Portfolio - Case Study 15

Planned Maintenance, Stirling, Mackay Properties

We received an instruction to inspect two buildings owned by Mackay properties in Stirling at Castle Business Park.  The purpose of our inspection was to review their condition and prepare a report advising upon the need for maintenance and repairs following the occurrence of water ingress. 

As a result we carried out a detailed inspection of all accessible areas and prepared a report which in effect comprised a Planned Maintenance schedule for each property.  These schedules identified the current or perhaps more appropriately the backlog maintenance requirements and also projected future items of expenditure which we were able to anticipated over the next 5 or 10 years.  In theory, we are able to provide reports which project 25 or even 50 years into the future.  The timescale depends entirely upon the client’s requirements.  The ability to project with relative accuracy future maintenance profiles enables our clients to more accurately project their budgetary requirements which can be factored into running costs.

In the case of these buildings we were able to identify a number of remedial actions which could be categorised under a number of different headings.  In essence for simplicity we have referred to these as design, specification or wear and tear issues. 

Design issues are those where a component has become affected by its juxtaposition within the building.  An example here would be cracking.  In most if not all cases cracking is avoidable.  In fairness, whether the design or in turn the construction process has failed requires access to original working drawings and calculations. 

Specification issues normally relate back to contract documentation and or failures in site control but on occasion the contractor will unbeknown to the professional team replace components with inferior products.  Problems can also occur from premature component failure due to defective manufacture. 

Lastly, wear and tear will always be a factor in building maintenance.  If a building is carefully and correctly occupied and is also well designed and specified then most building materials will invariably last a reasonable period of time.  Unfortunately what cannot always be factored in to the design is the manner in which people interact with buildings.  More often or not unusual wear and tear patterns result from abuse of one form or another, whether by carelessness of the occupant or their appointed contractors.  An example would be the placement of a metal ladder with worn rubber feet on a single ply flat roof or gutter lining which might cause it to be damaged.

Having reported our findings in this case the Client instructed us to competitively tender the works which included both backlog maintenance and design defects.  The works were also utilised to address other issues including the appearance of one of the buildings by introducing a new external colour scheme which enabled the building in question to appear more contemporary amongst the surrounding development works.