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1. INTRODUCTION
What is a building? A building is a structure that has a roof and walls and stands more or less permanently in one place. Buildings are of several types and sizes depending on their applications and purpose which might include bungalow, duplex, storey, semi-detached, and high-rise structures. These building can serve several purposes ranging from office, school, medical centre, stadium, factory, pens, prison, religious centres, hostels, hotels etc. Building as a Mechanical Equipment The purpose of a building is not only for shelter but to provide comfort and protection to its occupants be it humans, animals or machines. Generally, for a building to function properly it must be incorporated with several services which are mainly mechanical and electrical services. The mechanical services consist of the plumbing system (water supply and drainage systems), air conditioning and ventilation system, fire-fighting and suppression system, and transport system (elevators, escalators etc.), while the electrical services consist mainly of lighting system, power, and security systems. Therefore, a building can be defined as one big electro-mechanical system (or equipment), specifically designed to provide shelter, protection and comfort to its occupants be it living or non-living. The building generally consists of three components; the mechanical, electrical and the structural components. This re-view paper is meant only to discuss the maintenance of the mechanical components of a building. 1.1. USES OF A BUILDING
Building is an integral part of human existence and has several important uses. Some of its uses includes:
- It provides shelter, security and comfort for humans
- A building can be used to shelter machines and equipment.
- It can be used as a bank to protect valuable items
- A building provides a comfortable environment for rearing of animals e.g. a poultry farm
- A building can provide a comfortable environment for keeping perishable goods e.g. cold rooms and stores.
- A building can be used to protect antiques and historical items e.g. museums and library.
- It can be used as religious monasteries and a fortitude
- It can be used as educational institutions
- It can be used as hospitals and research laboratories etc.
1.2. DESCRIPTION OF THE VARIOUS COMPONENTS (MECHANICAL) OF
A BUILDING
The mechanical components of a building include:
- The Plumbing System:
The plumbing system can be defined as a utility consisting of pipes and fixtures for the distribution of water or gas in a building and for the disposal of sewage. Therefore, the plumbing system consists of:
a. The Water Supply System: Water supply system brings water into the structure; this water comes from the community water mains and or water tanks. There is a valve on the water mains itself for each structure that can be used to shut off its water supply. From there, a single pipe brings water into the structure, and it is then distributed to individual fixtures through a network of pipes with valves. A meter keeps track of how much total water enters the structure. b. The Gas Supply System: the gas supply system brings gas into the structure; this gas also comes from the community mains and or gas tanks. The gas supply system is similar to the water supply system except that a steel pipe and tank is used in gas plumbing and storage respectively. c. The Drainage System: The drainage system consists of the sanitary and the storm water drainage system. The sanitary drainage system removes wastewater from a building. It consists of pipes that take out human waste and faecal matter as well as wastewater from cooking, laundry, etc. The sanitary drainage system is connected to a series of vent pipes that go through the roof vertically; this allows for the venting of gases and for
pyrogens etc. Generally, this system consists of tanks and/or network of pipes containing fire extinguishing fluids that can be released manually or automatically during a fire outbreak.
- Transport Systems:
The transport system in a building consists of the elevator, escalator, travellator, conveyor, cleaning cradles etc. which aids movements in a building structure.
The elevator typically moves loads vertically up and down a tall building, escalator moves loads at an angle up/down building floors and travellator moves loads over a horizontal distance. Conveyors are mainly used in factory buildings, airports and banks to move loads from one section to another and cleaning cradles are used to clean high rise buildings (typically its glazing).
- MAINTENANCE REQUIREMENTS OF A BUILDING Just like all other mechanical equipment, a building also depreciates and failures do occur. It is therefore necessary for the building to be properly maintained in order to improve its service life. The mechanical systems are the heart of the building and one of the first thing whose discomfort is felt when it fails. Therefore, proper maintenance procedures have to be put in place for this system to prevent, correct and repair it in case of failure. (Note: this work will focus mainly on elevator maintenance as it is the most complex and dangerous of the transport system. Some of its maintenance procedure can also apply to other transport systems as their principle of operation is almost similar) 1.3. PREVENTIVE MAINTENANCE This is a maintenance that is regularly performed on a piece of equipment to lessen the likelihood of it failing. Preventive maintenance is performed while the equipment is still working. So that it does not break down unexpectedly. 2.1. Preventive Maintenance of the Plumbing System
- (^) Avoid chemical Drain-clearing products: clogged drains are the most common building plumbing problem, and you can buy chemicals to clear them. But these products sometimes do more harm than good. They can actually erode cast-iron drainpipes.
- Prevent future clogging: clogs aren’t just nuisances. Backed up water puts added pressure on your wastepipes, stressing them and shortening their lifespan. So, avoid plug-ups by watching what goes down the drains. That means keeping food scraps out of the kitchen drains, hair out of bathroom drains, and anything but sewage and toilet paper out of toilets. Install screens over drains in showers and tubs, and pull out what hair you can every few weeks to prevent build-ups. Scrape food into the trash before doing dishes, and never put liquid grease down the drain; grease is only liquid when hot, when poured down the drain, it cools and becomes solid.
- Reduce the pressure: as nice as high-water pressure can be when taking a shower or filling a stock pot, it stresses the pipes, increasing the likelihood of a leak that drastically reduces the life of the plumbing. This high pressure makes the pipe joints, faucets, and appliance valves work harder. The pressure can be reduced by measuring the water pressure with a hose bib gauge and adding a low-flow showerhead.
- Soften the hard water: if the water source has a high mineral content, it can shorten the plumbing’s lifespan. These minerals build up inside the pipes and restrict flow, increasing the pressure and can corrode joints and fittings.
- (^) Gate valves should be put at critical locations to shut off the water supply which prevents wastage of water during repair and maintenance work.
- Clear the sewer lines or Septic Tank periodically.
- Water transfer pumps should be installed in pairs (one duty and one stand-by) so that when one fails the other can take the work without any inconvenience 2.2. Preventive Maintenance of the Air Conditioning (HVAC) System The HVAC system should be adequately sized for the space to be cooled or heated as too small or too large system can reduce its service life due to over or under functioning. Dust accumulation plays a major role in reducing the efficiency and service life of the HVAC unit, the unit should therefore be cleaned routinely and the dust filters changed if damaged. The thermostat should be set to a normal comfort range to prevent freezing of the evaporator unit which can cause leakage of the coils. The system should be adequately serviced to prevent unplanned breakdown.
2.3. Preventive Maintenance of the Fire-fighting System
- Pollution (due to bad odour) can occur in a building due to faulty trap in the fixtures or blockage of the vent pipe. This can be corrected by checking that the traps are not leaked and the vent pipe is not blocked.
- Flooding and water logging can occur in a building due to improper drainage. The gutters and vertical leaders should be checked for leakage and ensured that they are not under sized for their purpose. 2.6. Corrective Maintenance of the Air Conditioning (HVAC) System
- Air filters should be cleaned when dusty or replaced when damaged.
- The refrigerant level should be refilled when it falls below normal range.
- Damaged and worn fan blades and motors should be replaced
- Air flow and thermostat should be adjusted to the appropriate comfort level to optimize cooling operations of the system.
- The evaporator and condenser fins should be cleaned as dirt accumulation can reduce convective heat transfer to the surrounding, thereby reducing its cooling efficiency. 2.7. Corrective Maintenance of the Fire-fighting System
- If a sprinkler system fails to actuate at the outbreak of fire, this might be due to faulty temperature sensor (thermostat). The sensor might be damaged or the settings are compromised, which as a result should be changed immediately or adjusted as the case may be.
- The sprinkler heads can be blocked due to deposition of dirt from the water, the heads can be removed and cleaned. Also, the water running through the pipes should be clean to avoid depositions.
- Empty and damaged fire extinguishers should be replaced.
- Faulty pressure pumps should be repaired to keep the pressure in the sprinkler, hose reels and hydrants at the normal gauge.
- Damaged pipes and valves should be replaced immediately to avoid leakage.
2.8. Corrective Maintenance of the Transportation System
- The door of an elevator should be adjusted to ensure full closure at a correct speed and proper operation of the door reopening devices.
- Adjust, lubricate or replace mechanical parts like worn out gears, brakes, bearings or cables when needed.
- The elevators ventilation system should be repaired when faulty.
1.5. SCHEDULE MAINTENANCE
Planned or scheduled maintenance is a list of predetermined maintenance actions carried out at regular time intervals that are aimed at the prevention of breakdowns. The primary goal of scheduled maintenance is to prevent equipment failure before it actually occurs.
2.9. Schedule Maintenance of the Plumbing System One process that can be a valuable part of the daily maintenance routines for plumbing system and components involves measuring, monitoring, reporting and recording. The first steps in effective troubleshooting involve knowing baseline flow readings, and monitoring, recording, and comparing the current readings. If any of these readings are outside normal range, flush valves and faucets might not perform well, even though they are in perfectly good operating condition due to too high or too low water pressure. Daily cleaning of the toilet seat, bowl, fixtures, and urinals is important to maintain an antiseptic, odour-free restroom. Housekeeping crews should use only soap and water-not harsh chemicals-on chrome fixtures, since harsh cleaners can quickly dull and damage the chrome. The gas supply pipes and valves should be checked daily to ensure there is no leakage. The septic and soak away tanks should be emptied annually or biannually to prevent overflow. 2.10. (^) Schedule Maintenance of the Air Conditioning (HVAC) System
- The air conditioning system should be periodically serviced to prevent unexpected breakdown.
- The air ducts should be cleaned every 2 years and checked for leaks annually.
repair of the fault. Monitoring the change in the time it takes for waste water to drain completely from the floor drain, basin/sink can also serve as predictive measure to know when the drains or ICs and traps require maintenance. A sudden increase in the frequency of pumping water or drop in water pressure can predict a burst or leak in pipes (as leakage might not be easily detected since the pipes are hidden underground or in walls).
2.14. Predictive Maintenance of the Air Conditioning (HVAC) System Maintenance requirement can be predicted for an HVAC by monitoring system starting characteristics and capabilities. Listen for abnormal noises and search for unusual odours from the system. Monitor the heating and or cooling rate of the system and compare it with the normal rates to sense abnormalities; reduced cooling effect might suggest low refrigerant which might be due to leak and other abnormalities, dust accumulation on the fins or blower malfunction. 2.15. Predictive Maintenance of the Fire-fighting System
Drop in the pressure gauge of the fire-fighting systems can indicate leak of pipe, valve or faulty pressure pumps; and can indicate empty tanks (in case of portable extinguishers).
2.16. Predictive Maintenance of the Transportation System Monitoring of any change in the system performance can serve as good predictive measures against fault. Abnormal noises from the transport systems can indicate a need for lubrication on the mechanical parts. Abnormal movements e.g. jacking and vibrations and change in travel time can predict engine abnormalities, this calls for proper servicing of the engine and a corrective maintenance of the engine control room.
3. SUMMARY, CONCLUSION & RECOMMENDATION
1.7. Summary Building is an electro-mechanical system (or equipment), specifically designed to provide shelter, protection and comfort to its occupants be it living or non-living. The building generally consists of three components; the mechanical, electrical and the structural components. The mechanical components consist of the plumbing system (water supply and drainage systems), air conditioning and ventilation system, fire-fighting and suppression system, and transport system (elevators, escalators etc.). Just like all other mechanical equipment, a building also depreciates and failures do occur. It is therefore necessary for the
building to be properly maintained in order to improve its service life. Proper maintenance procedures can be done under four main conditions which are: corrective, schedule, preventive and predictive maintenance. 1.8. Conclusion Proper maintenance procedures do not only improve the service life of the equipment but also improve their working efficiency thereby creating both physical, mental and financial comfort to the owner on the long run. Therefore, proper maintenance procedures are tantamount to the owners’ comfort. 1.9. Recommendation It is recommended that qualitative services are provided for a building at the construction stage regardless of the initial cost, as a building is required to provide a long- term service to its occupant. It is also recommended that proper routine maintenance procedures should be taken to improve the service life and efficiency of the building and to predict and prevent any form of discomfort due to failure of one or more of its components.
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Elevator Maintenance Checklist (2015), Retrieved (15 th^ of October, 2017) from: http://
www.elevators.com/elevator-maintenanace-checklist/
