If thefilescan’t be foundorare missing
andcomplex nature or has arange of specialist building services it mightbeunrealistic to expect such a review to be within the remit or indeed the field of expertise of the
buildingmanagers.Sotheremaybemerit in consideringextending theroleofthe surveyor and perhaps commissioning a services consultant on aone-offbasis to prepare a schedule of routine tasks fromthesemanuals. In buildingspre-datingthe CDM
Regulations there will often nowalso be a range of suchmanuals arising fromany major works projects completed in recent yearswhich did fall within the scope of
theregulations.These should of course be made availabletothe surveyor but, again,it is advisable to ensure the provisions of any warranties are being observed by instigating routine inspection andmaintenance. Oftenhealthand safetymanualsare absent
or at best
incomplete.Check first that they aren’t in a dusty basement store as they arefrequentlyput away ‘safely’ only to be forgotten. They areanintegralpartofthe maintenanceplanfor thebuilding andany contractor workingonthe building should have accesstothemfor compliance with safety legislation.
Flat Living Spring2012
sections,itisimportant to useyourbest endeavours to acquireareplacement set of information. It is ofteneasierthanone might expecttodothisprovidedalittleeffort and timeis committed. Referenceshouldalsobemade to other
documentswhichwillexist formost buildings. TheperiodicHealthand Safety Auditwillgenerally identify thespecific statutory legislationwhich applies, such as lift inspections, water testing, fixed wiring testsand such like. See that allthese reports arecommissionedand arestill in date and work throughthemtoensurethe various maintenancerequirementsare actioned and suitably diarised on the routinemaintenance schedule.
Back to Basics In allofthis, don’toverlookthe basics:simple cost free tasksare everybit as essentialtothe overallmaintenancestrategy. If youhavesite staff or even contract cleaners or gardeners, considerwhat routinetasks wouldbewithin theirreasonablecompetence. Good examplesof this mightinclude checking that alldrainage outletsand gulliesare clearedatfrequent intervalsorthatlight bulbsincommonparts are replaced as andwhen required. Themaintenancestrategyfor each block should be periodically reviewed and adjusted
as circumstances dictate, particularly as buildings get older. In all cases the importance of having regular inspections undertaken to identify defectsand actswiftly cannot be
under-emphasised.The extent towhichthis is necessary will varyfrom blocktoblock and mightinclude weekly reviewsbysitestaff, reinforced bymonthly or quarterly walk- throughs by the propertymanagers. Again thereare limits towhat canbereasonably expectedofthe propertymanagers andsite staff as certain aspectsmayfalloutside of their field of expertise. In certain cases itmaybeworthwhile
consideringanannualreviewbyasurveyor or similar professional and if a planned maintenance report is in place such a review would run in tandemwith the recommended update of that document.●
KevinMarshallManaging Director, CardoeMartin
CardoeMartin Limitedareanindependent privatepracticeofcharteredbuilding surveyorsbasedinNewCavendishStreetW1. Thecompanycoversthefullrangeofbuilding surveyingservicesbuthasaparticular specialisminworkingwithblocksofflats dealingwithmajorworkprograms, planned maintenancereportsandindividualdefects investigation.
Formoreinformation, contactKevin MarshallBSc(Hons)MRICS,Managing Director on either 02075638900 or
kevin.marshall@
cardoemartin.co.uk
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