This document provides an overview of key building structure, finishes, and site components that facilities managers are responsible for maintaining, including the roof, exterior walls, windows and doors, structural frame, foundations, elevators, parking areas, storm water drainage systems, landscaping, and irrigation systems. For each component, the document outlines relevant details about materials, typical issues that may arise, and maintenance considerations. The goal is to properly care for these elements to allow buildings and sites to last for decades with proper upkeep and repairs.
3. Exterior walls
Enclose structure
Supports roof (low rise)
Should last for many decades if properly
maintained
Painting
Cleaning
Inspection
4. Windows and Doors
Window types
– Fixed
– Casement
– vertically hung
Glazing
– single
– double
Doors types
– Wooden
– Metal
– Solid
– Hollow
– some are mostly glass (revolving doors, for example)
5. Structural frame
Skeleton of building
– should be inspected at least once a year
Walls (low rise)
Concrete/Steel superstructures (high rise)
6. Foundations
usually stone or concrete
rests on a solid, underground footing base
frost walls
drainage
carries a building's dead and live loads
– Dead load (building’s weight)
– Live load (dead load + people, furniture, natural
stresses)
7. Elevators
Cable
– Elevator shaft
– Car or cab
– Guide rails
– Cables
– Counterweights
– Safety devices
– Elevator motor
Hydraulic
Much of the maintenance is done by the
manufacturer
8. Parking areas
Concrete
– mixture of paste and aggregates
– hardens through hydration
– tensile strength
– Deterioration
Crazing
Leaching
freeze/thaw cycles
Spalling
Asphalt
– mixture of asphalt, cement and aggregate
– typical problems caused by poorly
compacted soil underneath
– surface failures caused by
weathering or wearing
insufficient asphalt
too much asphalt
unstable mixtures
poor drainage
Structural features
– Subgrade
– Subbase
– Surface course
Layout considerations
overall dimensions
parking controls for managing traffic
well-defined entrances and exits
acceleration/deceleration lanes
number of parking spaces
Maintenance issues
– surface cleaning
– Inspections
– Waterproofing
– minor repairs of cracks
– structural repairs
– snow and ice removal
9. Parking Lots and ADA requirements
a specified number of parking spaces (depending on
the total number of parking spaces) must be
“accessible”
requirements include
– width of parking spaces
– access aisles
– accessible routes
– accessible parking spaces in valet parking facilities
– passenger loading zones must also be accessible
Total # spaces Req’d Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1000 2% of total
1001 + 20, plus 1 for ea 100
10. Storm water drainage systems
designed to carry rain water away from the property
sheet flow
open-channel flow
underground drainage facilities should be built to last
at least 50 years
11. Landscaping and grounds
Often outsourced
Sets visual tone for property
Curb appeal
Maintenance
– Planting
– Mowing
– Fertilizing
– Pruning
– Watering
– Work varies with the season and climate
12. Irrigation systems
Provides water for the grounds
Overwatering should be avoided
Sources of water
– potable water system
– stored supply (lake, underground tank)
– nearby stream or river
– gray water
Sprinkler heads
Mist applicators