioning of the asset or any liabilities thereafter.
Maintenance All actions intended to ensure that an asset performs a required function to a specific
performance standard(s) over its expected useful life by keeping it in as near as practicable
to its original condition, including regular recurring activities to keep the asset operating, but
specifically excluding renewal.
Note: Maintenance also specifically excludes restoring the condition or performance of an
asset following a recognised impairment event, which would be classified as either renewal or
upgrading, depending on the circumstances.
Maintenance Management Describes the maintenance approach and actions for an asset, facility or portfolio of assets,
Plan with intended delivery methods and schedules, budget requirements and responsible parties.
New facility A newly built, renovated or refurbished facility that is handed over for operation and
maintenance.
Preventative action Action to eliminate the cause of a potential nonconformity or other undesirable potential
situation.
Preventative maintenance Maintenance carried out at pre-determined intervals, or corresponding to prescribed criteria,
and intended to reduce the probability of failure or the performance degradation of an item.
Preventative maintenance is planned or carried out on opportunity.
Predictive actions Those maintenance actions that must take place because the likelihood of failure was predicted
by condition monitoring activities.
Public building A public building either belongs to or is used by any of the three spheres of government. Public
buildings are used by organs of state to deliver services. Buildings are defined as any structure
with a roof and commonly enclosed by walls, designed for storage, human occupancy, or
shelter for animals, distinguished from other structures not designed for occupancy (such
as fences or bridges). Fixed equipment, that is permanently attached to and a part of the
operation of the building.
Reliability-centred A process for optimising maintenance based on the reliability characteristics of the asset.
maintenance
6.2 ACRONYMS
Acronyms relevant to this guideline include:
APP Annual Performance Plan
CoC Certificate of Compliance
ENE Estimates of National Expenditure
GRAP Generally Recognised Accounting Practice
IDMS Infrastructure Delivery Management System
IPMP Infrastructure Programme Management Plan
IPIP Infrastructure Programme Implementation Plan
MMP Maintenance Management Plan
MTEC Medium Term Expenditure Committee
MTEF Medium Term Expenditure Framework
NIMS National Infrastructure Maintenance Strategy
PFMA Public Finance Management Act, 1999 (Act no 1 of 1999)
PPP Public Private Partnerships
RCM Reliability-Centred Maintenance
SANS South African National Standard
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PART B:
MAINTENANCE PLANNING
Maintenance objectives and priorities originate from an entitys asset portfolio strategy and plan. The portfolio plan sets the
minimum requirements for condition, utilisation and service level for a facility. Within the framework of the portfolio plan, a
lifecycle plan which addresses both renewal and maintenance should be prepared for each facility.
All the facilities required to support service delivery for an entity should be considered when formulating these lifecycle plans. The
minimum requirements set by these plans will then inform the Maintenance Management Plan. The Maintenance Management
Plan should consider all maintenance actions required to ensure that the facility meet the portfolio requirements.
7. THE MAINTENANCE PLANNING PROCESS

The steps in the maintenance planning process are triggered when:
a new facility is completed and the facility is handed over for operation and maintenance;
an existing facility has been renovated or refurbished;
no Maintenance Management Plan exists for an existing building; or
a Maintenance Management Plan exists and is reviewed against portfolio and lifecycle requirements.
The simplified maintenance planning process is illustrated in Figure 2, while Figure 3 shows the relevant triggers and outputs as
well as the level at which maintenance planning takes place.
The first step in the maintenance planning process is to collate documentation on the facility and identify components of a facility.
The maintenance approach for each component will be determined by considering:

the impact of failure for each component and the likelihood of failure and compare it with each other to determine the
criticality of components; and/or
the likelihood of failure for each component and rating the condition and reliability of the component and compare it with
the impact of failure to determine the priority for maintenance.
After determining the relevant maintenance approach per component the:

maintenance actions should be determined and scheduled;
cost of maintenance actions should be determined;
prioritise maintenance actions; and
prepare the annual Maintenance Management Plan and budget.
FIGURE 2: MAINTENANCE PLANNING PROCESS
Portfolio level Service, utilisation and Plan, schedule Compile Maintenance

strategy and plan condition requirements and cost Management Plan
Service, utilisation Analyse information to Plan, schedule and cost

and condition determine criticality
requirements and priority
Prepare budget
Collate documentation and Component
determine components Instructions
Maintenance Execute maintenance

monitoring actions
8
FIGURE 3: MAINTENANCE PLANNING PROCESS AT PORTFOLIO, FACILITY AND COMPONENT LEVELS
Portfolio level
Performance Impact
requirements requirements
Condition and utilisation Service level, people and finances
Pre-existing MMP
Review existing MMP
against requirements
1. Collate documentation
Renovated Instruction to on facility
Facility level
compile MMP
Refurbished
1. Identify components
of facility Design
specifications
No MMP
New facility
Condition Change in condition 2. Determine impact

inspections of failure
Failure event New reliability

prediction
Customer report
Maintenance
2. Determine condition 2. Determine likelihood record analysis
and reliability of failure
Condition
monitoring Condition
Estimated time
to failure monitoring
Compnent level
4. Determine priority 3. Determine criticality
5. Determine maintenance
approach
6. Determine maintenance
actions
Annual asset
portfolio Request annual
review of MMP
management
cycle
Facility Level
6. Determine maintenance (Lifecycle)

schedule MMP
Align with dates National
Treasury determine
7. Cost/update cost of 8. Prepare maintenance MTEF Maintenance

Budget Budget
Cycle maintenance actions budgets
Portfolio Level
Allocated Annual (quarterly)

budget amounts maintenance
Budget 8. Reprioritise budget and performance plan
allocations defer maintenance
Legend: Process Trigger Output
The various steps in the maintenance planning process are discussed below.
8. STEP 1: COLLATE DOCUMENTATION AND DETERMINE FACILITY

COMPONENTS
8.1 COLLATE DOCUMENTATION ON THE FACILITY
All information required for the Maintenance Management Plan should be collated during the commissioning of the facility. The
commissioning process involves verification and testing of all components of a building prior to final completion. The documentation
collated should include:
Operation and maintenance manuals.

Signed Certificates of Compliance (CoC) from all trades involved in construction of the building including visual inspection,
testing certificates such as pressure testing, leak testing and water-tightness testing as well as equipment alignment.
Inspection certificates from the relevant authorities and design certificates of professional service providers.
Commission test reports and commissioning certificates for equipment systems.
Warranty agreements and outstanding contractual conditions.
Building acceptance certificate and report.
8.2 DETERMINE THE COMPONENTS OF A FACILITY
The maintenance planning function should determine the components of a facility for the purpose of preparing the Maintenance
Management Plan. This inventory of components should be linked to a GRAP-compliant asset register and facility register.
Components should be numbered, and in the interest of uniformity, the numbering system recommended in the South African
Association of Quantity Surveyors Guide to Elemental Cost Estimating (2013) should be incorporated for all public buildings.
Each component should be described by the following information:
number (according to numbering system) allocated by the maintenance planning function;

catalogue name of the component;
name and contact details of the manufacturer;
serial number (where applicable);
information pertaining to guarantees and warranties of components;
trigger (servicing, inspection, testing, monitoring, maintenance call, breakdown/ failure);
likely causes of failure;
cost (labour and material);
mean time to repair;
likelihood of failure (mean time between failures);
condition status;
current reliability rating;
criticality rating (likelihood and impact);
current priority for maintenance intervention;
shutdown procedure;
maintenance actions and responsibilities; and
status after maintenance.
The Maintenance Management Plan should, where appropriate, include the manuals as provided by the original manufacturer for
each component or at least references to the relevant manual in an electronic repository.
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9. STEP 2: ANALYSE COMPONENTS
The first step towards determining the maintenance approach to be followed for each component, is to analyse the various
components. The maintenance planning function should determine the most appropriate maintenance approach (as defined
in Figure 5: Maintenance hierarchy) by determining the impact of failure, the criticality of the component and the priority for
maintenance intervention for each component of a public building.
The analytical steps required to determine the criticality and priority of components are depicted in Figure 4 and discussed below.
FIGURE 4: DETERMINING THE CRITICALITY AND PRIORITY OF A COMPONENT
Likelihood of failure
Criticality of component
Impact of failure Maintenance approach and Maintenance

actions Management Plan
Priority of component
Condition and Reliability
9.1 THE IMPACT OF FAILURE
A critical step of the component analysis is to determine the impact of potential failure. Both criticality and priority are informed by
the impact that an event of component failure will have on people and their safety, service levels and finances. The maintenance
planning function should determine an acceptable level of impact on service levels, people and finances for each component. The
impact may be addressed through dual redundancy and need to be considered for each component.
The potential impact of failure is normally determined during the design phase or at handover of a public building. In many
existing facilities this information may be lost and the maintenance planning function should reengineer the information from the
information collated on the facility or from product descriptions. In some cases the service levels may have changed over time and
the maintenance planning function has to revise required service levels. The financial impact of failure is rated in terms of direct
cost (repairing the failure) and indirect cost (compensation for death or serious injury) for a single failure event.
The maintenance planning function should rate the impact of failure of each component on service levels, people and finances as
set out in Table 1. The most severe of these impacts must be selected to conduct further analysis.
TABLE 1: IMPACT OF FAILURE ON SERVICE LEVELS, PEOPLE AND FINANCES
Finance
Rating Service delivery People No of Impact status

Direct cost Indirect cost compensation
events
I5 Service delivery Death or multiple life >R30 million >R10 million > 10 Catastrophic
failure, ongoing non- threatening injuries.
compliance.
I4 Affecting service Life threatening > R15 million > R5 million < 10 Major
delivery objectives injuries or
severely. Service is multiple serious
degraded. injuries causing
hospitalisation.
Finance
Rating Service delivery People No of Impact status

Direct cost Indirect cost compensation
events
I3 One or more Serious injury > R5 million > R2 million <3 Moderate
key service resulting in
delivery objective hospitalisation or
requirements not multiple medical
met. Inconvenient treatments.
but not threatening
to client welfare.
I2 Service delivery Minor injuries > R2 million 0 0 Minor

objectives needing first aid
occasionally not treatment.
met or services not
meeting needs fully.
I1 Minor errors in Injuries or ailments R1 million 0 0 Insignificant

systems or processes not requiring medical
requiring corrective treatment
action, or minor
delays without an
impact on service
delivery.
Example: The impact of failure

The failure of a specific component could potentially lead to loss of life, which will have catastrophic (I5) impacts on both people
and indirect financial costs. However, the impact on service delivery might be contained (I3) by providing a standby solution and
the direct cost of repairing the failure might not be high (I1). The impact on people and indirect costs are thus considered as the
most severe impact and used to inform the criticality and the priority of the component.
9.2 THE LIKELIHOOD OF FAILURE
A further step in the component analysis is to determine the likelihood of failure. The criticality of a component is informed by the
likelihood of component failure. The likelihood of failure is a function of the characteristics of a component. The maintenance
planning function should determine the likelihood of failure of a component by using the most severe outcome of the following
predictive methods:
Design life/Remaining life
The likelihood of failure of fixed or structural components such as foundations, walls and roofs can be predicted by using
the design life (or remaining life) of such components. The design life is the period of time during which the component
is expected by its designers to work within its specified design parameters; in other words, the life expectancy of the
component. The likelihood of failure for said fixed components is a function of the design and is stipulated by the designer
as an assumption during design. For existing buildings, where the original design information is lost, the design parameters
as specified in the SANS specification must be assumed.
The maintenance planning function should rate the likelihood of failure of a component according to the scale set out in
Table 2.
Although other components with moving or working parts also have design lives, this will not adequately rate the requirement
for maintenance unless each working part is rated separately and the component with the shortest life is then used to
determine the likelihood of failure. Therefore it is more appropriate to use predictive methods as elaborated below to
determine the chance of failure.
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Specified service/maintenance interval
The maintenance planning function should use the specifications of the original equipment manufacturer or designer to
determine the likelihood of failure for components that come with a maintenance instruction manual. The original equipment
manufacturer normally specifies the interval between services or replacement of sub-components.
Designers and manufacturers often include conservative safety factors in their calculations to mitigate risk. Once outside the
guarantee or warranty period, the maintenance planning function should calculate the mean time between failures based on
historical experience and records as described below.
Maintenance record analysis
The maintenance planning function should analyse maintenance records to determine the likelihood of failure for components
that do not have a specified design life or that are outside the guarantee or warranty period.
The maintenance planning function should build up a database of historical records and experience of specific products
to provide information to predict the likelihood of failure. Maintenance records should also contain information collected
through condition assessment and monitoring. Determining the mean time between failures will provide the maintenance
planning function with an indication of probable failure, expressed as a probability value.
The likelihood of failure is generally calculated as number of failures/number of work units (see Table 2), e.g. expressed as 1
failure per 100000 hours or expressed as 1 failure per 100000 litres.
TABLE 2: LIKELIHOOD OF FAILURE
Rating Design life Other predictive methods
L5 Component has a design life < 1 years. < 1 failure/10 work units
L4 Component has a design life < 3 years. > 1 failure/100 work units
L3 Component has a design life < 10 years. > 1 failure/1 000 work units
Example: The likelihood of failure

A specific component may have a long design life, but on the time scale is expected to be serviced once a year to reach the design
life. The service interval rather that the design life is thus considered as the most severe condition and is used to determine the
criticality of the component.
9.3 CONDITION AND RELIABILITY
The final step in the component analysis used to determine the maintenance approach is to determine the condition and reliability
of each component. The maintenance priority of a component is informed by its condition and reliability.
9.3.1 CONDITION RATING
The condition status of a component refers to the status of a component as evaluated by looking at the physical condition of
sub-components and the amount of wear and tear due to usage. The maintenance planning function should obtain information
regarding the condition status of a component and rate the physical condition based on the scale in Table 3.
9.3.2 RELIABILITY RATING
Reliability refers to a components availability to perform the service it is designed to deliver. To determine the reliability of a
component, the maintenance planning function should obtain information regarding the frequency of breakdowns and rate the
reliability of the component based on the scale described in Table 3.
TABLE 3: CONDITION AND RELIABILITY RATING FOR A COMPONENT
Rating Condition Reliability Status
C5 The component is unfit for use. There is immediate high risk to The component is Very poor
security, health and safety of property. unavailable.
C4 The component has deteriorated badly. General appearance is poor The component has Poor
with eroded protective coatings; elements are broken; significant limited availability and is
number of major defects exists. Many disruptions to service impeding service delivery
capability, some risk to health and safety or property. and performance of other
components even when it
is available.
C3 The component is in average condition, deteriorated surfaces The components Fair

require attention; services are functional, but require attention, availability is limited.
backlog maintenance work exists. Frequent inconvenience to Unavailability is impeding
operations. Some risk to health and safety or property. service delivery and
performance of other
components.
C2 The component has minor defects. The component exhibits The component is mostly Good
superficial wear and tear and minor signs of deterioration to surface available. Unavailability is
finishes. Intermittent, minor inconvenience to operations. Probability not influencing service level
of risk to health and safety or property is slight. and is not impeding service
levels of other components.
C1 The component has no apparent defects. Appearance is as new. The component is always Excellent
available.
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10. STEP 3: DETERMINE THE CRITICALITY OF A COMPONENT
The selection of a maintenance approach for each component is informed by the criticality of components. The maintenance
planning function should determine how critical a component is to the functioning of the facility. The criticality of a component
will only change if certain characteristics or parts of the component change. The maintenance planning function should determine
the criticality of a component by:
first determining the most severe impact of component failure (as discussed in 9.1);
secondly determining the highest likelihood of failure (as discussed in 0); and
then rating the impact of failure against the likelihood of failure (as depicted in Table 4, the criticality matrix).
TABLE 4: CRITICALITY MATRIX
Impact of failure
Likelihood of I5 I4 I3 I2 I1
failure (Catastrophic) (Major) (Moderate) (Minor) (Insignificant)
L5 E E E M L
L4 E E M M L
L3 E M M L L
L2 M M M L L
L1 M M L L L
Rating Description
Extremely critical Life threatening or serious injury/ disease. Service delivery failed completely. Not only would the direct
(E) cost of failure be high, but the consequential damage will also impact on the entitys cash flow.
Moderately May cause minor injury or manageable disease. Service delivery objectives are compromised. Direct cost
critical (M) is high with minor consequential costs.
Low critical (L) No threat to human life. Service delivery rarely interrupted. Direct cost negligible, no consequential cost.
While a single components risk may be low, an accumulation of several low risks may lead to a systemic failure which might become
catastrophic. The maintenance planning function should list such potential critical systemic failures as separate components and
evaluate the risk of such events separately. Normally such events are addressed as a function of design and mitigated through
dual redundancy or backup systems.
Example: Backup electricity supply

The likely failure of electricity may in itself have low impact on the electrical components, but the impact on other components
collectively may result in catastrophic failure or even death. This will normally be dealt with by providing a backup generator or at
least emergency lighting.
11. STEP 4: DETERMINE THE PRIORITY OF A COMPONENT
The selection of a maintenance approach for each component is further informed by the maintenance priority of components.
Unlike criticality, the maintenance priority attached to a component can change based on changes in condition and reliability of
a component, thereby changing the priorities in the Maintenance Management Plan. The maintenance planning function should
determine the maintenance priority of a component by:
first determining the most severe impact of component failure (as discussed in 9.1);
secondly determining the most severe of the condition status or reliability of a component (as discussed in 0); and
then rating the impact of failure against the condition status or reliability (select the most severe of the two) of a component
(as depicted in Table 5, the priority matrix).
TABLE 5: PRIORITY MATRIX
Impact of failure
Condition and I5 I4 I3 I2 I1
Reliability rating (Catastrophic) (Major) (Moderate) (Minor) (Insignificant)
C5
3 3 3 3 2
(Very poor)
C4
3 3 3 2 2
(Poor)
C3
3 2 2 1 1
(Fair)
C2
2 2 1 1 1
(Good)
C1
1 1 1 1 1
(Excellent)
Rating Description
High priority (3) Condition: The component is unfit for use. There is immediate high risk to health and safety or property.
Reliability: The component is unavailable.
Medium priority Condition: The component has deteriorated and require attention. Frequent inconvenience to operations.
(2) Some risk to health and safety or property.
Reliability: The components availability is limited. Unavailability is impeding service delivery and
performance of other components.
Low priority (1) Condition: The component has minor defects. Intermittent, minor inconvenience to operations.
Probability of risk to health and safety or property is slight.
Reliability: The component is mostly available. Unavailability is not influencing service levels.
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12. STEP 5: DETERMINE A MAINTENANCE APPROACH
The maintenance planning function should determine the method of maintenance informed by the criticality and priority of a
component and is determined when the criticality or impact of a component changes. Table 6 describes a typical method to
determine the maintenance approach.
TABLE 6: DETERMINING A MAINTENANCE APPROACH
Maintenance approach
Criticality and Interval-based

Condition-based Corrective
priority of Priority Rating 1
Priority Rating 2 (medium) Priority Rating 3 (high)
component (low)
Reliability Centred As scheduled. Short term actions. Immediate action required.

Method All critical The condition of components should Spares for this component should be
Extreme Criticality components should continuously be monitored. kept in reserve. Replace component
be serviced at Testing should be conducted on an immediately with reserve. Spare
specified intervals. ongoing basis. component should be replaced
Any indicators of failure should immediately.
immediately be acted upon.
Preventative action should
immediately been taken.
Essential As scheduled. Increase number of inspections. Scheduled for short term action.
Maintenance All moderately Components should be monitored Spare parts do not have to be kept in
Moderate Criticality critical components through regular inspection as per the reserve, and may be obtained from
should be serviced component maintenance manual. the vendor on demand. Components
at specified Testing should be conducted when should be replaced or repaired as
intervals. deterioration occurs. Preventative soon as deterioration is significant
action should be taken on identifying and component is approaching end
the deterioration. of life.
Non-essential Address according to schedule or Medium term action.

Maintenance when necessary. Components are allowed to
Low Criticality Condition is only determined through deteriorate and are only replaced
inspection at a 5 year interval. when end of life or failure has
occurred.
Components are repaired or
renovated and hardly ever replaced.
Annexure A-1 provides examples of maintenance types, approaches and actions for specific critical components in public buildings.
Annexure A-2 provides an example schedule of components for buildings.
13. STEP 6: SCHEDULE MAINTENANCE ACTIONS
The maintenance planning function should schedule maintenance actions at the frequency determined in the maintenance
approach. The Maintenance Management Plan should aim to have over 80% of the maintenance work planned and scheduled
for all high risk and critical elements.
Scheduling is the process by which jobs are matched with resources and sequenced to be executed at a certain point in time.
The Maintenance Management Plan should cover the following planning horizons:
Long-term planning: The life of the facility from delivery to decommissioning. Normally for a period from 10 to 25 years,

but may even be longer. Maintenance objectives, actions and performance indicators over the long term plan should be
scheduled in three-year intervals to ensure that all actions are covered for the life of the facility.
Medium-term planning: The MTEF cycle is the first three-year cycle of the long term plan and maintenance objectives,

actions and performance indicators should be scheduled on an annual basis.
In-year planning: The current financial year is the first year of the Maintenance Management Plan and maintenance

objectives, actions and performance indicators should be scheduled on a quarterly basis.
Short-term planning (implementation planning): Short term planning covers the next three months of the in-year planning.

It focuses on determining all actions required to perform maintenance tasks and includes maintenance job planning.
The maintenance planning function should reschedule maintenance actions if there are changes in requirements or condition
monitoring.
14. STEP 7: COST MAINTENANCE ACTIONS

The maintenance planning function should determine the cost of maintenance including the human resourcing cost, the contractor
cost and the material, plant and equipment cost for each maintenance action.
The cost of maintenance can be determined:
using elemental estimates as prescribed in the South African Association of Quantity Surveyors Guide to Elemental Cost
Estimating (2013), or
by means of historic averages of similar maintenance action conducted.
When determining the cost of maintenance the maintenance planning function should check the status of the guarantee or
warranty for components or the extended contract conditions for contractors and ensure that the replacement or the repair of
equipment is not covered under such documents. The maintenance cost should be reduced by the amount that is covered by the
guarantee.
15. STEP 8: PREPARE A MAINTENANCE BUDGET

The maintenance planning function should prepare a budget for all maintenance actions determined through a condition and
reliability assessment and criticality analysis of all components. The maintenance budget is the cost of maintenance actions,
scheduled in terms of the timeframe in which the action will occur.
The maintenance budget should consist of a summary of all cost estimates of all scheduled actions per year over the MTEFs and
the outer year. The budget should be submitted as a formal request for funding from the relevant treasury.
The maintenance planning function should take care to ensure that the annual maintenance budget is constant in nominal terms,
as National Treasury is inclined to view variable budgets as bad planning. This can be achieved by rescheduling less essential
maintenance actions until a consistent budget per annum is achieved.
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PART C:
PLAN SUPPORT AND IMPLEMENTATION
Maintenance planning at a component level forms part of a broader context of portfolio and facility planning and budgeting. This
section describes support that should be in place to implement the Maintenance Management Plan. The section is introduced
by describing the maintenance hierarchy, as set out in the The National Immovable Asset Maintenance Management Standard.
16. MAINTENANCE HIERARCHY

A Maintenance Management Plan is informed by maintenance types, approaches and actions as set out in Figure 5.
FIGURE 5: MAINTENANCE HIERARCHY
MAINTENANCE
Maintenance
Preventative Maintenance Corrective Maintenance

type
(slows deterioration or reduce possibility of failure) (breakdowns/failures)

Maintenance
approach
Planned (designed
Interval-based Condition-based Emergency
modifications)
Inspections/ Inspections/
Inspections Testing Monitoring customer customer
complaints complaints
Maintenance actions
Servicing and maintenance actions

Servicing and maintenance actions (frequency estimated based on Repairs (frequency estimated
(prescribed frequency) e.g. based on analysis or experience etc.) and based on condition and
suppliers manuals or experience subject to inspections, testing and criticality of assets)
monitoring
Maintenance programmes and projects
Source: National Immovable Maintenance Management Standard 2014
20
Preventative maintenance (slows deterioration or reduces possibility of failure):
Interval-based: Maintenance actions are periodic in nature. They are planned and scheduled. It is often referred to as
time-based preventative maintenance, but could also be based on number of machine hours, number of outages, etc. This
type of maintenance is informed by the manuals of the suppliers, but the frequency must be updated through the condition
monitoring process. Frequency is dependent on many variables including operator skills and knowledge.
Condition-based: This type of maintenance comprises servicing and maintenance actions based on analysis and experience
and is subject to inspections, testing and monitoring.
Corrective maintenance (breakdowns or failures):
Emergency: This type of maintenance is a response to breakdowns/failures. Emergency actions interrupt the preventative
maintenance schedule to be performed and are planned and scheduled as they happen.
Planned: Maintenance consists of planned and scheduled actions that aim to prevent breakdowns and seek to eliminate the
cause of repeated breakdowns or failures. This type of maintenance includes design modification.
17. MAINTENANCE PLANNING AND BUDGETING CYCLE

The Maintenance Management Plan forms part of the lifecycle plan of an asset. The budget for maintaining an asset over its
lifecycle must be included in the asset management plan for that asset. These plans and budgets must annually be incorporated
into the Annual Performance Plan (APP) and included in the Estimates of National Expenditure (ENE) submitted to the Medium
Term Expenditure Committee (MTEC) as part of an entitys Medium Term Expenditure Framework (MTEF). In accordance with the
prescripts the budget cycle must be aligned with the MTEF cycle.
18. BUDGET ALLOCATION AND PRIORITISATION

On occasion where preventative maintenance budgets are high e.g. the Department of Health, this may be included in the capital
budget provided that prior approval by National Treasury has been obtained. The operational budget should cover all human
resources and the replacement of components of less than the amount determined by National Treasury from time to time
(currently less than R 5 000).
Where analysis of a component indicates through condition monitoring, end of lifecycle, condition assessment or end of life
predictions that a component requires replacement or major overhaul or repairs, these items should be included in the capital
budget.
18.1 CAPITAL BUDGETS
When compiling the capital budget, as contemplated in the previous section, the maintenance planning function could group all
corrective maintenance actions into projects. The projects should follow the normal capital project pipeline process as prescribed
by National Treasury from time to time for the approval of capital projects.
When several projects with a similar objective are identified, the projects may be grouped into programmes and a single programme
application may be considered. Maintenance projects may also be funded by Public Private Partnerships (PPPs), however it requires
a business case that must be approved by National Treasurys PPP unit.
For projects funded through a parliamentary/legislature vote, the entity should apply to the relevant treasury for capital budgets.
Maintenance programmes are often funded as conditional grant aimed at reducing the maintenance backlog or the accrued
deferred maintenance.
5.1.3 In the event that insufficient budget is available for maintenance, or that such budget is not fully spent in a
financial period, the entity shall record the amount of deferred maintenance in its annual financial statements,
and shall furthermore indicate:
(a) the impact of insufficient spending on maintenance on the useful life expectations of assets; and
(b) whether the lack of spending on asset maintenance has affected business operations, commitments
to customers and/or legislative requirements regarding the availability of asset-based services, and
operating income projections.
Source: National Immovable Maintenance Management Standard 2015
18.2 OPERATIONAL BUDGETS
The maintenance planning function should budget for operational expenditure for all maintenance actions.
18.3 PRIORITISING BUDGET ALLOCATIONS
The relevant treasury often allocates lower budgets than requested by the maintenance planning function. Such lower budgets
must then be prioritised according to the maintenance method determined for each action. The budget should:
First be allocated to preventative and condition-based maintenance for highly critical components and for all components
with a high priority rating.
Secondly allocated to preventative maintenance of moderately critical components and deferred maintenance from the
previous budget cycle.
Thereafter be allocated to the remaining corrective maintenance.
18.4 DEFERRED MAINTENANCE
Any maintenance action deferred due to inadequate budgets should be classified as such on the maintenance schedule. It must
also be indicated from which budget cycle it has been deferred. The accrued deferred cost must be declared in the entitys
Statement of Financial Position.
19. MAINTENANCE PROGRAMMES

Maintenance management actions could be combined in projects and programmes which must be described in an Infrastructure
Programme Management Plan (IPMP) and an Infrastructure Programme Implementation Plan (IPIP), as prescribed by the
Infrastructure Delivery Management System (IDMS). Maintenance of the Maintenance Management Plan must be incorporated in
an entitys Human Resources Plan and Procurement Plan for materials, equipment and contractors.
20. RESPONSIBILITY FOR THE MAINTENANCE MANAGEMENT PLAN

In terms of the Public Finance Management Act (PFMA) the Accounting Authority/Officer of an entity must in the financial
delegations of the entity, include the function of maintenance planning as determined in the Maintenance Competency
Framework. The Accounting Authority/Officer must delegate the function of maintenance planning to a responsible person.
The Accounting Authority/Officer must ensure that the person appointed to the position to which the function is delegated,
has sufficient competency and capacity to prepare a Maintenance Management Plan for each facility. This person will assume
the responsibility of maintenance planning as part of their job functions and will undertake the necessary actions to prepare a
Maintenance Management Plan.
22
The maintenance planning function should prepare a Maintenance Management Plan as a collaborative effort with the maintenance
personnel, the contractor, the professionals and where specialist installations form part of the facility, the original equipment manufacturer.
21. UPDATING OF A MAINTENANCE MANAGEMENT PLAN
A Maintenance Management Plan should be updated at appropriately defined intervals, informed by ongoing condition monitoring
and condition assessments or audits. The updating of the plan may comprise the adding of new components, actions or cost
estimates. The cost schedule should be updated annually to current values.
22. APPROVAL OF A MAINTENANCE MANAGEMENT PLAN

The Accounting Officer must approve the Maintenance Management Plan at least annually or when required by National Treasury.
23. ACTIONING THE PLAN

The maintenance planning function should interact with the maintenance operational unit to ensure that the plan is implemented.
This should include:
determine the job content and maintenance procedures;

determine work plan or schedule: This entails the sequence of the actions in the job and establishing the best methods and
procedures to accomplish the job;
establish resources required for the job;
plan and order parts and material or appoint contractors;
determine whether special tools and equipment are needed and obtain them;
assign workers or appoint contractors with appropriate skills;
review safety procedures; and
assign cost accounts and complete the work order.
24. MAINTENANCE RECORDS

The maintenance planning function should ensure effective communication of the Maintenance Management Plan and schedule
to maintenance operations. Job cards are critical in communicating these actions and in building historical records. It assists the
maintenance planning function with determining frequency of maintenance, average maintenance time for various jobs, capital
required for equipment and human resource costs.
The maintenance planning function should ensure that a File (Record) Plan is prepared and submitted with the Maintenance
Management Plan for approval by the National Archives. Such a File Plan should make provision for the storage of maintenance
documentation according to the approved numbering system of the File Plan. This includes:
maintenance procedures;
warranty information; and
technical documentation.
In addition to this, the maintenance planning function should implement record management to track:
job card and work orders by component;

scheduled and unscheduled maintenance actions;
reports of ongoing work activity;
parts and materials inventory;
maintenance calls; and
service calls and dispatches.
Annexure A1
EXAMPLE MAINTENANCE APPROACHES FOR CRITICAL
COMPONENTS
1. ELECTRICITY RETICULATION
Condition-Based Corrective Maintenance Typical maintenance

Condition Monitoring (metering) Preventative Maintenance
Maintenance (Predictive) (Reactive) aspects
Metering of the power consumption as kilowatt- Predictive Maintenance is Preventative maintenance Reactive Maintenance Loop tests are conducted on
hours represents the basic indication of efficiency of a based on the premise that is based on the premise (Breakdown or Run-to-Failure all major circuits to confirm
system. This information can be collated against similar measurements that detect the that actions performed Maintenance) is the approach integrity of the system. Any
installations to indicate excessive power usage, wastage, onset of system degradation on a time- or machine- of allowing the system to run concern over response during
faulty components, and bypassing of the metering (lower functional state), run-based schedule that to failure by only proceeding the test would require visual
systems. When linked to a recorder with a time facility, thereby allowing causal detect, preclude, or mitigate to repair or replace damaged inspection of the relevant
the data enables accurate analysis of power consumption stressors to be eliminated degradation of a component equipment when obvious cabling between junction
against activities within the system. or controlled prior to any or system with the aim of problems occur. This is the boxes. All switchgear must
significant deterioration in sustaining or extending its most disruptive and expensive be visually inspected with
Metering can provide information on amperage and
the component physical useful life through controlling approaches, particularly replacement on critical
voltage variation as well as a record of system power
state. We are looking for degradation to an acceptable to electrical system, but circuits to the original
surges. This information provides an indication of the
results that indicate current level. In an electrical procedure need to be in place equipment manufacturer
criticality of a system, and it provides basic data to use in
and future functional reticulation system that when such breakdowns occur. (OEM) recommendation. Plug
the development of a Predictive Maintenance system for
capability. Analysis of results would involve setting up a This includes carrying critical points and source-destination
the bulk electrical supply. This would be to aim at a high
from a metering system will three-monthly inspection of spares on site, and ensuring connections are visually
degree of facility reliability and cost-effectiveness.
give feedback on stressed switchboards and the cabling that maintenance staff is inspected and replaced is any
The metering system can be remotely monitored through systems with contingent in critical electrical trunking available on call out at any signs of wear are apparent.
a wireless or internet system. Intelligent web-enabled failure concerns. This reticulation runs (with the time.
devices are available which is ideal for combined utilities would especially apply to option to increase or decrease
metering of water, air, gas, electricity and steam. The junction boxes, fuses and the periodic inspections based
device collects, scales, and logs readings from a large switches as well as potential on the metered reticulation
number of connected meters or transducers and delivers shorting within the electrical workload).
the information to one or more head-end systems. reticulation.
Programmable set points for out-of-limit triggers or alarm
conditions provide immediate feedback.
24
25
2. FIRE DETECTION SYSTEMS AND FIREFIGHTING EQUIPMENT
Condition-Based Maintenance Corrective Maintenance

Approach Preventative Maintenance Typical maintenance aspects
(Predictive) (Reactive)
Fire Detection Systems and The original equipment Generally fire detection systems Reactive Maintenance is avoided The Fire Detection System is a
Firefighting Equipment within manufacturer (OEM) of and firefighting equipment are in Fire Detection Systems and Fire light current control system using
public buildings have statutory fire detection systems and maintained using a preventative Equipment due to the fact that propriety sensors and control
inspection requirements based firefighting equipment will have maintenance approach with regular failure at demand is not acceptable PLC. Loop tests, using simulated
on the perceived risk to life and recommendations as regards inspections (under legislation such due to the risk to life and property. sensor signals, are conducted on
property. This depends on the operation and maintenance of the as the Health and Safety Act or Normally spares are not carried all major circuits back to the PLC
regulatory environment but installation which will be defined as a requirement for insurance on site for these aspects as the to confirm integrity of the system.
inspections and operational tests in the Suppliers Operation and purposes) and defined replacement defined maintenance procedures An audit check on the validity of
by a registered inspection are Maintenance Manual. These of critical components in related are held to have covered failure selected sensors is required to
normally required every four recommendations must be taken equipment. Inspection periods scenarios. The design of these ensure system competence. Any
months. The reports from these into the maintenance procedures are normally four monthly by systems is required to carry some concern over response during the
periodic inspections must go established for that establishment. a registered inspector with redundancy so as to maintain an test would require visual inspection
to senior management and the These maintenance procedures the reports submitted to the acceptable risk profile. of the relevant cabling between
recommendations must be taken are drawn up by the owners registration authority. In sensitive junction boxes and detailed validity
into action. maintenance department or the installations such as petrochemical check on the sensors. All control
nominated vendor if that role is or nuclear establishments, a hardware and switchgear must be
Typical of available equipment
outsourced. predictive or reliability centred visually inspected with replacement
is a Fire Protection system with
maintenance review may override on critical circuits to the original
programmable software-based PLC
preventative maintenance equipment manufacturer (OEM).
(programmable logic controller)
considerations due to the risk
system providing early warning Firefighting Equipment normally
of serious failure consequences.
of fire or smoke. In addition, consists of powder extinguishers,
That may also be relevant when
automatic checking of wiring and hose reels on the pressurised water
the consequence of failure to be
sensors, corrupt data detection and reticulation, ceiling sprinklers,
operational is considered extreme
disconnection of faulty zones is and some personal protection
such as communication or IT
supported. Adjustable sensitivity, equipment (PPE) such as hardhat,
centre; or critical manufacturing
alarm verification and pre-alarm oxygen cylinders, facemask, fire-
installation.
provide early warning without resistant jacket, and axe. These
causing false alarms and built- need to be checked at every
in diagnostics improve the level inspection with pressure of the
of maintenance-reducing costs. firefighting extinguishers and water
Included are remote diagnostic system verified with a handheld
support, sensor testing, status pressure meter which has been
reports and contamination and regularly calibrated to SABS
near-service reports. recommendations.
3. WATER SUPPLY AND RETICULATION
Corrective
Condition-Based Maintenance Typical maintenance
Condition Monitoring (metering) Preventative Maintenance Maintenance
(Predictive) aspects
(Reactive)
The water supply and reticulation of public buildings is critical Predictive Maintenance for a water For water reticulation maintenance, Continuity of Maintenance to water
to their functionality in their role to provide a service to reticulation system is based on preventative maintenance is normally acceptable water reticulations involves
the public. This aspect means that disruption in availability established operational criteria, based on three-monthly installation supply is critical to a emergency measures
of pressurised portable water is not acceptable within this generally pressure and water inspection. The valves are all checked by public building. The to maintain supply in a
context. flow. Pressure loss under static operating over the full pressure range, failure mechanisms, temporary situation, or
conditions indicates water loss, checking for visual leaks and checking for other than bulk permanent replacement
Bulk water supply is dependent on reliable feed from the
being a leak. Reduced water flow pressure drop under closed conditions. supply, are normally where some component
services supplier (being a regional authority such as Rand
under operational conditions would The piping system is checked between leaks from poor has failed. Emergency
Water or a local authority such as the municipality). An
indicate a pipe restriction, being valves under the same conditions as installation or measures involve
assessment of this is required to evaluate the size of site
build-up of calcium carbonate defined above. corrosion, damage bypassing of failed
storage required (although SABS design codes do give
scale, suspended silt or corrosion from extraneous section, repair of corrosion
guidance). The site reservoir feeds directly into the building If there are any pressure accumulators in
by-product (being rust). These activities or failure leak or replacement of a
potable water reticulation, so it needs to be inspected and the water reticulation system, they need
become apparent in operational of mechanical component such as pump
tested regularly (normally every six-months) as regards water to be tested to statutory requirement
records from relevant meters. That aspects such as with one outside the
quality (to Water Act specification) and structural soundness. as defined in the relevant SABS code6.
stresses the importance of good and valves or pumps. required specification.
Mechanical and electro-mechanical aspects such as control This is critical because of the concern
accurate operational records which The maintenance
valves and pressure valves need to be inspected and tested. of a pressure explosion due to system Permanent maintenance
would need to be analysed on a department of
If corrosion damage is suspected, ultrasonic validation of degradation. approaches include
monthly basis. the public building
material thickness may be required. Although there is not a identification and
Meters are calibrated against test meters needs to carry leak
requirement for a registered inspection authority, a qualified Deterioration in pressure or water replacement of corroded
to confirm that the operating records are repair kits and
professional engineer is recommended due to the inherent flow would precipitate a full visual or physically damaged
valid. This is especially critical if the meters closure pieces to
risks to life and property. inspection of exposed piping piping sections, valves,
are used for cost allocation purposes, or to replace failed valves.
followed by tests between valve surge or storage
Public building water reticulation is by definition complex confirm the main water supply usage from
points to identify the problem Pump failure is tanks, and pumps.
due to the size of the building. Water pressure control is the relevant water authority. All operating
section. This would also identify normally mechanical Corrosion-proofing of all
sensitive in a multi-storey building and these pressure control records are reviewed to ensure that the
where the problem is at the valve such as bearing components needs to
valves need to be inspected every six months. Because of results lie within expected norms.
requiring a replacement valve. collapse, or failure be replaced, or touched-
the risk of damage to record files, computer rooms and
Blockages can often be cleared The preventative maintenance inspections in the power supply up, every five years
electronic equipment, leak prevention is a concern. The
by sending a pig down the pipe should include testing of the quality of or pump drive. It under normal operating
water reticulation system needs to be pressure-tested
to release the blockage material. the conveyed water to ensure potable is normally worth conditions. If inspections
every six-months and any concern on pressure loss must be
Ultrasonic thickness testing would quality is maintained and the water does carrying one pump indicate more regular
followed up. All external piping should be visually inspected
be required to verify that the not contain any impurities that may cause as a spare, although corrosion-proofing repair,
for corrosion damage with a full ultrasonic examination is
pipe thickness is intact and that damage to the reticulation piping (such as full redundancy is the corrosion-proofing
any signs of corrosion are detected within the system. The
corrosion, or abrasion, damage is hard water or corrosive water). Certain required for any specification needs to be
functioning of the sewage handling facilities is dependent
not serious. For larger diameter assumptions were made in the system pressurised system. reviewed.
on sufficient water supply, and blockages in the aspect of
pipes, a CCTV camera is often used. design, and these need to be verified
sewage handling can cause serious problems within the
26
continuously under operating conditions.
public building.
27
4. STEAM AND GAS SUPPLY AND RETICULATION
Corrective
Condition-Based Maintenance Typical maintenance
Approach Preventative Maintenance Maintenance
(Predictive) aspects
(Reactive)
The steam and gas supply and reticulation of public buildings is critical to Predictive Maintenance for a steam and For steam and gas reticulation Continuity of acceptable Maintenance to steam and
their functionality in their role to provide a service to the public. This aspect is gas reticulation systems is based on maintenance, preventative steam and gas supply gas reticulations involves
particularly relevant for hospitals and similar public service buildings. established operational criteria, generally maintenance is normally based is critical to a public emergency measures
pressure and gas flow. Pressure loss on three-monthly installation building. The failure to maintain supply in a
Bulk steam supply is provided by a central facility such as a local boiler or a
under static conditions indicates gas inspection. The valves are all mechanisms, other temporary situation, or
facility steam generator. Steam is used for building heating and where any
loss, being a leak which may have checked by operating over the full than bulk supply, are permanent replacement
process requires an elevated temperature. An accumulator is integrated
other implications if the gas is toxic or pressure range, checking for visual normally leaks from where some component has
in the system at the location of the particular user arrangement. The
flammable. Reduced gas flow under leaks and checking for pressure poor installation or failed. Emergency measures
accumulator needs to be sized based on the requirements of the equipment
operational conditions would indicate drop under closed conditions. The corrosion, damage involve bypassing of failed
within the system (where SABS design codes do give guidance). The steam
a pipe restriction, being build-up of piping system is checked between from extraneous section, repair of corrosion
accumulator feeds directly into the building steam reticulation, so it needs
calcium carbonate scale in a steam pipe, valves under the same conditions activities or failure of leak or replacement of a
to be inspected and tested regularly (normally at six-monthly intervals) as
debris build-up or corrosion by-product as defined above. mechanical aspects such component such as pump
regards steam quality (to design specification) and structural soundness.
(being rust). These become apparent as valves or pumps. with one outside the required
Lagging to all heated areas must be sound and effective; also requiring If there are any pressure
in operational records from relevant The maintenance specification.
six-monthly inspections. Mechanical and electro-mechanical aspects such accumulators in the steam or
meters. That stresses the importance of department of the
as control valves and pressure valves need to be inspected and tested. If gas reticulation system, they Permanent maintenance
good and accurate operational records public building needs to
corrosion damage is suspected, ultrasonic validation of material thickness need to be tested to statutory approaches include
which would need to be analysed on a carry leak repair kits and
may be required. There is a requirement for a registered inspection authority requirement as defined in the identification and replacement
monthly basis. closure pieces to replace
for high-pressure steam. relevant SABS code6. This is of corroded or physically
failed valves.
Deterioration in pressure or gas flow critical because of the concern of a damaged piping sections,
Gas supply is provided by a distribution authority, such as City Gas, or a
would precipitate a full visual inspection pressure explosion due to system Pump failure is normally valves, surge or storage
storage tank farm supplied by a company such as Sasol Gas or Afrox. The
of exposed piping followed by tests degradation. mechanical such as tanks, and pumps. Corrosion-
gas may be inflammable such as butane or gas such as oxygen or nitrogen
between valve points to identify the bearing collapse, or proofing of all components
for medical or industrial purposes. Compressed air is provided from a central Meters are calibrated against
problem section. This would also failure in the power needs to be replaced, or
compressor facility within the building complex and is used for medical or test meters to confirm that the
identify where the problem is at the supply or pump drive. touched-up, every five years
industrial purposes. A pressurised accumulator is integrated in the system operating records are valid. This is
valve requiring a replacement valve. It is normally worth under normal operating
at the location of the particular user arrangement. The accumulator needs especially critical if the meters are
Blockages can often be cleared by carrying one pump as conditions. If inspections
to be sized based on the requirements of the equipment within the system used for cost allocation purposes,
sending a pig down the pipe to release a spare, although full indicate more regular
(where SABS design codes do give guidance). The gas accumulator feeds or to confirm the main steam or
the blockage material. Ultrasonic redundancy is required corrosion-proofing repair,
directly into the building gas reticulation, so it needs to be inspected and gas supply usage from the relevant
thickness testing would be required to for any pressurised the corrosion-proofing
tested regularly (normally at six-monthly intervals) as regards gas quality (to supply body. All operating records
verify that the pipe thickness is intact system. specification needs to be
design specification) and structural soundness. Mechanical and electro- are reviewed to ensure that the
and that corrosion, or abrasion, damage reviewed.
mechanical aspects such as control valves and pressure valves need to results lie within expected norms.
is not serious. For larger diameter pipes,
be inspected and tested. If corrosion damage is suspected, ultrasonic
a CCTV camera is often used.
validation of material thickness may be required. There is a requirement for a
registered inspection authority if the gas is toxic or at high pressure.
The steam and gas reticulation systems need to be pressure-tested every six-
months and any concern on pressure loss must be followed up. All external
piping should be visually inspected for corrosion damage with a full ultrasonic
examination is any signs of corrosion are detected within the system.
5. SECURITY SYSTEMS

The security systems of a public Predictive Maintenance is based Preventative maintenance is based Reactive Maintenance (Breakdown The performance data records
building include access control, on the premise that measurements on the understanding that actions or Run-to-Failure Maintenance) are critical to timeously determine
metal detectors, low-intensity X-ray that detect the onset of system performed on a time- or machine- is the approach of allowing the deterioration of performance to
machines, motion detectors and degradation (lower functional run-based schedule that detect, system to run to failure by only unacceptable levels. If continuous
door and window sensors. These state), thereby allowing causal preclude, or mitigate degradation proceeding to repair or replace performance data recording is
tend to be propriety systems where stressors to be eliminated or of a component or system with damaged equipment when not incorporated in the system,
the Operation and Maintenance controlled prior to any significant the aim of sustaining or extending obvious problems occur. This is three-monthly performance testing
Manuals of the Original Equipment deterioration in the component its useful life through controlling the most disruptive and expensive is mandatory. This can be by the
Manufacturer are critical in setting physical state. We are looking degradation to an acceptable level. approaches, particularly to security building technical staff, with annual
up maintenance procedures. The for results that indicate current In a security system that would system, but procedure need to be verification by the nominated
continuous operation of these and future functional capability. involve setting up a three-monthly in place when such breakdowns OEM agent, or by the nominated
systems is an aspect that has dire Analysis of results from a metering inspection of all equipment and the occur. This includes carrying critical OEM agent. All equipment must
consequences to the security of the system will give feedback on cabling in critical cable reticulation spares on site, and ensuring that be visually inspected at three-
contents of the public building in stressed systems with contingent runs (with the option to increase or maintenance staff is available on monthly intervals with replacement
the event of failure, even temporary. failure concerns. This would decrease the periodic inspections call out at any time. on critical circuits to the original
Public buildings, especially hospitals especially apply to the performance based on the metered reticulation equipment manufacturer (OEM)
and the like, contain sophisticated of propriety equipment. As the workload). recommendation.
and expensive equipment such as equipment is proprietary, the
Loop tests are conducted on all
diagnostic machines and critical IT validity against performance norms
major circuits to confirm integrity
systems. These have a market value is generally a function of the
of the system. Any concern over
and are often the target of illegal nominated OEM agent who would
response during the test would
activity. carry out a detailed inspection
require visual inspection of the
at three-monthly intervals. If
Thus predictive maintenance systems relevant cabling between junction
competent technical staff is
need to be based on continuous boxes. Plug points and source-
available at the installation, such as
performance evaluation, preventative destination connections are visually
a hospital, these can perform the
systems follow the recommendations inspected and replaced is any signs
three-monthly performance checks
of the OEM based on regular of wear are apparent.
with the nominated OEM agent
inspections within the design
coming to the premises annually.
approach, while reactive systems rely
on rapid response from the OEM (or
nominated agent).
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6. SEWAGE DISPOSAL
Condition-Based Maintenance Corrective Maintenance Typical maintenance

Approach Preventative Maintenance
(Predictive) (Reactive) aspects
The sewage disposal reticulation of public buildings is critical to Predictive Maintenance for a For sewer reticulation Continuity of an Maintenance to sewerage
their functionality in their role to provide a service to the public. sewerage reticulation system is maintenance, preventative acceptable sewage reticulations involves
This aspect means that disruption in availability of a working based on established operational maintenance is normally handling system is critical emergency measures to
sewerage system is not acceptable within this context. criteria, generally pressure and based on monthly installation to a public building. The maintain operation in a
sewage flow. Pressure loss in inspection. Flows in the failure mechanisms, other temporary situation, or
Normally the sewage handling system of a public building is
a pumped system under static gravity systems are inspected than sewage treatment, permanent replacement
linked to the bulk sewerage system of a local authority, being a
conditions indicates water loss, for any build-up of sewage or are normally blockages where some component
municipality or regional authority. In remote locations such as
being a leak. Reduced water restricted flow. The rodding from poor installation has failed. Emergency
rural clinics local sewage treatment facilities are often required.
flow in both gravity and pressure eyes are all opened for or extraneous objects, measures involve
These are normally septic tanks with soak-aways or package
reticulation systems under visual inspection. Pressure damage from extraneous bypassing of failed
sewage treatment plants. In water-deficient or very remote areas,
operational conditions would systems are checked by activities or failure of section, repair of corrosion
non-waterborne systems such as long-drop or VIP toilets may be
indicate a pipe restriction, being verifying operating pressures, mechanical aspects such leak or replacement of a
installed. These all do require operation and maintenance, albeit
build-up of debris, blockage due checking for visual leaks and as valves or pumps. component such as pump
of a simple nature.
to extraneous objects or physical checking for pressure drop Monthly inspections of with one outside the
Regular inspections from the regional authority are normally the pipe collapse (due to corrosion under closed conditions. The the sewerage system required specification.
preferred approach, in that the regional authority would have been or damage). This emphasises piping system is checked are critical to allow early
Permanent maintenance
involved in the design of the sewage treatment works and would the importance of regular between valves under the rectification, such as
approaches include
have access to skilled personnel. It is also a statutory requirement monthly inspections by the facility same conditions as defined sewer rodding, of possible
identification and
that the quality of any effluent from the sewage treatment facility maintenance staff with accurate above. serious problems. Leaks
replacement of corroded
meets the requirements of the Water Act4. Mechanical and records being kept. in the sewerage system
Flow meters are calibrated or physically damaged
electro-mechanical aspects such as control valves and pressure can be a problem but
Deterioration in pressure or against test meters to piping sections, valves,
valves need to be inspected and tested. If corrosion damage these can be identified
water flow would precipitate a confirm that the operating surge or storage
is suspected, ultrasonic validation of material thickness may be during the monthly
full visual inspection of exposed records are valid. All tanks, and pumps.
required. Although there is not a requirement for a registered visual inspections. The
piping followed by tests between operating records are Corrosion-proofing of all
inspection authority, a qualified technologist is recommended due maintenance department
rodding eyes to identify the reviewed to ensure that the components needs to
to the possibility of environmental pollution and health hazards. of the public building
problem section. This would also results lie within expected be replaced, or touched-
needs to carry cleaning
Public building sewerage reticulation system can be gravity or identify where the problem is at norms. up, every five years
rods, leak repair kits and
pressure (being pumped), and often a combination of the two the valve requiring a replacement under normal operating
The preventative closure pieces to replace
systems. Because of the risk of unpleasant odours and health valve. Blockages can often be conditions. If inspections
maintenance inspections failed valves.
concerns in the event sewer blockages with spillages within the cleared by sending a pig down indicate more regular
should include testing of
public building, continuous operation of the sewerage system is a the pipe to release the blockage Pump failure is normally corrosion-proofing repair,
the quality of the final
priority. The sewerage reticulation system needs to be pressure- material. Ultrasonic thickness mechanical such as the corrosion-proofing
treated effluent to ensure
tested every six-months and any concern on pressure loss must be testing would be required to bearing collapse, or failure specification needs to be
that statutory quality
followed up. Gravity systems must be inspected for blockages, verify that the pipe thickness in the power supply or reviewed.
is maintained. Certain
and these need to be cleared immediately using cleaning rods. All is intact and that corrosion, or pump drive. It is normally
assumptions were made
external piping should be visually inspected for corrosion damage abrasion, damage is not serious. worth carrying one pump
in the system design, and
with a full ultrasonic examination is any signs of corrosion are For larger diameter gravity sewer as a spare, although full
these need to be verified
detected within the system. The functioning of the sewage pipes, a CCTV camera is often redundancy is required for
continuously under operating
handling facilities is dependent on sufficient water supply, and thus used. any pressurised system.
conditions.
the water supply must be fully functional within the public building.
7. HEATING AND VENTILATION SYSTEMS
Condition-Based Corrective Maintenance

Maintenance (Predictive) (Reactive)
The environmental heating and ventilation systems of Predictive Maintenance is Preventative maintenance is Reactive Maintenance The performance data records
a public building include centralised air conditioning based on the premise that based on the understanding (Breakdown or Run-to- are critical to timeously determine
systems, local air conditioning units, radiant heaters, measurements that detect the that actions performed Failure Maintenance) is deterioration of performance to
underfloor heating, evaporative coolers, and fans. We onset of system degradation on a time- or machine- the approach of allowing unacceptable levels. If continuous
could generically term these environment management (lower functional state), run-based schedule that the system to run to performance data recording is
systems. The equipment tends to be propriety systems thereby allowing causal detect, preclude, or failure by only proceeding not incorporated in the system,
where the Operation and Maintenance Manuals of the stressors to be eliminated mitigate degradation to repair or replace three-monthly performance
Original Equipment Manufacturer are critical in setting or controlled prior to any of a component or damaged equipment testing is mandatory. This can
up maintenance procedures. The continuous operation significant deterioration in the system with the aim of when obvious problems be by the building technical
of these systems is important for acceptable working component physical state. We sustaining or extending occur. This is the most staff, with annual verification by
conditions, especially in extreme weather conditions of are looking for results that its useful life through disruptive and expensive the nominated OEM agent, or
heat or cold. Where the building is used extensively by the indicate current and future controlling degradation approaches, particularly by the nominated OEM agent.
public, with crowded conditions at times, the environmental functional capability. Analysis to an acceptable level. In to environment All equipment must be visually
control systems are very important. It is especially critical of results from a metering environmental management management systems, inspected at three-monthly
to maintain hygienic and comfortable conditions in system will give feedback systems that would involve but procedure need to intervals with replacement on
environments such as hospitals and clinics. Sophisticated on stressed systems with setting up a three-monthly be in place when such critical circuits to the original
and expensive equipment such as diagnostic machines and contingent failure concerns. inspection of all equipment breakdowns occur. equipment manufacturer (OEM)
critical IT systems require cool and clean environments. This would especially apply to and the cabling in critical This includes carrying recommendation.
the performance of propriety cable reticulation runs critical spares on site,
Thus predictive maintenance systems need to be based Loop tests are conducted on all
equipment. As the equipment (with the option to increase and ensuring that
on continuous performance evaluation, preventative major circuits to confirm integrity
is proprietary, the validity or decrease the periodic maintenance staff is
systems follow the recommendations of the OEM based of the system. Any concern over
against performance norms inspections based on available on call out at
on regular inspections within the design approach, while response during the test would
is generally a function of the the metered equipment any time.
reactive systems rely on rapid response from the OEM (or require visual inspection of the
nominated OEM agent who workload).
nominated agent). Another aspect within this area is the relevant cabling between junction
would carry out a detailed
generation of hot water heating for washing, cleaning, If there are any pressure boxes. Plug points and source-
inspection at three-monthly
baths, showers, and where hot water is used for radiant accumulators in the boiler destination connections are
intervals. If competent
room heaters or underfloor heaters. Water heating can use system, they need to visually inspected and replaced is
technical staff is available
geysers with electrical elements or heat exchangers or solar be tested to statutory any signs of wear are apparent.
at the installation, such as a
heating. These are proprietary systems and maintenance requirement as defined in Central boilers are generally a low
hospital, these can perform
systems need to follow the recommendations of the OEM the relevant SABS code. technology approach requiring
the three-monthly performance
based on regular inspections within the design approach. This is critical because of annual inspections, cleaning and
checks with the nominated
the concern of a pressure replacement of worn parts. This
Installations may use central boilers to produce hot water OEM agent coming to the
explosion due to system procedure can be followed by
and these boilers may be coal-fired or use butane gas, premises annually.
degradation. facility maintenance staff with
diesel, waste oil, wood or waste matter. Maintenance
unexpected equipment failure
procedures normally involve annual inspections and
being an unusual occurrence.
cleaning of the equipment. These procedures can be
30
followed by the building maintenance staff.
31
8. WASTE DISPOSAL

Waste Disposal at public buildings is normally Predictive Maintenance for a For waste disposal maintenance, An acceptable waste disposal Maintenance to waste collection
carried out by outside bodies such as a waste disposal system is based preventative maintenance is system is critical to the safe systems involves emergency
municipality or regional authority. Certain on established operational normally based on monthly operation of a public building. measures to maintain operation
installations such as hospitals and clinics may criteria, generally waste volumes installation inspections. The failure mechanisms are in a temporary situation,
have incinerators because of the necessity to and classifications. The waste Damaged or leaking containers normally inoperative containers or permanent replacement
dispose of hazardous material. Inflammable volumes represent usage of need to be repaired or replaced. and skips, unhygienic conditions where some component has
waste can be used in centralised boilers to heat the waste containers which Any waste handling equipment, at the building waste storage failed. Emergency measures
water for use within the building complex. require regular replacement. such as conveyors, compactors area, failure of the local involve temporary storage
Classifications of waste identify or macerators, needs to be authority collection system. (with disinfection measures),
The timeous removal of waste material is critical
specific disposal methods inspected monthly with annual Failure of the local authority bypassing of failed section,
to public buildings as storage area is limited,
(being skip removal, sealing inspections by the nominated collection system will occur at repair of corroded components
organic waste matter is a health hazard as
if hazardous or flammable, OEM agent. Full usage and times and emergency provisions and replacement of equipment
regards rats, flies and other pests, decomposing
incineration) which would maintenance records are critical such as standby storage area such as conveyor drive with
organic waste matters also presents an odour
have predictive maintenance to an effective preventative and disinfection with lime must one outside the required
problem, waste matter can be a fire hazard.
implications. The importance maintenance system. be available. specification.
Waste matter is often an attraction to vagrants
of regular monthly inspections
but this can cause a general health concern if The preventative maintenance Incineration installations do Permanent maintenance
by the facility maintenance staff
they find hazardous material or spread waste inspections should include not normally fail with adequate approaches include
with accurate records being
matter around the area. testing of emissions from predictive and preventative identification and replacement
kept is critical.
incineration systems and review maintenance measures in place. of corroded or physically
Waste matter is often classified and deposited in
that there are no uncontrolled However critical spares should damaged components.
specific removable skips (preferably with closed
polluted runoff from the waste be identified and carried in the Corrosion-proofing of all
tops). These should be removed by the local
storage area. building maintenance store. components needs to be
authority at least once a week while hazardous
This also applies to conveyors, replaced, or touched-up,
or flammable substances should be removed
compactors and macerators every five years under normal
daily. Collection of local waste containers and
where OEM recommendations operating conditions. If
amalgamation into the collection skips is the role
must be followed. inspections indicate a
of the building maintenance team.
requirement for more regular
corrosion-proofing repair, the
corrosion-proofing specification
needs to be reviewed.
9. ELEVATORS AND ESCALATORS

Elevators and escalators are critical Predictive Maintenance is based Preventative maintenance is based Reactive Maintenance (Breakdown The performance data records
components of modern high-rise on the premise that measurements on the understanding that actions or Run-to-Failure Maintenance) are critical to determine timeously
buildings. Breakages in availability that detect the onset of system performed on a time- or machine- is the approach of allowing deterioration of performance to
cause major disruptions to access degradation (lower functional run-based schedule that detect, the system to run to failure by unacceptable levels. If continuous
within the building. Thus this could state), thereby allowing causal preclude, or mitigate degradation only proceeding to repair or performance data recording is
be termed a critical maintenance stressors to be eliminated or of a component or system with replace damaged equipment not incorporated in the system,
aspect where the continuous controlled prior to any significant the aim of sustaining or extending when obvious problems occur. three-monthly performance testing
operation of this system is important deterioration in the component its useful life through controlling This is the most disruptive and is mandatory. This can be by the
for acceptable working conditions. physical state. We are looking degradation to an acceptable level. expensive approaches, particularly building technical staff, with annual
for results that indicate current In environmental management to environment management verification by the nominated
The equipment tends to be propriety
and future functional capability. systems that would involve setting systems, but procedure need to be OEM agent, or by the nominated
systems where the Operation and
Analysis of results from a metering up a three-monthly inspection of in place when such breakdowns OEM agent. All equipment must
Maintenance Manuals of the Original
system will give feedback on all equipment and the cabling in occur. This includes carrying critical be visually inspected at three-
Equipment Manufacturer are
stressed systems with contingent critical cable reticulation runs (with spares on site, and ensuring that monthly intervals with replacement
necessary in setting up maintenance
failure concerns. This would the option to increase or decrease maintenance staff is available on on critical circuits to the original
procedures. Thus predictive
especially apply to the performance the periodic inspections based on call out at any time. equipment manufacturer (OEM)
maintenance systems need to be
of propriety equipment. As the the metered equipment workload). recommendation.
based on continuous performance
equipment is proprietary, the
evaluation, preventative systems Loop tests are conducted on all
validity against performance norms
follow the recommendations of the major circuits to confirm integrity
is generally a function of the
OEM based on regular inspections of the system. Any concern over
nominated OEM agent who would
within the design approach, response during the test would
carry out a detailed inspection
while reactive systems rely on require visual inspection of the
at three-monthly intervals. If
rapid response from the OEM (or relevant cabling between junction
competent technical staff is
nominated agent). boxes. Plug points and source-
available at the installation, such as
destination connections are visually
This is priority equipment to the a hospital, these can perform the
inspected and replaced if any signs
operation of a public building, three-monthly performance checks
of wear or corrosion are apparent.
and the involvement of the OEM with the nominated OEM agent
is essential in the development of coming to the premises annually.
maintenance plans.
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33
10. INTERNAL BUILDING MAINTENANCE

The internal building maintenance of Predictive Maintenance covers the Preventative Maintenance would Reactive Maintenance is based on Maintenance to internal building
public buildings requires continuous major aspects such as wall and include such roles as annual visual failure situations such as broken finishes is important to maintain
review, inspection and rapid reactive ceiling painting of kitchens and checking of all door fixings, five- window, lighting globe failed, and a good presentation to the public
response. Planning and effective washing areas, exposed wood yearly wall and ceiling painting, floor tile loose. These would fall which assists to instil confidence in
maintenance management are sealing, tightening of specific annual repair of all tile jointing. under the building maintenance the public service provided. This
required to ensure that an effective fixings, tile jointing, and scale These can be an allowance in superintendent and the work can involve principally superficial
and economic approach to internal cleaning at water outlets, amongst the building budget and itemised sheet would be developed based architectural aspects; but these
building maintenance is achieved. others. These can be planned in the regular job sheet. The on need. The listed maintenance need timeous attention.
This aspect is an important function based on an estimate of use annual review can be performed items would be classified as
in the perceived effectiveness of the (and abuse) by members of the by the maintenance supervisor, priority as they had failed. This
public building; and the impression public and resident staff (which maintenance management or an aspect should be reduced to the
of the public as regards the represents the operational criteria external consultant. minimum by effective predictive
efficiency of the service. related to conditions that require and preventative maintenance as
maintenance). Normally these reactive maintenance is the most
Regular inspections from
maintenance functions would be expensive form of maintenance.
management responsible for
performed at six-monthly intervals.
building maintenance are imperative
to keep the correct balance between
the forms of maintenance. Accurate
record keeping serves to ensure that
reactive maintenance is kept to the
minimum but that personnel and
spares are available when required.
11. EXTERNAL BUILDING FACADE

The external building presentation Predictive Maintenance covers the Preventative Maintenance would Reactive Maintenance is based on Maintenance to external building
has structural implications as well as major aspects such as external include such roles as annual visual failure situations such as broken finishes is important to maintain
the importance of the architectural wall painting, sealing of windows, checking of wall painting, fixings, window, external lighting globe a good presentation to the public
finishes. Maintenance of the replacement of corroded fixings, external features, perimeter paving failed, and paving tile loose. These which assists to instil confidence in
exterior of public buildings requires reseating of architectural faade external windows, external lighting would fall under the building the public service provided. This
continuous review, inspection and aspects, repair of external paved and external fittings including maintenance superintendent can involve principally superficial
rapid reactive response. Planning areas and carports, and repair of signage. Generally the repairs and the work sheet would be architectural aspects; but these
and effective maintenance rain damage. These maintenance and maintenance are of a minor developed based on need. The need timeous attention.
management are required to ensure items largely are dependent on nature if timeous attention is listed maintenance items would
that an effective and economic the environmental conditions in given to these aspects. These be classified as priority as they
approach to external building the area. The planning of these activities can be an allowance had failed. This aspect should
maintenance is achieved. This aspect items can be based on an estimate in the building budget as three- be reduced to the minimum
is an important function in the of environmental impacts such as monthly activities, and itemised by effective predictive and
perceived effectiveness of the public corrosive or polluted atmosphere, in the regular job sheet. The preventative maintenance as
building; and the impression of the breaking trees branches from high annual review can be performed reactive maintenance is the most
public as regards the efficiency of winds, excessive rainy conditions, by the maintenance supervisor, expensive form of maintenance.
the service. and vandalism. Normally these maintenance management or an
maintenance functions would be external consultant.
Regular inspections from
performed at annual intervals.
management responsible for
building maintenance are critical to
keep the correct balance between
the forms of maintenance. Accurate
record keeping serves to ensure that
reactive maintenance is kept to the
minimum but that personnel and
spares are available when required.
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35
12. ROOFING SYSTEM
Condition-Based Corrective Maintenance Typical maintenance

Approach Preventative Maintenance
Maintenance (Predictive) (Reactive) aspects
The roofing system has structural implications as well as Predictive Maintenance Preventative Maintenance Reactive Maintenance is Maintenance to roofing
the importance of competence as rain and sun protection. covers the major aspects would include such roles as based on failure situations systems is important
Maintenance of the roofing system of public buildings requires such as re-application of annual visual checking for such as the roof leaking in to maintain a good
continuous review, inspection and rapid reactive response. waterproofing to the flat roof replacement of corroded rain water external lighting presentation to the public
The internal building insurance policy may be jeopardised if section, aesthetic painting of roof panel or skylight fixings, globe failed, signage which assists to instil
inadequate roof maintenance is evident and rain damage the roofing system, sealing reseating of architectural facia fallen down and wind confidence in the public
occurs. Planning and effective maintenance management are of roofing joints, and repair boards, checking for roof damage to roofing tiles. service provided. This
required to ensure that an effective and economic approach of rain or geyser overflow truss wood-rot and jointing These would fall under can involve principally
to roofing system maintenance is achieved. This aspect is an damage creating visual stains tightness, replacement of the building maintenance superficial architectural
important function in the perceived effectiveness of the public to roof or wall. The extent broken or slipped roofing superintendent and the aspects; but these need
building; and the impression of the public as regards the of these maintenance items tiles, external lighting and work sheet would be timeous attention.
efficiency of the service. is dependent largely on the external fittings including developed based on need.
environmental conditions signage. Generally the The listed maintenance
Regular inspections from management responsible for building
in the area. The planning repairs and maintenance items would be classified
maintenance are critical to keep the correct balance between
of these work items can are of a minor nature if as priority as they had
the forms of maintenance. Accurate record keeping serves to
be based on an estimate timeous attention is given failed. This aspect
ensure that reactive maintenance to the roofing system is kept
of environmental impacts to these aspects. These should be reduced to the
to the minimum but that personnel and spares are available
such as corrosive or polluted activities can be an allowance minimum by effective
when required.
atmosphere, breaking trees in the building budget as predictive and preventative
Roofing specialists can provide an assessment on the branches from high winds, three-monthly activities, and maintenance as reactive
condition of the roof, together with a report and quotation. excessive rainy conditions, itemised in the regular job maintenance is the
Expert advice can be obtained regarding the type of new and vandalism. Normally sheet. The annual review most expensive form of
roof coverage required whether clay, cement, slate tile or these maintenance functions can be performed by the maintenance.
steel sheeting as well as the capacity of the existing roof would be performed at maintenance supervisor,
structure to accommodate the load. Re-roofing is not only annual intervals, depending maintenance management or
technically challenging, it is also subject to extensive regulations, on local conditions. an external consultant.
particularly with regard to asbestos removal, insulation, and
materials.
13. SPECIALISED EQUIPMENT
13.1 MEDICAL EQUIPMENT

The more critical medical equipment The original equipment Generally medical equipment is Reactive Maintenance is avoided if Medical equipment is generally
falls under various regulatory manufacturer (OEM) of maintained using a preventative possible in medical equipment due designed around a light current
authorities such as the Radiation medical equipment will have maintenance approach by a to the fact that failure in service is control system using propriety
Board or the Health Professions recommendations as regards registered service provider not acceptable due to the risk to sensors and control PLC. Loop
Council of South Africa. These operation and maintenance of the with regular inspections (under the patient and related treatment. tests, using simulated sensor
control the performance and installation which will be defined regulations such as the Radiation Normally spares are not carried signals, are conducted on all
safety aspects of the equipment. in the Vendors Operation and Board or the Health Professions on site for these aspects as the major circuits back to the PLC to
Regular maintenance requirements Maintenance Manual. These Council of South Africa) and defined maintenance procedures confirm integrity of the system.
are defined to ensure effective recommendations must be taken defined replacement of critical are held to have covered failure An audit check on the validity of
operation of the equipment and into the maintenance procedures components in related equipment. scenarios. The design of these selected sensors is required to
avoid any danger to the public from established for that establishment. Full servicing reports are submitted systems is required to carry some ensure system competence. Any
malfunctioning equipment. These maintenance procedures to the registration authority after redundancy so as to maintain an concern over response during the
are drawn up by the owners every service. The regulatory acceptable risk profile. test would require visual inspection
More detailed maintenance maintenance department or the authority will normally visit each of the relevant cabling between
requirements would be identified nominated vendor if that role is installation annually. junction boxes and detailed validity
by the Original Equipment outsourced. The regular servicing check on the sensing aspects. All
Manufacturer (OEM). These need is performed by a registered control hardware and switchgear
to followed to the letter with all servicing company trained by the must be visually inspected with
results of the defined test recorded OEM with reports submitted to the replacement on critical circuits
for review by the OEM technician relevant regulatory authority. to the original equipment
at the annual visit (or at breakdown manufacturer (OEM).
call-out). These requirements are
critical to the functionality of the
medical equipment in their role to
provide a service to the public. This
aspect means that disruption in
availability of any medical equipment
is not acceptable within this context.
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13.2 TEACHING AIDS
37
Approach
Teaching aids include overhead projectors, electronic projectors including related laptop computer, internet connectivity, photocopying whiteboards. This equipment needs to be active so that
teaching can proceed, but the use of the equipment is not continuous.
The equipment needs to be maintained to Original Equipment Manufacturer (OEM) requirements with time-based or hours of service being the servicing criteria. The establishment department
should check all equipment before use while a full stock of consumables (such as projector globes) needs to be carried in the store. Spare equipment needs to be available as back-up to the
active equipment.
Full service records must be maintained for all units of equipment which are linked to the asset register. If a particular unit becomes unreliable, it should go to the OEM for a total overhaul, or
be replaced. Budget provision must be made for this eventuality.
13.3 TEACHING WORKING MODELS
Approach
Teaching working models include static and kinetic models, electronic projectors linked to a laptop with simulation software, simulation models. This equipment needs to be active so that
teaching can proceed, but the use of the equipment is not continuous.
The equipment needs to be maintained to Original Equipment Manufacturer (OEM) requirements with time-based or hours of service being the servicing criteria. The establishment department
should check all equipment before use while a full stock of consumables (such as projector globes) needs to be carried in the store. Spare equipment needs to be available as back-up to the
active equipment.
13.4 ARCHITECTURAL KINETIC FEATURES
Approach
Architectural kinetic features include kinetic sculptures, water fountain features, computer generated illuminated boards, kinetic information signage, projected illuminations. This equipment
needs to be active for architectural reasons, but some downtime can be tolerated.
The equipment needs to be maintained to Original Equipment Manufacturer (OEM) requirements with time-based or hours of service being the servicing criteria. The establishment
department should check all equipment before use while a full stock of consumables (such as projector globes) needs to be carried in the store.
13.5 GENERAL PROPRIETY EQUIPMENT
Approach
General propriety equipment includes any equipment specific to the operation of that particular public building. That would be defined by the requirements of the particular function of
the public service being offered within the building. This includes information technology (IT) aspects, photography cameras, printing equipment etc. This aspect means that disruption in
availability of any critical equipment is not acceptable within this context.
The equipment needs to be maintained to Original Equipment Manufacturer (OEM) requirements with time-based or hours of service being the servicing criteria. The establishment
department should check all equipment before use while a full stock of consumables (such as projector globes) needs to be carried in the store.
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39
Annexure A2
SAMPLE OF COMPONENTS AND CRITICALITY ANALYSIS
Likelihood Impact of Criticality of Maintenance Maintenance
Code Elements Code Components Unit Composition of Component
of failure failure component Approach Actions
1 PRIMARY ELEMENTS
100 Substructure m2
100.10 Un-reinforced strip m Concrete, Ant Proofing 1 2 Low Preventative, ant Inspect every 5
footings treatment years, treat for ants
100.15 Reinforced strip m Concrete and Reinforcing, 1 2 Low Preventative, ant Inspect every 5
footings Ant Proofing treatment years, treat for ants
100.40 Brick and block walls m Brickwork, block work, brick 2 3 Medium Condition - annual Reinforce cracks,
reinforcement, filling in inspections plaster over
cavities, etc. to underside of to ensure not
damp-proof course structural cracks
101 Ground floor
101.10 Solid floors m2 Ant proofing, hard core, 1 2 Low Preventative, ant Inspect every 5
under floor waterproofing, treatment years, treat for ants
surface beds, mesh
reinforcement , expansion
joints, thickening out of
surface beds under walls
and at edges, power
floating, broom finish, etc.
101.15 Insulation m2 Comprises under floor 1 1 Low Condition Inspect, Reinforce

insulation cracks, plaster over,
replace if structural
101.20 Suspended floors m2 Excavation, disposal 1 4 Medium Condition - annual Inspect, Reinforce
of excavated material, inspection to cracks, plaster over,
ant proofing, concrete, ensure not replace if structural
brickwork and ties to structural cracks
sleeper piers, wall plates,
sleepers, bearers, floor
joists, boarding, battens,
slabs, formwork and
reinforcement, etc.
101.25 Steps m2 Under floor waterproofing, 1 4 Medium Condition - annual Inspect, Reinforce
concrete, formwork, inspection to cracks, plaster over,
reinforcement, etc. ensure not replace if structural
structural cracks
101.30 Ramps m2 Ant proofing, hard core, 1 1 Low Condition Inspect, Reinforce
under floor waterproofing, cracks, plaster over,
concrete, formwork, replace if structural
reinforcement, etc.
101.35 Service ducts, m Ant proofing, under floor 3 3 Medium Preventative Inspect every six
trenches, etc. waterproofing, concrete, month, Clean
formwork, reinforcement, if required, Ant
brickwork, gratings, covers, treatment annually
etc.
101.40 Pits and bases no Ant proofing, under floor 3 3 Medium Preventative Inspect every six
waterproofing, concrete, month, Clean
etc.
101.45 Sub-surface drains m Ant proofing, under floor 3 3 Medium Preventative Inspect every six
waterproofing, concrete, month, Clean
etc.
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41
101.50 Catch pits, sumps, no Ant proofing, under floor 3 3 Medium Preventative Inspect every six
etc. waterproofing, concrete, month, Clean
etc.
101.55 Pumps no Pumps, motors, etc. 4 3 Medium Preventative Inspect every three
month, test pump
function, replace
every three years
102 Structural frame
102.10 Slabs m2 Concrete, formwork 1 1 Low Condition Inspect, Reinforce

(whether smooth, cracks, plaster over,
patterned or otherwise), review if structural
steel reinforcement,
structural steelwork,
stressing cables, tamped
finish, power floating,
broom finish and sundry
items
102.30 Columns m Concrete, formwork 1 1 Low Condition Inspect, Reinforce

structural steelwork and
sundry items
102.35 Beams m Concrete, formwork 1 1 Low Condition Inspect, Reinforce

structural steelwork and
sundry items
102.40 Portal frames m Concrete, formwork 1 1 Low Condition Inspect, Reinforce

structural steelwork, timber
and sundry items
102.45 Space frames m2 Structural support 1 1 Low Condition Inspect, Reinforce

framework, fittings, fixings, cracks, plaster over,
factory applied coatings, review if structural
fire protective coatings and
site applied decorative paint
103.10 Brick and block walls m2 Brickwork, block work, 1 1 Low Condition Inspect, Reinforce
beam filling, gable cracks, plaster over,
walls, sundries (e.g. review if structural
damp proofing, ties to
concrete, block filling,
building cavities solid,
reinforcement, etc.)
103.15 Concrete walls m2 Concrete, formwork 1 1 Low Condition Inspect, Reinforce

patterned or otherwise) review if structural
steel reinforcement, etc.
103.20 Waterproofing, m2 Waterproofing and tanking, 2 3 Medium Preventative Inspect every six
drainage, etc. soft board protection, month, Clean if
interior skin, perimeter required
drainage, catch pits, sumps,
pumps, etc.
103.25 Cladding m2 The complete cladding with 2 3 Medium Preventative Inspect, Reinforce
finish, fixing method, shims, cracks, plaster over,
etc. review if structural
103.30 Finishes m2 All finishes to the external 2 3 Medium Preventative Inspect, Reinforce
envelope, excluding cracks, plaster over,
openings but including all review if structural
finishes to projecting slabs,
etc.
42
43
103.35 Curtain walls m2 The curtain wall complete 2 3 Medium Preventative Inspect, Reinforce
with framing, glass, infill cracks, plaster over,
panels, service ducts, etc. review if structural
and any related sundry
builders work
103.40 Shop fronts and m2 Shop fronts, shop 2 3 Medium Preventative Inspect, Reinforce
similar glazed screens entrances, doors, stall cracks, plaster over,
board risers and bulkheads review if structural
above including finishes
and appurtenant sundry
builders work
103.45 Windows m2 Windows, lintols, internal 1 2 Low Preventative Inspect, Reinforce

and external sills, reveals, cracks, plaster over,
sealants, glass and paint review if structural
103.50 Sun control m2 Special sun control features 1 2 Low Preventative Inspect, Reinforce
complete with finishes and cracks, plaster over,
sundry builders work review if structural
103.55 Grilles, screens, m2 Grilles, screens, louvers, etc. 1 2 Low Preventative Inspect, Reinforce
louvers, etc. complete with finishes and cracks, plaster over,
sundry builders work review if structural
103.60 Doors no Doors, frames, lintols, 1 2 Low Preventative Inspect, Reinforce

fanlights, sidelights, cracks, plaster over,
anchors, ironmongery, door review if structural
closers, dowels, reveals,
glass and paint
103.65 Special doors no Doors, frames, lintols, 1 2 Low Preventative Inspect, Reinforce
glass and paint
104 Roofs m2 The complete roof including 2 4 Medium Preventative Inspect for
concrete flat roofs damage, check
waterproofing,
seal, review if
structural
104.10 Construction m2 The complete roof 2 4 Medium Preventative Inspect for

construction (other than damage, check
concrete), including trusses, waterproofing,
purlins, rafters, binders, seal, review if
hangers, hip and valley structural
rafters, ridge boards, wall
plates, ties, wind bracing,
etc.
104.15 Coverings m2 Roof and dome coverings 2 4 Medium Preventative Inspect for
(e.g. tiling, slating, sheet damage, check
coverings and thatching), waterproofing,
flashings, treatment, seal, review if
battens, purlins, boarding, structural
hip and ridge coverings,
valley details, lightning
conductors / spark
arrestors, underlay, vapour
control layers, edge trims
and other components
required for the applicable
cladding/covering system
104.20 Glazed roofs m2 Construction, patent 2 4 Medium Preventative Inspect for

glazing, glazed, Perspex, damage, check
polycarbonate, etc. roofing waterproofing,
systems, roof components, seal, review if
including flashings, cover structural
strips, integral drainage
channels, perimeter
treatments, sundry items,
paint, etc.
44
45
104.25 Roof, lantern, m2 Construction, glazed, 2 4 Medium Preventative Inspect for

skylights and perspex, polycarbonate, damage, check
openings paint, etc. waterproofing,
seal, review if
structural
104.30 Dormers, hatches, no Construction, cladding, 2 4 Medium Preventative Inspect for

etc. covering, flashing, window, damage, check
glass and paint, etc. waterproofing,
seal, review if
structural
104.35 Waterproofing m2 Screeds for and mastic 2 4 Medium Preventative Inspect for
asphalt roofing, liquid damage, check
applied roof coatings and waterproofing,
built up felt roof coverings, seal, review if
including underlay, structural
vapour control layers,
flashings, edge trims,
skirtings, upstands and
other boundary work to
roofs, balconies, terraces,
canopies, gutters, etc.,
sundry items, protective
paint and stone chips
104.40 Insulation m2 Insulation materials and 1 2 Low Preventative Inspect for

appurtenant sundry items damage, seal
104.45 Trafficable surfaces m2 Paving slabs, tiles, etc. to 2 3 Medium Preventative Inspect for
form service walkways, damage, check
terraces, balconies, etc. waterproofing,
on roof surfaces including seal, review if
appurtenant sundry items structural
104.50 Eaves m Eaves soffit and edge 2 3 Medium Preventative Inspect for
treatment and gutters damage, check
including fittings, gutter waterproofing,
outlets, balloons and seal, review if
gratings to outlets, etc. structural
104.55 Verges m Soffit and edge treatment 2 3 Medium Preventative Inspect for
damage, check
waterproofing,
seal, review if
structural
104.60 Rain water drainage m Fullbores, downpipes cast- 2 3 Medium Preventative Inspect for
in or surface mounted, damage, check
including bends, swan waterproofing,
necks and rainwater shoes seal, review if
outlets, rainwater heads, structural
roof/balcony drains,
sundries, paint, etc.
105 Internal divisions m2 All vertical components 1 2 Low Preventative Inspect, reinforce
dividing the interior of the cracks, plaster over,
building review if structural
105.10 Brick and block walls m2 All brickwork, block work 1 2 Low Preventative Inspect, reinforce
and sundries cracks, plaster over,
review if structural
105.15 Concrete walls m2 Concrete, formwork 1 2 Low Preventative Inspect, reinforce

steel reinforcement, etc.
105.20 Shop fronts and m2 Shop fronts, shop 1 2 Low Preventative Inspect, reinforce
similar glazed screens entrances, doors, stall cracks, plaster over,
board risers and bulkheads review if structural
above including finishes
and appurtenant sundry
builders work
105.25 Borrowed lights m2 Borrowed lights, view 1 2 Low Preventative Inspect, reinforce
panels, sidelights, etc. cills, cracks, plaster over,
glass and paint review if structural
105.30 Hatches and access no Hatches, frames, lintols, 1 2 Low Preventative Inspect, reinforce
doors ironmongery, dowels, cracks, plaster over,
reveals, paint, etc. review if structural
46
47
1 2 Low Preventative Inspect, reinforce

cracks, plaster over,
105.35 Screens, etc. m2 Timber, wire mesh, etc. 1 2 Low Preventative Inspect, reinforce
screens, gates, posts, cracks, plaster over,
frame, etc. review if structural
1 2 Low Preventative Inspect, reinforce

105.40 Doors no Doors, frames, lintols, 1 2 Low Preventative Inspect, reinforce

glass and paint
105.45 Special doors no Doors, frames, lintols, 1 2 Low Preventative Inspect, reinforce
glass and paint
106 Partitions m2 Demountable, operable, 1 2 Low Preventative Inspect, reinforce

retractable/movable, cracks, plaster over,
fixed, fire rated and glazed review if structural
partitions, frames, doors,
fanlights, borrowed lights,
ironmongery, finishes,
attached skirtings and
cornices, glass, etc.
106.10 Office partitions m2 Demountable, fixed, 1 2 Low Preventative Inspect, reinforce

operable, retractable/ cracks, plaster over,
movable, fire rated and review if structural
glazed partitions, borrowed
lights, sound attenuation,
finishes, attached skirtings
and cornices, glass, etc.
106.15 Toilet partitions m2 Toilet partitioning/cubicles, 1 2 Low Preventative Inspect, reinforce

finishes, attached skirtings, cracks, plaster over,
etc. review if structural
106.20 Doors no Doors, frames, fanlights, 1 2 Low Preventative Inspect, reinforce

sidelights, ironmongery, cracks, plaster over,
door closers, paint and review if structural
glass and forming openings
in partitioning
107 Floor finishes m2 All finishes to floors, stairs, 1 2 Low Preventative Inspect, reinforce
ramps, etc. and raised cracks, plaster over,
access floors review if structural
107.10 Applied floor finishes m2 Hardeners, sealers, screeds, 1 2 Low Preventative Inspect, reinforce
levelling screeds, wood cracks, plaster over,
block flooring, composition review if structural
block flooring, parquet
flooring, in-situ and tiled,
carpet, vinyl, rubber,
PVC, thermoplastic, cork,
linoleum and antistatic
floor finishes to solid floor
construction, including
dividing strips, etc.
107.15 Suspended floor m2 Floor finishes, sealers, etc. 1 2 Low Preventative Inspect, reinforce
finishes to boarding, etc. cracks, plaster over,
48
49
107.20 Raised access floors m2 Proprietary raised access 1 2 Low Preventative Inspect, reinforce
floor systems, including cracks, plaster over,
adjustable pedestals/ review if structural
supports, floor panels,
ventilation and access
panels, cavity fire barriers,
air plenum barriers, outlet
boxes and trunking,
skirtings/edge trims risers
and nosings at changes of
level, adhesives, bearing
pads and shims integral
steps, ramps, etc.
107.25 Stair and ramp floor m2 Finishes to treads, risers, 1 2 Low Preventative Inspect, reinforce
finishes landings and edges cracks, plaster over,
107.30 Skirting, etc. m skirting including finishes 1 2 Low Preventative Inspect, reinforce
except where integral. with cracks, plaster over,
partitions and panelling review if structural
108 Internal wall m2 Finishes to internal walls 1 2 Low Preventative Inspect, reinforce
finishes and internal face of external cracks, plaster over,
envelope including internal review if structural
columns, reveals, projecting
beams, etc.
108.10 Finishes m2 Finishes to internal walls 1 2 Low Preventative Inspect, reinforce

and internal face of external cracks, plaster over,
envelope, lift shaft and review if structural
other concrete walls,
internal columns, reveals,
projecting beams, etc.
108.15 Rails, corner m Picture, bumper, dado, 1 2 Low Preventative Inspect, reinforce
protectors, etc. hat and coat rails, corner cracks, plaster over,
protectors, etc., including review if structural
finishes, except where
integral. with partitions and
panelling
109 Ceiling finishes m2 Soffit finishes and ceilings 1 2 Low Preventative Inspect, reinforce
109.10 Slab soffit finishes m2 Finishes to soffits of slabs, 1 2 Low Preventative Inspect, reinforce
staircases, ramps, landings cracks, plaster over,
and sides and soffits of review if structural
beams
109.15 Nailed-up ceilings m2 Joists, bearers, hangers, 1 2 Low Preventative Inspect, reinforce
brandering, boarding, cracks, plaster over,
finishes, trap doors, review if structural
finishes, etc.
109.20 Suspended ceilings m2 Construction, hangers, tees, 1 2 Low Preventative Inspect, reinforce
panels, integral. cornices, cracks, plaster over,
finishes, etc. review if structural
109.25 Bulkheads m The complete construction, 1 2 Low Preventative Inspect, reinforce

fixing and finishes thereof cracks, plaster over,
109.30 Cornices, etc. m Cornices, trims, etc. to 1 2 Low Preventative Inspect, reinforce
slab soffits, nailed-up and cracks, plaster over,
suspended ceilings including review if structural
finishes
110 Fittings m2 All fittings and fixtures 1 2 Low Preventative Inspect, reinforce
normally included in a cracks, plaster over
construction contract
complete with ironmongery,
steelwork, finishes, etc.
110.10 Built-in cupboards m Cupboards built into 1 2 Low Preventative Inspect, reinforce
recesses in walls, between cracks, plaster over
walls, etc.
110.15 Cupboards fixed to m Cupboards attached to face 1 2 Low Preventative Inspect, reinforce
walls of walls cracks, plaster over
50
51
110.20 Pigeon hole fittings, m Pigeon hole fittings, 1 2 Low Preventative Inspect, reinforce
mail boxes, etc. magazine display racks, mail cracks, plaster over
boxes, etc.
110.25 Room dividers m Room dividers of all 1 2 Low Preventative Inspect, reinforce
types other than built-in cracks, plaster over
cupboards or cupboards
plugged to walls
110.30 White, chalk, etc. m2 White, chalk, etc. boards 1 2 Low Preventative Inspect, reinforce
boards cracks, plaster over
110.35 Pinning, bulletin, etc. m2 Pinning, notice, bulletin, 1 2 Low Preventative Inspect, reinforce
boards etc. boards cracks, plaster over
110.40 Building directories no Main entrance lobby, upper 1 2 Low Preventative Inspect, reinforce
floors, etc. directories cracks, plaster over
110.45 Raised platforms m2 Raised platforms including 1 2 Low Preventative Inspect, reinforce
finishes not forming part of cracks, plaster over
the floor construction
110.50 Counters m Counters 1 2 Low Preventative Inspect, reinforce

cracks, plaster over
110.55 Kitchen floor and m Kitchen units at floor and 1 2 Low Preventative Inspect, reinforce
wall cupboards wall level cracks, plaster over
110.60 Worktops, benches, m Worktops and work 1 2 Low Preventative Inspect, reinforce
vanities, etc. benches including integral. cracks, plaster over
cupboards or framing
below.
110.65 Shelving m Shelving, brackets, cleats, 1 2 Low Preventative Inspect, reinforce

bearers, grounds, etc. cracks, plaster over
110.70 Seating benches m Single and back-to-back 1 2 Low Preventative Inspect, reinforce
double seating benches cracks, plaster over
110.75 Lockers no Staff, sport, fire arm, etc. 1 2 Low Preventative Inspect, reinforce
lockers cracks, plaster over
110.80 Telephone enclosures no Telephone enclosures, etc. 1 2 Low Preventative Inspect, reinforce
110.85 Tables no Tables forming part of 1 2 Low Preventative Inspect, reinforce

fittings cracks, plaster over
110.90 Lecterns, etc. no Lecterns, etc. 1 2 Low Preventative Inspect, reinforce

110.95 Miscellaneous no Fittings that cannot be 1 2 Low Preventative Inspect, reinforce

included above cracks, plaster over
111 Electrical m2 The complete electrical 2 4 Medium Preventative Inspect, check

installation (refer installation including voltage and current
also to 206, 207 power skirting or rails, light readings
and 608) fittings, etc. and builders
work but excludes primary
transformers
111.10 Main switchboard, m2 Main switchboard, interior 4 4 High Predictive Inspect, check
etc. distribution transformers, voltage and current
subdistribution boards, readings, and test
enclosed circuit breakers, switches
motor control panels,
conduit and wiring to
distribution boards, etc.
excluding builders work
111.15 Circuit wiring m2 Circuit wiring and devices 2 4 Medium Preventative Inspect, check
for lighting fixtures, voltage and current
socket outlets, equipment readings
connections, etc. excluding
builders work
111.20 Luminaires m2 Luminaires, etc. excluding 2 4 Medium Preventative Inspect, check

builders work voltage and current
readings
111.25 Emergency lighting m2 Emergency lighting fixtures, 2 4 Medium Preventative Inspect, check
etc. excluding builders voltage and current
work readings
52
53
111.30 Special light fittings no Special light fittings 2 4 Medium Preventative Inspect, check
not included elsewhere voltage and current
excluding builders work readings
111.35 Builders work m2 Builders work in connection 1 3 Low Inspect, repair or

with 111.10 to 111.30 replace
above, sleeves, duct covers,
etc.
112 Plumbing no The complete internal 1 2 Low Preventative Inspect, repair,

plumbing installation clean traps
112.10 Sanitary fittings no Sanitary fittings and units 1 2 Low Preventative Inspect, repair,
complete with taps, service clean traps
pipes, stop cocks and traps
and those combined with
cupboards and worktops
112.15 Pods no Bathroom, toilet and 1 2 Low Condition Inspect, repair

shower room pods
complete, including
structural framework, floor,
wall and ceiling linings,
applied finishes, sanitary
appliances, all fixtures,
furnishings, etc. excluding
builders work
112.20 Sanitary fitting no Soap dishes, toilet paper 1 2 Low Condition Inspect, repair
sundries holders, mirrors, towel
rails, medicine cabinets,
paraple.g.ic grab bars,
urinal screens, etc.
112.25 Plumbing no Anti-siphonage, waste pipe 1 3 Low Preventative Inspect, repair,

and fittings, soil and vent clean traps
stacks, floor drains, paint on
pipes, a proportion of holes
and cutting to tiling, etc.
112.30 Duct covers no Framing, covers, finishes, 1 2 Low Condition Inspect, repair
etc. excluding builders
work
112.35 Cold water supplies no Piping, paint on pipes, a 1 2 Low Condition Inspect, repair
proportion of holes and
cutting to tiling, wheel
valves, taps, where not
part of a sanitary appliance
or services equipment,
pressurisation expansion
units, pressure booster sets
work
112.40 Hot water supplies no Piping, lagging, paint on 1 2 Low Condition Inspect, repair
pipes, a proportion of holes
and cutting to tiling, wheel
valves, taps, where not
part of a sanitary appliance
or services equipment etc.
54
55
112.45 Steam and no Steam distribution pipelines 2 4 Medium Preventative Inspect, repair, test
condensate to and condensate return pressure loss, clean
distribution pipelines from services traps
equipment, including
fittings, valves, strainers,
pressure reducing sets,
steam reduction stations,
condensate receivers
and storage tanks,
condensate pump sets,
steam connection outlets,
taps, where not part
of services equipment,
heat exchangers, storage
cylinders, calorifiers,
instrumentation and control
components to steam
and condensate systems,
thermal insulation, etc.
112.50 Geysers no Geysers, stands, trays and 2 4 Medium Preventative Inspect, repair, test
overflow pipes excluding pressure loss, clean
builders work traps
112.55 Boilers no Boilers and hot water 2 4 Medium Preventative Inspect, repair, test
cylinders, lagging, etc. pressure loss, clean
excluding builders work traps
112.60 Solar heating no Solar heating installation, 2 4 Medium Preventative Inspect, repair, test
panels, support work and pressure loss, clean
pipework and associated traps
storage tanks excluding
builders work
112.65 Heat pumps no Heat pump installation, 2 4 Medium Preventative Inspect, repair, test
support- and pipework pressure loss, clean
112.70 Water storage tanks no Tanks, ball valves, tank 2 4 Medium Preventative Inspect, repair, test
stands, trays and overflow pressure loss, clean
pipes excluding builders traps
work
112.75 Booster pumps no Pumps, motors, etc. 4 4 High Predictive Inspect, check
excluding builders work voltage and current
readings, and test
switches
112.80 Grey water systems no Grey water systems, etc. 2 4 Medium Preventative Inspect, repair, test
excluding builders work pressure loss, clean
traps
112.85 Builders work no Comprises builders work in 1 3 Medium Inspect, repair or

connection with 112.10 to replace
112.80 above
113 Fire protection no Complete fire service 2 5 Medium Predictive Inspect, repair, test
(refer also to 201) installation excluding pressure loss, clean
sprinkler installation and traps
other special fire protection
installations (refer to 201 -
Special fire protection)
113.10 Fire stops m2 Fire stopping to vertical 1 3 Low Preventative Inspect, repair or
service shafts, etc. replace
113.15 Fire resistant paint, m2 Fire resistant (intumescent) 1 3 Low Preventative Inspect, repair or
etc. paint to structural replace
steelwork, etc.
113.20 Extinguishers no Extinguishers including 3 5 High Predictive Inspect, repair, test

backing boards, etc. pressure loss, clean
traps
113.25 Hose reels no Hose reels, equipment, etc. 3 5 High Predictive Inspect, repair, test
and cupboard pressure loss, clean
traps
56
57
113.30 Water supply no Piping, paint on pipes, a 1 3 Low Preventative Inspect, repair or
portion of holes and cutting replace
to tiling, wheel valves, etc.
113.35 Water storage tanks no Tanks, ball-valves, tank 1 3 Low Preventative Inspect, repair or
stands, trays and overflow replace
pipes
113.40 Booster pumps no Pumps, motors, etc. 3 5 High Predictive Inspect, check
voltage and current
readings, and test
switches
113.45 Builders work no Comprises builders work in 1 3 Low Preventative Inspect, repair or
connection with 113.10 to replace
113.40 above
114 Balustrading, m Balustrading, handrails, 1 3 Low Preventative Inspect, repair or

handrails, etc. balustrade and parapet replace
walls
114.10 Balustrade walls m Balustrade walls, complete 1 3 Low Preventative Inspect, repair or
with copings, finishes, etc. replace
114.20 Parapet walls m Parapet walls, complete 1 3 Low Preventative Inspect, repair or
with copings, finishes, etc. replace
114.25 Steel handrails m Steel handrails, sundry 1 3 Low Preventative Inspect, repair or
fixing items, finishes, replace
capping, etc.
114.30 Timber handrails m Timber handrails, sundry 1 3 Low Preventative Inspect, repair or
fixing items, finishes, replace
capping, etc.
114.35 Steel balustrading m Steel balustrading, 1 3 Low Preventative Inspect, repair or

handrails, sundry fixing replace
items, infill panels, finishes,
capping, etc.
114.40 Timber balustrading m Timber balustrading, 1 3 Low Preventative Inspect, repair or

capping, etc.
114.45 Glazed balustrading m Glass balustrading, 1 3 Low Preventative Inspect, repair or

capping, etc.
115 Miscellaneous m2 Items that cannot be 1 2 Low Condition Inspect, repair or

items included with other replace
elements and components
above
115.10 Catwalks, ladders, m Catwalk construction, 1 3 Low Preventative Inspect, repair or

etc. handrails, finishes, fire replace
escape ladders, chutes/
slides, access, loft ladders,
including hatch doors, etc.
115.15 Bollards no Internal bollards, etc. 1 2 Low Condition Inspect, repair or

replace
115.20 Other no Items that cannot be 1 2 Low Condition Inspect, repair or
included with other replace
elements and components
above
2 SPECIALIST INSTALLATIONS
200 Special m2 Specialist foundations, 1 2 Low Condition Inspect, repair or

foundations piling, caissons, etc. and replace
sundry builders work
200.10 Sheet piling m2 Sheet piling excluding 1 2 Low Condition Inspect, repair or
builders work replace
200.15 Driven piles no Precast concrete, steel, 1 2 Low Condition Inspect, repair or
timber, etc. driven piles replace
58
59
200.20 Cast in-situ piles no Cast in-situ piles excluding 1 2 Low Condition Inspect, repair or
200.25 Augured piles no Augured piles excluding 1 2 Low Condition Inspect, repair or
200.30 Vibro-compacted no Vibro-compacted columns 1 2 Low Condition Inspect, repair or

columns excluding builders work replace
200.35 Establishment, etc. no Establishment and 1 2 Low Condition Inspect, repair or

deestablishment replace
200.40 Pile testing, etc. no Establishment, pile testing, 1 2 Low Condition Inspect, repair or
deestablishment, etc. replace
200.45 Caissons no Caissons excluding builders 1 2 Low Condition Inspect, repair or

work replace
200.50 Raft foundations m2 Raft foundations excluding 1 2 Low Condition Inspect, repair or
200.55 Underpinning, etc. m Underpinning, special 1 2 Low Condition Inspect, repair or

precautions, etc. excluding replace
builders work
200.60 Shoring m2 Shoring, ground / rock 1 2 Low Condition Inspect, repair or

anchors, etc. excluding replace
builders work
200.65 Dewatering m2 Subterranean dewatering, 1 2 Low Condition Inspect, repair or

well pointing, etc. excluding replace
builders work
200.70 Builders work m2 Builders work, platforms 1 2 Low Condition Inspect, repair or
for piling rigs, stripping replace
back heads of concrete
piles, cutting off and
removing excess length
of precast concrete piles,
disposal of excavated
material, etc. in connection
with 200.10 to 200.65
above
201 Special fire m2 The complete special fire 3 5 High Predictive Inspect, repair, test
protection protection installation and pressure loss, clean
systems (refer sundry builders work traps
also to 113)
201.10 Sprinklers m2 The complete installation 3 5 High Predictive Inspect, repair, test
including water supply pressure loss, clean
and pumping equipment, traps
piping, valves and fittings,
sprinkler heads, release
devices, storage tanks, etc.
201.15 Fire detection and m2 The complete smoke 3 5 High Predictive Inspect, repair, test
alarm detection and early fire pressure loss, loop
warning system installation checks
201.20 Building evacuation m2 The complete building 3 5 High Predictive Inspect, repair, test
evacuation system pressure loss, clean
201.25 Foam generating m2 The complete foam 3 5 High Predictive Inspect, repair, test
generating system pressure loss, clean
201.30 Fire suppression m2 The complete Pyroshield 3 5 High Predictive Inspect, repair, test
gas extinguishing and pressure loss, test
Inergen agent system
60
61
201.35 Smoke ventilation / m2 Artificial ventilation, 3 5 High Predictive Inspect, repair, test
control openable louvers, roof pressure loss, test
mounted smoke ventilators,
work
201.40 Builders work m2 Builders work in connection 3 5 High Predictive Inspect, repair, test
with 201.10 to 201.35 pressure loss, clean
above traps
202 Conveyance no The complete conveyance 3 5 High Predictive Inspect, repair, test
systems installation and sundry pressure loss, test
builders work
202.10 Passenger lifts no The complete passenger 3 5 High Predictive Inspect, repair, test
lift installation, including pressure loss, loop
lift cars, doors and checks
equipment, guides and
counter balances, hydraulic
and lifting equipment,
emergency lighting, lift
alarms and telephones
202.15 Freight lifts no The complete freight lift 3 5 High Predictive Inspect, repair, test
installation, including pressure loss, loop
lift cars, doors and checks
equipment, guides and
counter balances, hydraulic
and lifting equipment,
emergency lighting, lift
alarms and telephones
202.20 Car lifts no The complete car lift 3 5 High Predictive Inspect, repair, test
installation excluding pressure loss, loop
builders work checks
202.30 Hoists no The complete hoists 3 5 High Predictive Inspect, repair, test
202.35 Dumbwaiters no The complete dumb waiters 3 5 High Predictive Inspect, repair, test
installation, including cages, pressure loss, loop
doors and equipment, checks
guides and counter
balances, hydraulic and
lifting equipment excluding
builders work
202.40 Pneumatic tubes no The complete pneumatic 3 5 High Predictive Inspect, repair, test
tube system installation pressure loss, loop
excluding builders work checks
202.45 Chutes no The complete linen, refuse 3 5 High Predictive Inspect, repair, test
and mail chutes installation pressure loss, loop
excluding builders work checks
202.50 Turntables no The complete turntable 3 5 High Predictive Inspect, repair, test
202.55 Transportation no The complete 3 5 High Predictive Inspect, repair, test

systems transportation system pressure loss, loop
(baggage handling, aircraft checks
loading, etc.) installation
202.60 Funiculars no The complete funicular 3 5 High Predictive Inspect, repair, test
202.65 Escalators no The complete installation 3 5 High Predictive Inspect, repair, test
including under step pressure loss, loop
lighting, under handrail checks
lighting, balustrades,
cladding to sides and soffits
202.70 Travelators no The complete travelators 3 5 High Predictive Inspect, repair, test
62
63
202.75 Conveyors no The complete conveyors 3 5 High Predictive Inspect, repair, test
202.80 Builders work no Builders work in connection 3 5 High Predictive Inspect, repair,
with 202.10 to 202.75
above
202.85 Profit and attendance no Profit and attendance for

the principal contractor in
connection with 202.10 to
202.75 above
203 Air conditioning m2 The complete air 3 5 High Predictive Inspect, repair,
conditioning installation and
203.10 Energy supply m2 Oil, gas, solar, wind energy, 3 5 High Predictive Inspect, repair, test
steam, hot and chilled pressure loss, test
water supply excluding
builders work
203.15 Heat generating m2 Boilers, piping and fittings, 3 5 High Predictive Inspect, repair, test
systems primary pumps, auxiliary pressure loss, test
equipment and piping
insulation excluding
builders work
203.20 Chillers m2 Chillers excluding builders 3 5 High Predictive Inspect, repair, test
work pressure loss, test
203.25 Cooling towers, etc. m2 Cooling towers, evaporative 3 5 High Predictive Inspect, repair, test
coolers, condensing units, pressure loss, test
work
203.30 Piping and fittings, m2 Piping, insulation, fittings, 3 5 High Predictive Inspect, repair, test
etc. primary pumps, equipment, pressure loss, test
work
203.35 Supply and return air m2 Supply and return air 3 5 High Predictive Inspect, repair, test
systems systems, air handling pressure loss, test
units with coils, filters,
ductwork, VAV boxes,
duct heaters, induction
units and grilles, secondary
pumps, heat exchangers,
sound attenuation,
vibration insulation, piping
and insulation excluding
builders work
203.40 Ventilation and m2 Ventilation and exhaust 3 5 High Predictive Inspect, repair, test
exhaust systems systems excluding builders pressure loss, test
work
203.45 Steam, hot water, m2 Steam, hot water, 3 5 High Predictive Inspect, repair, test
etc. distribution glycol and chilled water pressure loss, test
distribution, associated
terminal devices including
convectors, fan-coil units
203.50 Heat recovery m2 Heat recovery equipment 3 5 High Predictive Inspect, repair, test
equipment excluding builders work pressure loss, test
203.55 Air conditioning units m2 Window or through-the-wall 3 5 High Predictive Inspect, repair, test
units excluding builders pressure loss, test
work
203.60 Reverse-cycle, etc. m2 Reverse-cycle, water- or air- 3 5 High Predictive Inspect, repair, test
terminal heat pumps cooled terminal heat pumps pressure loss, test
64
65
203.65 Self-contained air m2 Self-contained, air- or water- 3 5 High Predictive Inspect, repair, test
conditioners, etc. cooled, floor, ceiling and pressure loss, test
rooftop air conditioners,
heat pumps, heating and
cooling generating systems,
exhaust and ventilation
systems, terminal devices,
work
203.70 Testing and m2 Piping and air systems 3 5 High Predictive Inspect, repair, test
balancing testing and balancing pressure loss, test
203.75 Other systems and m2 Special cooling systems and 3 5 High Predictive Inspect, repair, test
equipment devices, special humidity pressure loss, test
control, dust and fume
collectors, air curtains, air
purifiers, paint spray booth
ventilation systems, etc.
with 203.10 to 203.75 pressure loss, test
above
203.85 Profit and attendance m2 Profit and attendance for 3 5 High Predictive Inspect, repair, test
the principal contractor in pressure loss, test
connection with 203.10 to
203.75 above
204 Ventilation m2 The complete ventilation 3 5 High Predictive Inspect, repair, test
installation and sundry pressure loss, test
builders work
204.10 Ventilation m2 The ventilation installation 3 5 High Predictive Inspect, repair, test
excluding builders work pressure loss, test
with 204.10 above pressure loss, test
205 Heating and m2 The complete heating and 3 5 High Predictive Inspect, repair, test
cooling cooling installation and pressure loss, test
205.10 Heat generating m2 Boilers (biomass fuel, gas/ 3 5 High Predictive Inspect, repair, test
systems oil fired, coal fired, wood pressure loss, test
pellet, electric or other),
adjacent piping and fittings
, primary pumps, including
burners, blow down
facilities, coal distribution
equipment, ash handling
and storage equipment, grit
arrestors and pressurisation
plant, auxiliary equipment
and piping insulation for
under floor, wall mounted,
etc. heating excluding
builders work
205.15 Cooling generating m2 Chillers, cooling towers 3 5 High Predictive Inspect, repair, test
systems and evaporative coolers, pressure loss, test
condensing units, piping
and fittings, primary
pumps, equipment and
piping insulation excluding
builders work
with 205.10 and 205.15 pressure loss, test
above
3 5 High Predictive Inspect, repair, test

pressure loss, test
205.25 Profit and attendance m2 Profit and attendance for

the principal contractor in
connection with 205.10
and 205.15 above
66
67
206 Special electrical m2 The complete special 3 5 High Predictive Inspect, repair, test
systems (refer electrical systems pressure loss, test
also to 111, 207 installation and sundry
and 608) builders work
206.10 Uninterrupted power no Uninterrupted power supply 3 5 High Predictive Inspect, repair, test
supply excluding builders work pressure loss, test
206.15 Clean power supply no Clean power supply 3 5 High Predictive Inspect, repair, test
206.20 Power factor no Power factor correction 3 5 High Predictive Inspect, repair, test
correction system excluding builders pressure loss, test
work
206.25 Lightning and no Lightning and grounding 3 5 High Predictive Inspect, repair, test
grounding protection installation excluding pressure loss, test
builders work
206.30 Power generating no Power generating system 3 5 High Predictive Inspect, repair, test
206.35 Other special no Other special electrical 3 5 High Predictive Inspect, repair, test
electrical systems systems excluding builders pressure loss, test
work
above
207 Electronic systems m2 The complete electronic 3 5 High Predictive Inspect, repair, test
(refer also to 111, systems installation and pressure loss, test
206 and 608) sundry builders work
207.10 Building no The building management 3 5 High Predictive Inspect, repair, test
management system excluding builders pressure loss, test
work
207.15 Voice data no The voice data system 3 5 High Predictive Inspect, repair, test
207.20 Television no The television installation 3 5 High Predictive Inspect, repair, test
207.25 Other electronic no Other electronic systems 3 5 High Predictive Inspect, repair, test
systems excluding builders work pressure loss, test
above
208 Other services m2 Such services as gas 3 5 High Predictive Inspect, repair, test
installation, etc. and sundry pressure loss, test
builders work
208.10 Gas installation m2 Gas installation excluding 3 5 High Predictive Inspect, repair, test
builders work pressure loss, test
208.15 Other services no Other services excluding 3 5 High Predictive Inspect, repair, test
builders work pressure loss, test
with 208.10 and 208.15 pressure loss, test
above
209 Communications m2 The complete 3 5 High Predictive Inspect, repair, test
and security communications and pressure loss, test
security installation and
209.10 Public address and no The public address and 3 5 High Predictive Inspect, repair, test
music systems music system excluding pressure loss, test
builders work
209.15 Intercommunication no The intercommunication 3 5 High Predictive Inspect, repair, test

and paging systems and paging system pressure loss, test
209.20 Telephone systems no The telephone system 3 5 High Predictive Inspect, repair, test
209.25 Call systems no The nurse, etc. call system 3 5 High Predictive Inspect, repair, test
68
69
209.30 Closed circuit no The closed circuit television 3 5 High Predictive Inspect, repair, test
television systems system excluding builders pressure loss, test
work
209.35 Local area network no The local area network 3 5 High Predictive Inspect, repair, test
systems system excluding builders pressure loss, test
work
209.40 Clock and no The clock and program 3 5 High Predictive Inspect, repair, test
programme systems system excluding builders pressure loss, test
work
209.45 Fire alarm systems no The fire alarm system 3 5 High Predictive Inspect, repair, test
209.50 Security and no Door monitoring, card 3 5 High Predictive Inspect, repair, test
detection systems access, motion detectors, pressure loss, test
work
209.55 Turnstiles no The turnstiles installation 3 5 High Predictive Inspect, repair, test
209.60 Builders work no Builders work in connection 3 5 High Predictive Inspect, repair, test
above
210 Signage m2 The complete signage 1 2 Low Condition Inspect, repair,

installation and sundry replace
builders work
210.10 Building signage no The complete exterior 1 2 Low Condition Inspect, repair,
building signage installation replace
210.15 Signage pylons, no The complete signage pylon 1 2 Low Condition Inspect, repair,
towers, etc. construction and installation replace
210.20 Directional, no Directories, notice boards, 1 2 Low Condition Inspect, repair,

identification, safety, letters, signs, plaques, replace
etc. symbols and emblems of
all kinds for identification,
directional and safety
purposes excluding builders
work
210.25 Flagpoles no Flagpoles excluding 1 2 Low Condition Inspect, repair,

210.30 Builders work no Builders work in connection 1 2 Low Condition Inspect, repair,
above
211 Artwork, m2 Statues, ornamentation, 1 2 Low Condition Inspect, repair,

furnishings, etc. artworks, murals, fountains, replace
etc.
211.10 Artwork no Fixed furnishings, statues, 1 2 Low Condition Inspect, repair,

ornamentation, artworks, replace
murals, banners, etc.
211.15 Cabinetry, etc. no Cabinetry, etc. including 1 2 Low Condition Inspect, repair,
sundry builders work replace
211.20 Window treatment no Pelmets, curtain tracks, 1 2 Low Condition Inspect, repair,
louver drapes, venetian replace
blinds, window remote
control, etc. including
211.25 Floor mats, etc. no Mat recesses, floor mats, 1 2 Low Condition Inspect, repair,
etc. including sundry replace
builders work
211.30 Multiple seating no Multiple seating including 1 2 Low Condition Inspect, repair,
211.35 Interior landscaping no Interior landscaping 1 2 Low Condition Inspect, repair,

including sundry builders replace
work
70
71
211.40 Interior seating no Interior seating benches, 1 2 Low Condition Inspect, repair,
benches, rubbish rubbish bins (e.g. inside replace
bins, etc. shopping malls, etc.)
211.45 Builders work no Builders work in connection 1 2 Low Condition Inspect, repair,
above
212 Miscellaneous m2 Special items that cannot 2 3 Medium Preventative Inspect, repair,
items be included with other replace
elements or components
above
212.10 Fireplaces, etc. no Fireplaces or units, 2 3 Medium Preventative Inspect, repair,

mantles, shelves, hearths, replace
flue linings, cappings, oil
burners, paraffin heaters,
etc.
212.15 Saunas no The complete sauna 2 3 Medium Preventative Inspect, repair,

installation including sundry replace
builders work
212.20 Jacuzzis no The complete jacuzzi 2 3 Medium Preventative Inspect, repair,

installation including sundry replace
builders work
212.25 Other no Miscellaneous items 2 3 Medium Preventative Inspect, repair,

that cannot be included replace
with other elements or
components above
212.30 Builders work no Builders work in connection 2 3 Medium Preventative Inspect, repair,
above
3 EQUIPMENT
300 Commercial m2 All commercial equipment 3 4 Medium Preventative Inspect, repair,

and sundry builders work replace
300.10 Security and vault no Security and vault 3 4 Medium Preventative Inspect, repair,
equipment installation replace
300.15 Teller and service no Bullet resistant teller 3 4 Medium Preventative Inspect, repair,
window, pass-thru replace
windows, safety deposit
boxes and service
equipment installation
300.20 Registration no Registration equipment 3 4 Medium Preventative Inspect, repair,

installation excluding replace
builders work
300.25 Checkroom no Checkroom equipment 3 4 Medium Preventative Inspect, repair,

builders work
300.30 Trading no Supermarket checkout 3 4 Medium Preventative Inspect, repair,

counter, conveyor belt, replace
scanning equipment,
etc. installation excluding
builders work
300.35 Commercial laundry no Dry cleaners, dryers, folders 3 4 Medium Preventative Inspect, repair,
and dry cleaning and spreaders, irons and replace
pressers, coin operated
washers and dryers, etc.
300.40 Vending no Vending equipment 3 4 Medium Preventative Inspect, repair,

builders work
300.45 Office no Office equipment 3 4 Medium Preventative Inspect, repair,

builders work
72
73
300.50 Builders work m2 Builders work in connection 3 4 Medium Preventative Inspect, repair,
above
301 Institutional m2 All institutional equipment 1 2 Low Condition Inspect, repair,

and sundry builders work replace
301.10 Ecclesiastical no Baptistery, altar, pews, 1 2 Low Condition Inspect, repair,

lecterns, pulpits, individual replace
seating, wall cross, etc.
installation excluding
builders work
301.15 Library no Library equipment 2 3 Medium Preventative Inspect, repair,

builders work
301.20 Theatre and stage no Stages, band risers, 2 3 Medium Preventative Inspect, repair,
upholstered chairs, control replace
booths, stage curtains,
border lights, spot lights,
telescoping platforms and
risers, rigging systems and
controls, flying bridges,
etc. equipment installation
301.25 Instrumental no Instrumental equipment 2 3 Medium Preventative Inspect, repair,

builders work
301.30 Audio-visual no Projection screens, 2 3 Medium Preventative Inspect, repair,

projectors, lenses, etc. replace
301.35 Detention no Cell equipment installation 2 3 Medium Preventative Inspect, repair,

excluding builders work replace
301.40 Research no Thermometer, fume hoods, 2 3 Medium Preventative Inspect, repair,

exhaust hoods, incubators, replace
glove boxes, sterilisers,
eye wash, etc. laboratory
301.45 Medical no Medical equipment (e.g. 2 3 Medium Preventative Inspect, repair,

pendants, theatre operating replace
lights, bedhead trunking,
autoclaves, medical / LP
gases, etc.) installation
301.50 Mortuary no Autopsy table, refrigerator, 2 3 Medium Preventative Inspect, repair,

crematory, etc. equipment replace
builders work
above
302 Vehicular m2 All vehicular equipment and 2 4 Medium Preventative Inspect, repair,
302.10 Vehicular service no Compressed air , 2 4 Medium Preventative Inspect, repair,
lubrication, spray painting, replace
etc. equipment installation
302.15 Parking control no Parking control installation, 2 4 Medium Preventative Inspect, repair,
card readers, parking replace
ticket dispensers, parking
fee collection equipment,
parking booms, parking
booths, traffic lights, etc.
74
75
302.20 Loading dock no Loading dock installation, 2 4 Medium Preventative Inspect, repair,
dock levellers, scissor lifts, replace
dock seals and shelters, etc.
above
303 Other m2 All other equipment and 2 4 Medium Preventative Inspect, repair,
303.10 Maintenance no Vacuum cleaning, etc. 2 4 Medium Preventative Inspect, repair,

equipment installation replace
303.15 Facade cleaning no Window and facade 2 4 Medium Preventative Inspect, repair,
cleaning equipment, replace
trolleys/cradles/gondolas,
cleaners rails, etc.
builders work
303.20 Solid waste handling no Incinerators, compactors, 2 4 Medium Preventative Inspect, repair,
shredders, balers, etc. replace
builders work
303.25 Food storage service no Refrigerated food cases 2 4 Medium Preventative Inspect, repair,
and shelving, wine cellar, replace
303.30 Domestic appliances no Residential cooking 2 4 Medium Preventative Inspect, repair,

range, microwave oven, replace
deep freeze, icemaker,
refrigerator, dishwasher,
garbage disposal,
ventilation hood, washers,
dryers, etc. equipment
builders work
303.35 Commercial kitchen no Cooking range, stove, 2 4 Medium Preventative Inspect, repair,
hob, oven, deep freeze, replace
icemaker, refrigerator,
dishwasher, etc. installation
303.40 Cold rooms no Prefabricated cold rooms, 2 4 Medium Preventative Inspect, repair,
freezers, associated replace
mechanical equipment,
etc. installation excluding
builders work
303.45 Darkroom, etc. no Developing sink, dryers, 2 4 Medium Preventative Inspect, repair,
processors, viewing lights, replace
projection screens, etc.
builders work
303.50 Athletic, recreational, no Athletic, recreational, 2 4 Medium Preventative Inspect, repair,

playground and playground and therapeutic replace
therapeutic equipment installation
303.55 Planetarium no Planetarium equipment 2 4 Medium Preventative Inspect, repair,

builders work
303.60 Observatory no Observatory equipment 2 4 Medium Preventative Inspect, repair,

builders work
76
77
303.65 Agricultural no Agricultural equipment 2 4 Medium Preventative Inspect, repair,

builders work
above
6 EXTERNAL WORKS AND SERVICES 1 2 Low Condition Inspect, repair,

replace
600 Demolitions m2 Demolition of buildings and 1 2 Low Condition Inspect, repair,

removal of paving, rubble, replace
etc.
600.10 Buildings m2 Complete demolition of 1 2 Low Condition Inspect, repair,

buildings, removal of replace
rubble, etc.
600.15 Relocation of no The relocation of buildings 1 2 Low Condition Inspect, repair,

buildings and utilities and utilities replace
600.20 Breaking up and m2 The breaking up and 1 2 Low Condition Inspect, repair,
removing removal of existing hard replace
paving, including concrete,
bituminous bound material
etc.
600.25 Taking down and m2 The taking down and 1 2 Low Condition Inspect, repair,
removing removal of walls, slabs, replace
doors, sanitary fittings, etc.
600.30 Toxic / hazardous m2 The removal, employing 1 2 Low Condition Inspect, repair,
building materials special safety measures, of replace
and components toxic or hazardous material
(e.g. asbestos) prior to
demolition or refurbishment
works
601 Site clearance m2 Clearing of site, removal of 1 2 Low Condition Inspect, repair,
trees, etc. replace
601.10 Site clearing and m2 Clearing existing site 1 2 Low Condition Inspect, repair,
grubbing ve.g.etation (e.g. shrubs replace
and undergrowth),
including disposing thereof
601.15 Contaminated land m2 The removal and/or 1 2 Low Condition Inspect, repair,
treatment of contaminated replace
ground material using
dig and dump strategy
including safe disposal
of excavated material
to licensed tip (i.e. non-
hazardous and hazardous
material) tipping charges
and landfill tax,
601.20 Trees no Taking down trees, 1 2 Low Condition Inspect, repair,

including grubbing up replace
tree stumps and roots and
disposing thereof
601.25 Hedges, fences, etc. m The removal of hedges, 1 2 Low Condition Inspect, repair,
fences, etc. replace
602 Earthworks m3 Grading, excavation, rock 1 2 Low Condition Inspect, repair,
excavation, carting away replace
and fill to modify site
contours, soil stabilisation
and treatment, site
watering and shoring and
embankments
602.10 Grading and m3 General grading, 1 2 Low Condition Inspect, repair,

excavation excavation, etc. to modify replace
site contours and carting
away material
602.15 Filling m3 Bulk filling over site, roof 1 2 Low Condition Inspect, repair,
gardens, etc. and carting on replace
earth filling
78
79
602.20 Soil stabilisation m2 Chemical grouting, 1 2 Low Condition Inspect, repair,

electrochemical replace
stabilisation, sand stowing,
compacting surrounding soil
and filling with aggregates
or hard fill, by means of
power vibrators, soil nailing,
ground anchors, pressure
grouting, compacting,
freezing of ground water
and subsoil, stabilising soil
in situ by incorporating
cement with a rotovator,
etc. soil stabilisation
measures
602.40 Dewatering no Subterranean dewatering, 2 4 Medium Preventative Inspect, repair,

well pointing, sumps, replace
pumps, etc.
602.45 Sundries m3 Items that cannot be 2 4 Medium Preventative Inspect, repair,

included in any of the replace
above elements
603 Soil drainage m All works in connection 2 4 Medium Preventative Inspect, repair,
with soil drainage replace
603.10 Soil drains m Excavations, piping, 2 4 Medium Preventative Inspect, repair,

concrete encasing, cleaning replace
eyes, etc.
603.15 Laboratory and m Excavations, piping, fittings, 2 4 Medium Preventative Inspect, repair,
industrial liquid waste including glass drainage, replace
drainage traps, access points,
rodding eyes, collars,
gullies, connections tanks,
storage tanks and vessels,
settlement tanks, effluent
treatment plant, dosing
equipment, sterilisation
equipment, supports
integral. to the storage
tanks and vessels, thermal
insulation, connections to
equipment, monitoring
equipment, painting,
anticorrosion treatments
and coating systems to
drainage pipelines
603.20 Manholes, inspection no Manholes, inspection 2 4 Medium Preventative Inspect, repair,

chambers, etc. chambers, etc. complete replace
with channelling, covers,
etc.
603.25 Pump stations no Complete pump station 2 4 Medium Preventative Inspect, repair,
installation including replace
pumps, piping, etc.
603.30 Waste water no Package waste water 2 4 Medium Preventative Inspect, repair,
treatment plants treatment plants, plinth, replace
bund walls, excavation,
associated piping, etc.
including sundry builders
work
603.35 Septic tanks, etc. no Septic tanks, soak away, 2 4 Medium Preventative Inspect, repair,
conservancy tanks, etc. replace
80
81
604 Sub-surface water m All works in connection 2 4 Medium Preventative Inspect, repair,
drainage with sub-surface water replace
drainage, sumps, pumps,
catch pits, etc.
604.10 Sub-surface drains m Excavations, sub-surface 2 4 Medium Preventative Inspect, repair,

drains, stone chips, replace
geofabric filter blanket, etc.
604.15 Catch pits, inspection no Catch pits, inspection 2 4 Medium Preventative Inspect, repair,
chambers, sumps, chambers, sumps, etc. replace
etc. complete with covers or
gratings and all sundry
items
604.20 Pumps, etc. no Pumps, motors, etc. 2 4 Medium Preventative Inspect, repair,
replace
605 Storm water m All works in connection 2 4 Medium Preventative Inspect, repair,
with replace
drainage storm water drainage, 2 4 Medium Preventative Inspect, repair,

gratings or covers, etc. replace
605.10 Surface water m Channelling and all sundry 2 4 Medium Preventative Inspect, repair,
channelling items replace
605.15 Piping m Excavations, piping and all 2 4 Medium Preventative Inspect, repair,
sundry items replace
605.20 Ditches and culverts m Excavations, ditches, 2 4 Medium Preventative Inspect, repair,
culverts, gratings, covers, replace
etc. and all sundry items
605.25 Rain water harvesting no Rainwater harvesting 2 4 Medium Preventative Inspect, repair,
system tanks, piping, etc. replace
605.30 Retention ponds m2 Excavations, banks, outlet 2 4 Medium Preventative Inspect, repair,
structure, sediment control, replace
etc. and all sundry items
605.35 Manholes, catch pits, no Manholes, catch pits, 2 4 Medium Preventative Inspect, repair,
inspection chambers, roadside inlet chambers, replace
sumps, etc. inspection chambers,
sumps, etc. complete with
covers or gratings and all
sundry items
605.40 Pumps no Pumps, motors, etc. 2 4 Medium Preventative Inspect, repair,

replace
606 Water supply m Water supplies within the 2 4 Medium Preventative Inspect, repair,
site, piping, wheel valves, replace
nonreturn valves, valve
chambers, trust blocks,
storage tanks, taps to
standpipes, sundry builders
work, etc.
606.10 Potable incoming m Excavations, piping, wheel 2 4 Medium Preventative Inspect, repair,
main valves, non-return valves, replace
valve chambers, trust
blocks, meters, sundry
builders work, etc.
606.15 Potable site m Excavations, piping, wheel 2 4 Medium Preventative Inspect, repair,
reticulation valves, taps to standpipes, replace
meters, sundry builders
work , etc.
606.20 Non-potable site m Excavations, piping, wheel 2 4 Medium Preventative Inspect, repair,
reticulation valves, taps to standpipes, replace
meters, sundry builders
work , etc.
606.25 Chilled water m Chilled water piping, 2 4 Medium Preventative Inspect, repair,
reticulation pumping stations, cooling replace
towers, etc.
82
83
606.30 Steam and m Steam distribution pipelines 2 4 Medium Preventative Inspect, repair,
condensate to and condensate return replace
distribution pipelines from services
equipment including
fittings, valves, strainers,
pressure reducing sets,
steam reduction stations,
condensate receivers
and storage tanks,
condensate pump sets,
steam connection outlets,
taps, where not part
of services equipment,
heat exchangers, storage
cylinders, calorifiers,
instrumentation and control
components
606.35 Storage tanks no Tanks, plinth, bunt walls, 2 4 Medium Preventative Inspect, repair,
excavation, associated replace
piping, etc. including sundry
builders work
606.40 Well systems, no Well, borehole, sleeves, 2 4 Medium Preventative Inspect, repair,
boreholes, etc. associated piping, head replace
gear, pump, etc.
607 Fire service m Fire service within the 2 4 Medium Preventative Inspect, repair,
site, piping, wheel valves, replace
nonreturn valves, valve
chambers, trust blocks,
sundry builders work, etc.
607.10 Incoming main m Excavations, piping, wheel 2 4 Medium Preventative Inspect, repair,
valves, non-return valves, replace
valve chambers, trust
blocks, sundry builders
work, etc.
607.15 Site reticulation m Excavations, piping, wheel 2 4 Medium Preventative Inspect, repair,
valves, sundry builders replace
work, etc.
607.20 Twin booster no Booster connections, 2 4 Medium Preventative Inspect, repair,

connections standpipe, connection to replace
mains, etc.
607.25 Hydrants, pedestals, no Hydrants, pedestals, sundry 2 4 Medium Preventative Inspect, repair,
etc. builders work, etc. replace
608 Electrical m Electrical installation within 3 5 High Predictive Inspect, repair,

installation (refer the site including cables, test voltage and
also to 111, 206 street lighting, flood amperage
and 207) lighting, sundry builders
work, etc.
608.10 Electrification no Electric power generating 3 5 High Predictive Inspect, repair,

plant, sundry builders test voltage and
work, etc. amperage
608.15 Incoming main m Overhead and underground 3 5 High Predictive Inspect, repair,
power distribution, cables, test voltage and
duct banks, grounding, amperage
sundry builders work, etc.
608.20 Site reticulation m Overhead and underground 3 5 High Predictive Inspect, repair,
power distribution, cables, test voltage and
duct banks, grounding, amperage
kiosks, sundry builders
work, etc.
608.25 Site communications m Overhead and underground 3 5 High Predictive Inspect, repair,
and security communications, site test voltage and
security, surveillance and amperage
observation, detection and
alarm systems, duct banks,
grounding, sundry builders
work, etc.
84
85
608.30 Substations and no Primary and secondary 3 5 High Predictive Inspect, repair,
transformers transformers, fixtures, test voltage and
switchgear, cable ladders amperage
and trays, sundry builders
work, etc.
608.35 Emergency power no Emergency power 3 5 High Predictive Inspect, repair,

generating generating, sundry builders test voltage and
work, etc. amperage
608.40 Photovoltaic / wind no Photovoltaic or wind 3 5 High Predictive Inspect, repair,

generation generation systems, sundry test voltage and
builders work, etc. amperage
608.45 Fuel tanks no Generator fuel tanks, plinth, 3 5 High Predictive Inspect, repair,
bund walls, excavation, test voltage and
sundry builders work, etc. amperage
608.50 Street, bollard, etc. no External lighting, columns, 3 5 High Predictive Inspect, repair,
lighting poles, bollards, and masts, test voltage and
luminaires and lamps, amperage
cables, duct banks, controls,
grounding, kiosks, sundry
builders work, etc. to
external illumination
systems including lighting
to pedestrian areas, paths
and roads, and illuminated
traffic signs
608.55 Floodlighting no Floodlighting, sundry 3 5 High Predictive Inspect, repair,

builders work, etc. test voltage and
amperage
608.60 Builders work no Builders work in connection 3 5 High Predictive Inspect, repair, test
with 608.10 to 608.55
above
609 Gas and fuel m The gas and fuel storage 3 5 High Predictive Inspect, repair, test
distribution tanks and distribution pressure and flow
installation
609.10 Storage and m Liquefied petroleum gas 3 5 High Predictive Inspect, repair, test
distribution (LPG) systems, oil, petrol, pressure and flow
diesel storage tanks and
vessels, piping, equipment,
etc.
611 Boundary, screen, m2 Foundations, walls, finishes, 1 2 Low Condition Inspect, repair,
retaining walls, copings, doors, screens, replace
etc. etc. to boundary, screen,
retaining walls, etc.
611.10 Boundary walls m2 Foundations, brick, block 1 2 Low Condition Inspect, repair,
or concrete walls, finishes, replace
copings, etc.
611.15 Screen walls m2 Foundations, brick, block 1 2 Low Condition Inspect, repair,
copings, etc.
611.20 Retaining walls m2 Foundations, brick, block 1 2 Low Condition Inspect, repair,
copings, etc.
611.25 Terrace and m2 Foundations, brick, block 1 2 Low Condition Inspect, repair,
perimeter walls or concrete walls, finishes, replace
copings, etc.
611.30 Doors no Doors, frames, lintols, 1 2 Low Condition Inspect, repair,

anchors, ironmongery, replace
dowels, paint, etc.
611.35 Gates no Gates, stays, ironmongery, 1 2 Low Condition Inspect, repair,

etc. replace
612 Fences and m Timber, metal and concrete 1 2 Low Condition Inspect, repair,
railings fencing, railings, gates, replace
standards, droppers, posts,
footings, etc.
86
87
612.10 Fences m Timber, metal and concrete 1 2 Low Condition Inspect, repair,
fencing systems, noise/ replace
light screening, standards,
droppers, posts, footings,
etc.
612.15 Railings m Timber, metal and concrete 1 2 Low Condition Inspect, repair,
railings, footings, supports, replace
ends, etc.
612.20 Gates no Gates, security gates, 1 2 Low Condition Inspect, repair,

posts, stays, footings, replace
ironmongery, access control
systems, entry systems
(audio and visual), etc.
613 Roads, paving, m2 Roads, parking areas, 1 2 Low Condition Inspect, repair,
etc. paving, hard stands, paths, replace
bridges, etc. kerbs, rails
and barriers, painted lines,
markings and signage
613.10 Roads m2 Coated macadam and 1 2 Low Condition Inspect, repair,

asphalt including road replace
bases, base course and
wearing courses, application
of binders, forming
channels, perforated units
as protection to grassed
areas, etc.
613.15 Parking areas m2 Coated macadam and 1 2 Low Condition Inspect, repair,
asphalt, including bases, replace
base course and wearing
courses, application of
binders, interlocking bricks
and blocks including
sand beds, geotextile
membranes, perforated
units as protection to
grassed areas, etc.
613.20 Paving m2 Interlocking bricks and 1 2 Low Condition Inspect, repair,

blocks, cobbled pavings, replace
etc. including sand beds,
geotextile membranes,
perforated units as
protection to grassed areas,
etc.
613.25 Steps and ramps m2 Exterior steps and handicap, 1 2 Low Condition Inspect, repair,
etc. ramps replace
613.30 Bridges m2 Vehicular and pedestrian 1 2 Low Condition Inspect, repair,

bridges, paving and replace
surfacing, balustrade walls,
handrails, etc.
613.35 Kerbs and gutters m Kerbs, kerb channels, 1 2 Low Condition Inspect, repair,
gutters, etc. including replace
concrete foundations, and
haunchings, kerbs and kerb
accessories (standard and
purpose made kerbs) for
612.10 to 612.30 above
613.40 Bollards no Bollards, etc. 1 2 Low Condition Inspect, repair,
replace
613.45 Rails and barriers m Bump, guard, etc. rails 1 2 Low Condition Inspect, repair,
and protection barriers for replace
612.10 to 612.30 above
613.50 Painted lines, no Painted lines, zebra 1 2 Low Condition Inspect, repair,
crossings, replace
markings and markings and traffic 1 2 Low Condition Inspect, repair,

signage signage for 612.10 to replace
612.30 above
614 Covered parking, m2 Foundations, columns, 1 2 Low Condition Inspect, repair,

walkways, etc. walls, doors, windows, replace
screens, roofs, finishes,
floor finishes, etc.
88
89
614.10 Covered parking m2 Foundations, columns, 1 2 Low Condition Inspect, repair,

walls, doors, windows, replace
614.15 Covered walkways m2 Foundations, columns, 1 2 Low Condition Inspect, repair,

walls, doors, windows, replace
615 Pergolas, m2 Foundations, construction, 1 2 Low Condition Inspect, repair,

canopies, etc. covering, supports, etc. replace
615.10 Pergolas m2 Foundations, construction, 1 2 Low Condition Inspect, repair,

covering, supports, etc. replace
615.15 Canopies m2 Construction, covering, 1 2 Low Condition Inspect, repair,

supports, etc. replace
616 Minor m2 Miscellaneous structures on 1 2 Low Condition Inspect, repair,

construction work site such as gate houses, replace
guard huts, boiler houses,
substation buildings, bicycle
stores, prefabricated/timber
workshops, sheds, stores,
switchgear rooms, kennels,
animal shelters, etc.
616.10 Minor construction m2 All elements 1 2 Low Condition Inspect, repair,

work replace
1 2 Low Condition Inspect, repair,

replace
617 Pools, etc. no Pools, decorative fountains, 1 2 Low Condition Inspect, repair,
watercourses, surrounds, replace
change rooms, filtration
plant, power connections,
piping system and devices,
water heating, pool
equipment, etc.
617.10 Swimming pools, etc. no Pool, surrounds, filtration 1 2 Low Condition Inspect, repair,
plant, power connections, replace
piping system and devices,
pool equipment, etc.
617.15 Decorative fountains no Fountain, surrounds, 1 2 Low Condition Inspect, repair,

and water courses filtration plant, power replace
connections, piping system
and devices, fountain
equipment, etc.
617.20 Change rooms, etc. m2 Change rooms, etc. 1 2 Low Condition Inspect, repair,
complete replace
618 Sports facilities no Tennis courts, bowling 1 2 Low Condition Inspect, repair,
greens, putting greens, etc. replace
and change rooms, shelters,
etc.
618.10 Playing fields no Tennis courts, bowling 1 2 Low Condition Inspect, repair,
greens, putting greens, etc. replace
and change rooms, shelters,
etc.
618.15 Spectator seating, no Spectator seating, stands, 1 2 Low Condition Inspect, repair,
stands, etc. etc. replace
618.20 Change rooms, etc. m2 Change rooms, shelters, 1 2 Low Condition Inspect, repair,
etc. complete replace
619 Garden works m2 Fine grading and soil 1 2 Low Condition Inspect, repair,
preparation, erosion control replace
measures, top soil and
planting beds, seeding and
sodding, planting, planters,
rockeries, grassing and
planting, stone pitching,
other landscape features
and general landscaping
90
91
619.10 Landscaping m2 Fine grading and soil 1 2 Low Condition Inspect, repair,
preparation, erosion control replace
measures, top soil and
planting beds, seeding and
sodding, planting, planters,
rockeries, grassing and
planting, stone pitching,
other landscape features
and general landscaping
619.15 Irrigation systems m2 Piping, sprinkler heads and 1 2 Low Condition Inspect, repair,
programming facilities replace
620 Miscellaneous m2 External works and services 1 2 Low Condition Inspect, repair,
items that cannot be included replace
with other elements or
components above
620.10 Site / street furniture no Seats, benches, rubbish 1 2 Low Condition Inspect, repair,
and equipment bins, tables, poster display replace
units, notice boards, cycle
stands etc.
REFERENCES
AXIM (Africa X-Ray Industrial Medical) product brochure.
Campbell, J.D. and Reyes-Picknell, J.V. 2006. Uptime: Strategies for Excellence in Maintenance Management. Second edition.
Chubb Fire Protection Services product catalogue Product Information Usage and Benefits.
CIDB. The National Infrastructure Maintenance Strategy. July 2007.
CIDB. Infrastructure Delivery Management Toolkit Management Companion. Version 11. March 2012. Pretoria, South

Africa.
CIDB. Infrastructure Delivery Management Toolkit: Delivery Management Guidelines. Version 9-1. 18 October 2010.
CIDB. National Immovable Maintenance Management Standard 2014
Hunt, G. 2013. Comprehensive Facility Operation and Maintenance Manual, Whole Building Design Guide.
Kister, T. and Hawkins, B. 2006. Maintenance Planning and Scheduling Handbook. Butterworth-Heinemann.
Krohne E-RTTM PipePatrol Leak Detection and Localisation System handbook.
Kurz Instruments Inc Series 155 Mass Flow Computer user guide.
Otis South Africa, part of United Technologies Corporation, product handbook.
Philips Healthcare products and services handbook.
Sapp, D. 2014. Facilities Operation and Maintenance, Whole Building Design Guide.
Schneider Electric Brochure Rethink the Future of Metering - PowerLogic ION8650 - next generation energy and power

quality meter.
Siemens Building Technologies Surveillance Command security system brochure.
Sondalini, M. 2011. Maintenance Best Practices for Outstanding Equipment Reliability and Maintenance Results.
South African Association of Quantity Surveyors. 2013. Guide to Elemental Cost Estimating
TRAIN-IN-MAIN Handbook. Training Material in Maintenance management. Supported by the European Commissions

Leonardo da Vinci Programme. No date.
US Department of Energy. 2010. Federal Energy Management Program. Operations and Management Best Practices A

Guide to Achieve Operational Efficiency.
92
NOTES
NOTES
94
NOTES
96
NATIONAL IMMOVABLE ASSET
MAINTENANCE MANAGEMENT
This publication is brought to you by The Department of Public Works and The Construction
Industry Development Board (cidb). This book is number four in the following series:
1. National Immovable Asset Maintenance Management Standard

2. Maintenance Accounting Framework
3. National Immovable Asset Maintenance Management Monitoring and Evaluation Protocol
4. Planning Guidelines
5. Competency Framework
6. Contractor Development in the Maintenance industry

NIAMM Maintenance Planning Guidelines

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Maintenance

FINAL DRAFT JULY 2015

1.1 NATIONAL INFRASTRUCTURE MAINTENANCE STRATEGY

1.2 NATIONAL IMMOVABLE ASSET MAINTENANCE MANAGEMENT STANDARD

iv. appropriate resourcing methods.

3. SCOPE OF THE GUIDELINE

FIGURE 1: PORTFOLIO, FACILITY AND COMPONENT PLANNING

PORTFOLIO FACILITY COMPONENT

Immovable asset portfolio Maintenance planning per

Performance requirements and Identify components Determine impact for service

A Maintenance Management Plan should at least comprise the following:

i. A list of all the components of a facility.

5.1 NEW FACILITIES

5.2 EXISTING FACILITIES

The following terms are relevant to this guideline:

Condition The physical state of the asset.

Existing facility A facility that is already in operation and is subject to maintenance.

Acronyms relevant to this guideline include:

APP Annual Performance Plan

CoC Certificate of Compliance

ENE Estimates of National Expenditure

GRAP Generally Recognised Accounting Practice

IDMS Infrastructure Delivery Management System

IPMP Infrastructure Programme Management Plan

IPIP Infrastructure Programme Implementation Plan

MMP Maintenance Management Plan

MTEC Medium Term Expenditure Committee

MTEF Medium Term Expenditure Framework

NIMS National Infrastructure Maintenance Strategy

PFMA Public Finance Management Act, 1999 (Act no 1 of 1999)

PPP Public Private Partnerships

RCM Reliability-Centred Maintenance

SANS South African National Standard

7. THE MAINTENANCE PLANNING PROCESS

The maintenance approach for each component will be determined by considering:

After determining the relevant maintenance approach per component the:

FIGURE 2: MAINTENANCE PLANNING PROCESS

Portfolio level Service, utilisation and Plan, schedule Compile Maintenance

Service, utilisation Analyse information to Plan, schedule and cost

Maintenance Execute maintenance

Condition Change in condition 2. Determine impact

Failure event New reliability

4. Determine priority 3. Determine criticality

6. Determine maintenance (Lifecycle)

7. Cost/update cost of 8. Prepare maintenance MTEF Maintenance

Allocated Annual (quarterly)

Legend: Process Trigger Output

8. STEP 1: COLLATE DOCUMENTATION AND DETERMINE FACILITY

Operation and maintenance manuals.

8.2 DETERMINE THE COMPONENTS OF A FACILITY

Each component should be described by the following information:

number (according to numbering system) allocated by the maintenance planning function;

FIGURE 4: DETERMINING THE CRITICALITY AND PRIORITY OF A COMPONENT

Impact of failure Maintenance approach and Maintenance

Condition and Reliability

9.1 THE IMPACT OF FAILURE

TABLE 1: IMPACT OF FAILURE ON SERVICE LEVELS, PEOPLE AND FINANCES

Rating Service delivery People No of Impact status

Rating Service delivery People No of Impact status

I2 Service delivery Minor injuries > R2 million 0 0 Minor

I1 Minor errors in Injuries or ailments R1 million 0 0 Insignificant

Example: The impact of failure

9.2 THE LIKELIHOOD OF FAILURE

Performance requirements and Identify components Determine impact for service

8. STEP 1: COLLATE DOCUMENTATION AND DETERMINE FACILITY