Chapter 3 U N D E R S T A N D I N G B U I L D I N G

M AINTENANCE & M ANAGEMENT

3.1 General Problems that building owners usually encounter in the

maintenance or management of their properties, and their
possible causes are described in this Chapter. Having
acquired the relevant background knowledge, building
owners can be in a better position to assess the
conditions of their properties.

Solutions to some common problems described in

this Chapter are provided in Chapter 4. Detailed
steps, alternatives, rectification measures and methods
have also been included. After reading through these
two Chapters, building owners can gain a further
insight on the concerned subject matters facilitating
their selection of suitable rectification measures.

Maintenance and Management are two closely

related issues. Building management, apart from
covering the basic security and cleanliness aspects
of buildings, should also coordinate or even include
implementation of maintenance plans to ensure a
safe and pleasant living environment. As explained
in the coming sections of this chapter, surveillance
can be strategically combined with inspection for
maintenance. It would be beneficial to owners in
engaging the same personnel in carrying out both
duties.

3.2 Timely Prevention is better than cure. Defects create hazards leading to serious or fatal
Maintenance injuries. Most defects can, at their early stages, be discovered through visible or
detectable symptoms. If not promptly rectified, minor defects can develop into serious
ones, causing failure or sudden collapse, endangering lives and becoming more
costly to rectify. While Chapter 3 gives readers some hints on preventing the problems
and foreseeing the needs, Chapter 4 provides solutions for early actions or rectification,
thus avoiding hazards and Government orders. This is the spirit of timely maintenance.

U N D E R S TA N D I N G B U I L D I N G
27 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1 Common Building Defects and Their Symptoms

Maintenance
(a) Background

Defects occur in various forms and to different extents in all types of buildings,
irrespective of age. The followings all contribute to the occurrence of defects
in buildings:

• the large varieties of building materials used that may not be well congruent
with one another;

• construction techniques that may not be defect proof, inconsistent or sub-

standard workmanship;

• use of unsuitable construction details;

• extreme site conditions undermining performance standards;

• natural deterioration;

• attacks by pollutants; and

• improper uses of the completed buildings.

(b) Defects in Buildings

Summary of common defects in the buildings:

(i) Defective concrete, spalling or loose plaster in ceilings

Symptoms/Phenomenon

• Surface with water/rust staining, water leakage

• Patterned cracking

• Bulging, falling off of concrete patches with

reinforcement exposed, often rusty

• falling off of plaster/tiles

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 28
 Chapter 3

3.2 Timely
(i) Defective concrete, spalling or loose plaster in ceilings (continues)
Maintenance
Possible Causes

Defective concrete as a result of ageing is

commonly found in old buildings. Persistent
water leakage may affect the steel reinforcement.
Weak concrete caused by the use of salty water
in concrete mix, or overloading are also common
causes in spalling.

Relevant Section in Chapter 4

• 4.1.1(a)(i)

(ii) Water seepage from external wall, window, roof, or from ceiling

Symptoms/Phenomenon

• Water staining

• Peeling off of paint or wall paper

• Water dripping

• Growth of fungus

• Defective concrete, plaster or tiles

• Rust staining

Possible Causes

External water seepage could be due to a

variety of reasons including cracks on external
wall, honey comb concrete, defective sealant
at window, defective waterproofing membrane
at roof, defective external water and drainage
pipes, etc.

Relevant Section in Chapter 4

• 4.1.3

U N D E R S TA N D I N G B U I L D I N G
29 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(b) Defects in Buildings (continues)

Maintenance

(iii) Structural cracks in walls

Symptoms/Phenomenon

• Cracks that penetrate through finishes into

the concrete or bricks

• Long, continuous cracks across width of wall

• Diagonal cracks at corners of window or

door

• Cracks with rust staining

Possible Causes

Structural cracks may be caused by many factors,

e.g. excessive movement of the building structure,
unwanted ground settlement, serious overloading,
weaknesses caused by corrosion/deterioration
of materials, or damage by accidents, or poor
design/ construction, etc. Detailed investigation
must be carried out to identify the cause(s) which
must be removed or rectified before the cracks
are repaired.*

Relevant Section in Chapter 4

• 4.1.1(a)(ii)

(iv) Structural cracks in columns & beams

Symptoms/Phenomenon

• Cracks that penetrate through finishes down

to the concrete or bricks

• Spalling

Possible Causes

Same as item (iii) above.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 30
 Chapter 3

3.2 Timely (v) Non-structural cracks (usually in plaster or other finishes with cement
Maintenance sand rendering as base)

Symptoms/Phenomenon

• Hairline cracks

• multi-directional cracks (shrinkage cracks)

• Cracks between panel walls and structural

elements e.g. brick wall and beams/columns

Possible Causes

Cosmetic shrinkage cracks in plaster or other

forms of finishes will affect the appearance only
and do not pose any safety concern. They are
small hairline cracks developed within the finishes
layer not penetrating down to the reinforced
concrete structure.

Relevant Section in Chapter 4

• 4.1.1(b)(ii)

(vi) Defective external wall finishes/mosaic tiles/ceramic tiles/stone

cladding/curtain wall

Symptoms/Phenomenon

• Debonding of finishes/tiles from wall structure

resulting in "hollow sound" when tapped with
a hammer

• Cracking of wall surfaces

• Bulging with hollow base

• Falling off

• Cracks

• Loosening of parts

U N D E R S TA N D I N G B U I L D I N G
31 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(b) Defects in Buildings (continues)

Maintenance

(vi) Defective external wall finishes/mosaic tiles/ceramic tiles/stone

cladding/curtain wall (continues)

Possible Causes

The defects could be due to ageing, structural

movements, defective workmanship during
installation, thermal movement, defective or
missing expansion joints, damage by external
factors (e.g. falling objects during typhoon),
ingress of water into the gap between the finishes
or tiles and the structure, etc.

Relevant Section in Chapter 4

• 4.1.1(b)

For repairing the above defects, please refer to Chapter 4 Section 4.1.1 onwards.
* Structural cracks deserve immediate attention. They indicate that the structure
of the building, or at least a part of it, is overstressed. A structure, when stressed
beyond its capacity, may collapse without further warning signs. When such
cracks suddenly develop, or appear to widen and/or spread, the findings must
be reported immediately to the Buildings Department. A building professional
such as a Registered Structural Engineer is usually required to investigate the cause(s)
of the cracks, to assess their effects on the structure, to propose suitable rectification
and remedial works, and supervise the carrying out of such works.

(c) Defects in Building Services Installation

Most of the mechanical components of the building services installations

have a relatively shorter life span than the building structure. Defects in
the mechanical components usually lead to failure requiring repair or
servicing. It is therefore necessary to have a planned schedule for foreseeable
Avoiding
servicing and replacement for components. Avoid exhausting the designed
life-span of such components can prevent sudden breakdown of services
that causes undesirable or even disastrous consequences. For more detailed
descriptions on building services installations and their maintenance, please
refer to Chapter 4 Section 4.1.2. Common defects in building services
installations are summarized as follows:

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 32
 Chapter 3

3.2 Timely
System Symptoms/Phenomenon Possible Causes
Maintenance
Air • Not cool enough, not warm • Poor efficiency, leakage of
Conditioning/ enough refrigerant dust and dirt at
Heating heat transmission fins

• Noisy, no air movement • Loosen parts, blowers or

propellers breakage

• Engines sound normal but no • Dust screens blocked, air

air movement ducts and grilles needs
cleaning

• Noisy blowers or propellers • Misalignment of motor

movement shafts

• Poor indoor air quality • Insufficient fresh air intake,

mal-function of intake air
filter

• Dripping and substandard • Insulation failure

output of cool or warm air

• Noisy blowers or propellers • Misalignment of motor

movement shafts

Other building services installations that require regular checking and

maintenance include gas supply, security system and alarm, radio, telephone
and television signaling systems, etc.

(d) Defects in Slopes and Retaining Walls

(i) Maintenance responsibility of

slopes or soil retaining structures
within private boundaries rests
with the owners. However, it
is not uncommon that the
maintenance responsibility of
slopes and retaining walls on
Government land adjoining or
in the vicinity of the lot is also
placed on the land owners under
lease.

U N D E R S TA N D I N G B U I L D I N G
35 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(d) Defects in Slopes and Retaining Walls (continues)

Maintenance
(ii) Natural, cut and man-made slopes should be
regularly inspected to clear loose stones and
boulders as well as undesirable vegetation
that may damage the slope surface cover
or drainage. Retaining walls should be
monitored, in particular the integrity of structure
and the performance of its drainage system.
Some retaining walls may have monitoring
devices installed which should be checked
by competent persons regularly. Strengthening
of slopes and retaining walls, if required, should
be carried out promptly and whenever possible
completed before the rainy seasons.

(iii) Most slope or retaining wall failures

are associated with water. Slopes
adjoining water courses have to
be more frequently monitored.
Prolonged rainfall, blocked subsoil
drainage, broken surface channels,
deteriorated surface coverings,
surge of ground water table are
contributing factors to slope or
retaining wall failure.

(iv) Defects of slopes or soil-retaining structures are:

• Accumulated debris in drainage

channels

• Vegetation causing cracking of

slope surface cover and drainage
channels

• Missing or deteriorated pointing

in masonry retaining walls
pointing=finishing to the mortar

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 36
Chapter 3

• Blockage of weepholes

• Cracked / damaged drainage

channels or pavements along crest
and toe of slopes and retaining
walls

• Cracked or damaged
slope surface

• Ground subsidence in
slopes, retaining walls or in
roads or pavements at the
crest and toe of slopes and
retaining walls

• Falling objects from slopes

and retaining wall surface

• Excessive overflowing of
water from weepholes or
wall surface of slopes and
retaining walls

(v) Signs of landslip danger

• Landslip debris on roads and footpaths

• New large cracks or ground subsidence in slopes, retaining walls or in

roads or pavements at the crest or toe of slopes and retaining walls

• Mud, rocks, fragments of concrete/brick and uprooted vegetation, falling

from slopes and retaining walls

• Sudden change in colour (from clear to muddy) of water flowing from slopes
or retaining walls

• Water overflowing onto slopes and retaining walls

U N D E R S TA N D I N G B U I L D I N G
37 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(d) Defects in Slopes and Retaining Walls (continues)

Maintenance
• Cement or concrete surface of slopes bulging or being dislodged or signs
of soil erosion appearing

• Breaking of catchwaters, serious overflow from catchpits or drains

• Flooding of water in hilly areas

• Sudden increase in seepage over an extensive area of a slope or retaining

wall

(vi) Preventive maintenance of slopes and soil retaining structures comprising

the full process of investigation, analysis, monitoring and formulation of
remedial proposals, requires the professional services of Geotechnical
Engineers. There are also detailed
geotechnical guidelines published
by the Government. Appendix
7 of this Guidebook provides
details on the maintenance
responsibility and scope of
maintenance in this regard. Timely
maintenance not only helps save
lives, but also save the repair costs
in the long run.

(e) Water Seepage and Drainage Nuisance

They are common defects in Hong Kong causing nuisances to occupiers

across floors. Though it is obvious that water migrates downwards by
gravity, it is sometimes very difficult to identify the source or cause of water
seepage. An extensive investigation may be necessary with the use of
special detectors or apparatus to track down the source of leakage. Colour
dyes, samples collection for analysis, tests to the possible sources or the
specific spots, etc., are usual
means adopted in identifying
the source. It can be a long
and enduring process which
requires patience and co-
operation from all parties
concerned. Some examples are
listed as follows:

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 38
 Chapter 3

3.2 Timely Location of Leakage

Maintenance Possible Causes
or Seepage

Underside of roofs (such • Damage or deterioration of waterproofing layer

as flat roof, podium
roofs) and bottom of • Leakage at access doors or top hatch doors
light wells
• Deterioration of corrugated steel roofing materials
and joints

• Defective enclosure for water tanks

• Cracks of parapet walls affecting the waterproofing

membrane

Relevant Section • Inadequate protection/improper installation of sleeve

in Chapter 4 : around openings through roof slab
• 4.1.3(a)
• Excessive movements of construction joints

Ceiling with internal • Leakage from bathroom or kitchen above usually

areas above caused by seepage from fitments, bathtubs, shower
trays, buried pipes or drains due to improper
construction of joints, installation of sealants or
occurence of cracks

• Waterproof cement rendering underneath floor tiles

for the floor above not installed/specified or such
waterproofing features damaged by installation of
sockets or conduits

• mal-function of waterproofing in nearby external

features such as balconies or external walls above

U N D E R S TA N D I N G B U I L D I N G
39 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(e) Water Seepage and Drainage Nuisance (continues)

Maintenance
Location of Leakage
Possible Causes
or Seepage

Wall • Water penetration through external wall defects

such as cracks, joints, honeycombs, spalling, weak
points, holes, punctures, leftovers of debris and
movement of external wall components

• Water penetration through defective external wall

finishes such as loosened mosaic tiles, cracked
ceramic tiles & paint surface; through poor cladding
or curtain walls constructions; or weaknesses in
Relevant Section water-resisting components
in Chapter 4 :
• 4.1.3(c) • Water leakage through party walls between units
of pre-fabricated elements, or between buildings

Floor • Seepage from defective pipeworks or sanitary

fitments

• Temporary floods and overflows

Relevant Section • Defective bathroom fitments such as bathtubs,

in Chapter 4 : shower trays or hand wash basins, or the improper
• 4.1.3(e) installation of pipeworks or necessary sealants

Window • Improper fillings around frames

• Deformation of frame and sashes, defective gasket,

sealant or putty for window glass setting or frames

• Air conditioning box or platform tilting inwards

Relevant Section • Insufficient sealant around air conditioning units

in Chapter 4 :
• 4.1.3(d)

Basement • Inadequate or damaged waterproofing tanking

(may be due to movements or punctures)

• Deterioration of water stops at construction/

movement joints.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 40
 Chapter 3

3.2 Timely Location of Leakage

Maintenance Possible Causes
or Seepage

Buried or underground • Seepage through defective joints or pipes caused by

drains or pipes poor installation or differential movements/settlements,
movement of building structures or ground or water
table

• Corrosion of pipes at junctions with floors or walls

Relevant Section
in Chapter 4 : • Invasion of water into conduits and distribute throughout
• 4.1.3(b) the network
& (g)
• Blockage leading to excessive pressure built up

• Attack by rodents or roots of plants

Exposed (or in pipe • Inadequacy in design of drains such as insufficient

ducts) supply pipes or diameter of drains, bends being too sharp, etc.
drains
• Blockage of drains by rubbish/sand collected in the
system especially in bends or traps

• Insufficient number or deterioration of brackets leading

to hammering and breakage of supply pipes

• Blockage of open joints such as hoppers of down

pipes by plants or rubbish
Relevant Section
in Chapter 4 : • Unauthorized additions overloading the drainage
• 4.1.3 (f) system

Many different techniques for investigation and repair for the above defects
are available in the market. Readers should consult a building professional
especially when the cause of the problem is not obvious or cannot be easily
identified.

Construction or repair of waterproofing components requires specialist

materials and applicators. Normally, long-term warranty will be provided
after application. Once the sources of the leakage are diagnosed, appropriate
repair methods and suitable materials may be used to tackle the problem.
Some typical situations are provided in Section 4.1.2(d) and Section 4.1.3
of Chapter 4.

U N D E R S TA N D I N G B U I L D I N G
41 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1 Common Building Defects and Their Symptoms (continues)
Maintenance
(f) Defects in Windows and External Appendages

(i) Common defects in windows

Windows are perhaps the most

vulnerable building element in external
building envelopes, and the need for
some windows to be openable further
aggravates the problem. Glass panels
should always be replaced once cracks
occur.

Common defects in traditional steel

windows usually arise from rusty frames,
and deterioration or loss of putty or
sealant to hold the glass panels.

Aluminum windows have been widely used in new developments and as

replacement of steel windows in existing buildings but recent incidents of
their failure have aroused safety concerns.

Aluminum window system involves assembly of a certain number of

components by rivets, screws, hinges and fixing anchors. These accessories,
which are prone to failure, require regular servicing and maintenance to
prevent failure. The friction slide hinges are delicate parts of the window
which demand close attention to avoid accumulation of dirt that obstruct
the sliding motion and mild lubrication to reduce friction of the moving parts.
Without the required servicing and maintenance, hinges may become too
tight to operate, rivets may loosen up and screws may be corroded that
shorten their life-span. When
excessive forces are applied
to operate such windows or
when they are subject to wind
load, distortion or dislodgement
of the window sashes or even
the frame may result, causing
fatal or serious injuries to the
public.

Details on the repair methods are provided in Section 4.1.1(c) of Chapter 4.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 42
 Chapter 3

3.2 Timely (ii) Common defects in external appendages

Maintenance
External appendages are usually cantilevered structures which include eaves,
mouldings, projections, architectural projecting features, air-conditioning
hoods, canopies and balconies, drying racks, projecting panels and
claddings. Although the structural designs of these elements have already
catered for their cantilevered performance,
lack of maintenance and repair to combat
natural weathering would attract development
of defects, unduly shorten their life-span
and eventually result in collapse. Worst
still, such collapse might be sudden
without prior obvious symptoms such
as deflections leading to catastrophic
consequences.

There are two main reasons why cantilevered structures demand close
monitoring. Firstly, they are often exposed to weather attack or weakened
by unauthorized building works. Secondly, unlike the conventional reinforced
concrete structures that the main
reinforcements are placed near the bottom
to the element, reinforcements are placed
near the top surface of such structures
where cracks will also first start to develop.
Therefore, if waterproofing at the top is
inadequate or damaged by the cracks
allowing ingress of water, corrosion of
the reinforcements will result. The corrosion
will reduce the effective cross-sectional
area of the reinforcement bars resulting
in sudden collapse.

Common defects are:

• Cracking at junctions

• Bulging (gaps occuring between finishes and parent wall) or peeling-off

of finishes

• Spalling of concrete or uncovering of steel reinforcement

U N D E R S TA N D I N G B U I L D I N G
43 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(f) Defects in Windows and External Appendages (continues)

Maintenance
• Rusting of metal parts

• Damage by fungus or vegetation growth

• Water seepage through the features

• Corrosion or loosening of attachments

Except for canopies which are mostly found in podium levels, other
appendages are usually thin and small in sizes but large in numbers which
are difficult to check and monitor. Therefore, adequate resources should
be allocated for regular inspection and repair in order to prevent them from
becoming falling hazards.

Windows and balconies of individual units usually provide vantage points

for inspection of the defects in the exterior of the building. Owners spotting
any defects in the exterior of the building should report to the property
manager or the Owners' Corporation (OC) for their action, irrespective of
whether the defects are at the exterior of their own units or other units.

3.2.2 Areas for Special Attention

(a) Storage of Dangerous Goods

(i) Proper handling and storage of dangerous goods

In accordance with the Dangerous Goods Ordinance, dangerous goods

exceeding the exempted quantity should be stored in a licensed dangerous
goods store. Common examples are spirit, some essential oils, LP gas and
kerosene. Other examples involve mostly commercial and industrial usage.

Dangerous goods must be handled with extreme care. When they are
being in use, no naked fire is allowed in the vicinity in order to avoid the
outbreak of fire and explosion.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 44
 Chapter 3

3.2 Timely (i) Canopies and Balconies

Maintenance
Among the appendages,
canopies and balconies are, in
particular, susceptible to misuses.
Canopies are meant to protect
the pedestrians from weather and
falling objects. Balconies are for
the leisure purpose of the
residents. But they can collapse
causing serious or fatal injuries if there is lack of maintenance/repair,
misuse, addition of UBW above or below the canopies, material
corrosion/deterioration, poor construction, etc. There are also cases
where the collapsed canopy itself is an unauthorized addition. Overloading
the approved balconies by using them for storage leading to eventual
collapse have also been found.

The following are therefore of paramount importance:

l avoid overloading of a canopy/balcony;
l ensure the canopy/balcony is free from any unauthorized structure;
l avoid ponding of water on a canopy/balcony;
l ensure the drainage and any waterproofing system of the canopy/balcony
are well maintained for proper protection of the structure; and
l do not replace balcony parapets with glass panels unless the design has
been carried out by an Authorised Person (AP) or a Registered Structural
Engineer (RSE) and the installation carried out by a Registered General
Building Contractor under the supervision of such AP or RSE.

Defects in canopies and balconies may not be revealed just by visual

inspection. Whenever there is a concern about the safety of
such features, the owner should engage a building professional
to carry out an investigation. The Buildings Department (BD) may
also issue orders to the registered owners of canopies/balconies
requiring them to engage building professionals to investigate and make
safe, where warranted, such structures.

The investigation usually includes the opening up of the key structural

spots, examining the original construction material and details, testing
material strength, and assessing the stability. The drainage and
waterproofing aspects as well as any loose parts or attachments will
also be dealt with.

If assessments by the building professionals reveal that the structures

have become unsafe, remedial works such as additional strengthening,
ultimately partial or even total demolition of the structures may be
necessary.

For more details on the execution of the works, please refer to Section 4.2
and Section 4.3 of Chapter 4.
U N D E R S TA N D I N G B U I L D I N G
61 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.2 Areas for Special Attention (continues)

Maintenance
(j) Defects Caused by Adjoining Building Works or Other External
Factors

(i) Adjoining building works

Defects in buildings can be caused by activities carried out in adjoining

sites. Examples of such activities are excavation, piling, demolition and
construction. Such works should be supervised by the Authorized Person
(AP), Registered Structural Engineer (RSE) and registered contractor of
the subject works. In the case of Public Works, such will be supervised
by the relevant Government Departments or the building professionals
and contractors employed from the private sector.

The Buildings Department (BD) and other relevant Government Departments

will, from time to time, inspect and check on aspects such as safety,
stability, noise, dust, and water pollution problems of such works. Even
though safety precautionary measures might have been taken, there
are chances that such works at the adjoining buildings are somehow
affecting your building.

(ii) Other external factors

harsh
They include inclement weather, accidents, burglaries, or negligence
of adjoining owners. Accidents may be due to car intrusion, fire,
landslide, bursting of public pipes, or falling of objects from adjacent
buildings.

(iii) Common defects

The common defects caused by adjoining building works or other external

factors include:

• cracks at walls, windows, doors, ceilings, floors, etc. due to vibrations

or soil movement or settlement;

• tilting or slanting of part of your building due to soil movement or

settlement;

• partial collapse of a wall or roof;

• water seepage at your party wall after the adjoining building was
demolished; and

• flooding or mud flow from the site, or indirectly caused by the site due
to blockage of public drains.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 62
 Chapter 3

3.2 Timely (iv) Shoring works

Maintenance
Situation may arise that shoring
works are required to be carried
out in a property in relation to
works in an adjoining site. This
is usually a precautionar y
measure for the safety of the
building affected by the works.
Or it may form a part of the
remedial works required when
certain defects are discovered.

The shoring or supporting works

are meant to strengthen and
protect the structure of a
building. However, it might
inevitably cause damage to the
decorations and finishes, and
inconvenience.

The initiating adjoining owners will have to seek consent to carrying out
such works in the affected building. However, even if mutual agreement
cannot be arrived at, the required works should still be implemented
for the sake of safety and structural stability.

Normally, the shoring and supporting works will be removed after the
completion of the adjoining works. In the case if the affected property
has developed structural damage, the adjoining initiating owner will be
required to carry out the necessary investigation, survey and repair to
your building before removing the supporting structures.

Section 4.1.8 of Chapter 4 provides more guidelines in this regard.

U N D E R S TA N D I N G B U I L D I N G
63 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(b) Defects in Buildings (continues)

Maintenance

(vi) Defective external wall finishes/mosaic tiles/ceramic tiles/stone

cladding/curtain wall (continues)

Possible Causes

The defects could be due to ageing, structural

movements, defective workmanship during
installation, thermal movement, defective or
missing expansion joints, damage by external
factors (e.g. falling objects during typhoon),
ingress of water into the gap between the finishes
or tiles and the structure, etc.

Relevant Section in Chapter 4

• 4.1.1(b)

For repairing the above defects, please refer to Chapter 4 Section 4.1.1 onwards.
* Structural cracks deserve immediate attention. They indicate that the structure
of the building, or at least a part of it, is overstressed. A structure, when stressed
beyond its capacity, may collapse without further warning signs. When such
cracks suddenly develop, or appear to widen and/or spread, the findings must
be reported immediately to the Buildings Department. A building professional
such as a Registered Structural Engineer is usually required to investigate the cause(s)
of the cracks, to assess their effects on the structure, to propose suitable rectification
and remedial works, and supervise the carrying out of such works.

(c) Defects in Building Services Installation

Most of the mechanical components of the building services installations

have a relatively shorter life span than the building structure. Defects in
the mechanical components usually lead to failure requiring repair or
servicing. It is therefore necessary to have a planned schedule for foreseeable
Avoiding
servicing and replacement for components. Avoid exhausting the designed
life-span of such components can prevent sudden breakdown of services
that causes undesirable or even disastrous consequences. For more detailed
descriptions on building services installations and their maintenance, please
refer to Chapter 4 Section 4.1.2. Common defects in building services
installations are summarized as follows:

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 32
 Chapter 3

3.2 Timely
System Symptoms/Phenomenon Possible Causes
Maintenance
Water Supply • Insufficient water pressure or • Blockage or leakage of
flows components of the supply
system such as pipes or
valves

• Brownish water/grit and • Rusty pipes or dirty supply

deposit tanks

• Stoppage of supply • Pump failure, breakage of

supply pipe

• Water seepage • Defective water tanks, pipes

(pipe joints) or valves

Relevant Section • Unclean water, algae growth, • Defective or missing water

in Chapter 4 : dirt and deposit tank cover

• 4.1.2(d) • Sudden rise in consumption • Leakage in the system after

water meters

• Noisy water pumps, noisy • Defective water pumps,

water inlets undue water pressure

Electricity • Stoppage of supply/system • Failure of fuse or circuit

Supply breakdown breaker

• Sudden or frequent fuse or • Earth leakage, overloading

circuit breaker cut off leading (Uintentional earth leakage which
to stoppage results from faulty insulation or
equipment)

• Heating of switches & wires • Overloading

• Sudden or frequent stoppage • Uneven distribution of

and larger power phases
consumption (Increase in neutral current. This causes line
losses. Reason: Improper system design,
bad electrical contacts of switches etc)
Relevant Section • Electric sparks or shocks, • Inadequate earth bonding
in Chapter 4 : electrocution

• 4.1.2(a)

U N D E R S TA N D I N G B U I L D I N G
33 MAINTENANCE & MANAGEMENT
 Chapter 3

3.2 Timely 3.2.1(c) Defects in Building Services Installation (continues)

Maintenance
System Symptoms/Phenomenon Possible Causes

Fire Services • Inadequate water pressure • Blockage or leakage of

components of the supply
system such as pipes or
valves

• No water supply • Failure of pump, breakage

of the supply system

• Water leakage, rusty stains • Damage, corrosion or

failure of pipes, joints or
Earth leakage valves

• Alarm not working (when • Alarm wiring defect, short

tested), false alarm or warning circuit
lights on signal panels

Relevant Section • Portable equipment lost or • Inadequate protection or

in Chapter 4 : misplaced glass panels of poor management
• 4.1.2(b) alarm switch- box broken

• Non-functioning of equipment • Inadequate maintenance or

servicing

Lift and • Stoppage, excessive noise • Ageing of parts,

Escalator during operation, indicator mechanical failure
lamps off, unstable lifting,
malfunction of buttons and
indicator lamps

• Occasional overrun • Landing misalignment

• Doors not closing properly • Parts ageing, mechanical

failure, rubbish obstructing
Relevant Section operation
in Chapter 4 :
• 4.1.2(c) • Defective mechanical parts, • Inadequate servicing
frequent stoppage, alarm
signals

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 34
 Chapter 3

3.2 Timely
System Symptoms/Phenomenon Possible Causes
Maintenance
Air • Not cool enough, not warm • Poor efficiency, leakage of
Conditioning/ enough refrigerant dust and dirt at
Heating heat transmission fins

• Noisy, no air movement • Loosen parts, blowers or

propellers breakage

• Engines sound normal but no • Dust screens blocked, air

air movement ducts and grilles needs
cleaning

• Noisy blowers or propellers • Misalignment of motor

movement shafts

• Poor indoor air quality • Insufficient fresh air intake,

mal-function of intake air
filter

• Dripping and substandard • Insulation failure

output of cool or warm air

• Noisy blowers or propellers • Misalignment of motor

movement shafts

Other building services installations that require regular checking and

maintenance include gas supply, security system and alarm, radio, telephone
and television signaling systems, etc.

(d) Defects in Slopes and Retaining Walls

(i) Maintenance responsibility of

slopes or soil retaining structures
within private boundaries rests
with the owners. However, it
is not uncommon that the
maintenance responsibility of
slopes and retaining walls on
Government land adjoining or
in the vicinity of the lot is also
placed on the land owners under
lease.

U N D E R S TA N D I N G B U I L D I N G
35 MAINTENANCE & MANAGEMENT
 Chapter 3

3.4 Need for After reading through the preceding sections of this Chapter, readers can
Effective appreciate the size and complexity of problems and the paramount
Maintenance & importance of effective maintenance and management. Formulation of
Management long-term maintenance as well as surveillance and control plans are initial
steps to ensure a safe and pleasant living environment.

3.4.1 Principles of Long Term Maintenance

Effective maintenance of buildings not only improves the quality of living

environment but is also a vital means to uphold or even raise the value of
properties.

Maintenance in general can be classified into servicing, repair, replacement

and upgrading. There is also a marked difference in terms of methods,
management and the result of "breakdown maintenance" versus "planned
or preventive maintenance".

Planned maintenance gives the owners and the property managers more
time to prepare for the works and, more importantly, to secure the necessary
funding. It usually starts out by a thorough condition survey to assess the
current situations, identify the full extent of works
required and lay down the level of expectation.
Considerations include implementation programs,
standard of performance and reliability, as well as
maintenance strategy, budget, and life cycles of certain
elements and facilities.

Daily maintenance of essential features such as cleaning g

of surface water channels to avoid blockage of drains, s,
servicing of small components of equipment or easilyy
wearable items such as children's play furniture are
essential to ensure safe and smooth operation. A
detailed plan for maintenance to be carried out everyday
should be drawn up as per the equipment supplier's
recommendations, needs and expectations of the
owners and priority in allocation of resources.

Section 4.4 of Chapter 4 provides more details on this subject.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 70
 Chapter 3

3.4 Need for 3.4.2 Principles of Inspection, Surveillance and Control

Effective
Maintenance & (a) Inspections
Management
(i) Day–to–Day inspection

The day–to–day inspection is to ensure the proper and safe functioning of

different building elements, installations, services and facilities of a building.
Examples of items that should be included in the checklist are:

• water pipes and pumps;

• gates and locks, fire doors and closers, intercoms and TV signaling, lights
and fittings;

• hose reels, nozzle boxes and alarm glass;

• letter boxes and breakable panels;

• security TV and cameras, timer switches;

• surface water channels, drains, manholes covers, oil interceptors and grease
traps;

• club facilities, flower beds and planters, playground equipment especially

children's play furniture such as swings;

• staircases, windows, lobbies, false ceiling, sprinklers;

• air-conditioning units and pipes for coolants and condensate water; and

• building structures, external appendages and finishes.

Fire has taken many lives in the past. Readers' attention is drawn in particular
to the importance of inspecting the provisions in fire service installations
and means of escape as follows.

(ii) Special inspections

Means of escape

• Fire resisting doors, smoke lobby doors and

staircase doors should be kept closed, and
the door-closers should work effectively. All
such doors shall bear appropriate signs
reminding people that they should always
be kept close.

U N D E R S TA N D I N G B U I L D I N G
71 MAINTENANCE & MANAGEMENT
 Chapter 3

3.4 Need for 3.4.2(a) Inspections (continues)

Effective
Maintenance & • No alteration such as door or ventilation openings should be made to walls
Management enclosing staircases, smoke lobbies and exit routes unless prior approval
from the Buildings Department (BD) on these alterations has been obtained.

• Staircase windows and vent openings should not be blocked. Normally,

the frames should be made of steel instead of aluminum in order to comply
with the required fire resisting requirements.

• Artificial and emergency lighting in staircases and exit routes including

battery operated exit signs should be maintained in working order.

• The swing of doors or gates should not encroach onto exit routes, such as
common corridors, staircases and rear lanes, causing obstruction to escape.

• Doors or gates in common parts should be readily openable from the inside
without the use of a key.

• Doors giving access to the roof of single-staircase buildings should be

readily openable from the inside without the use of a key.

• Exit routes should be free of any

obstructions such as racks, shelves,
cabinets, storerooms, or rubbish.

• Access from one stairway to an alternative stairway via a common corridor

should best be available on each floor.

• Exit stairs at ground floor level should be separated from the rest of the
building, such as storerooms, ground floor shops or other uses.

• Exit doors should open in the direction of exit when the room capacity
exceeds 30 persons.

• Doors or gates should be set back at ground floor exit where there is a
drop in level or a step. When they open outwards, they should not obstruct
the public pedestrian flow.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 72
 Chapter 3

3.4 Need for Means of access for firefighting and rescue

Effective
Maintenance & • Fireman's lifts are used by firemen for rescue in the event of fire. Access
Management to fireman's lift at ground level should be available directly from a street
and free from obstructions.

• Fireman's lift lobbies protect the firemen in using the lift for rescue. No
alteration should be made to the lobby walls and doors.

• Exit staircases are used by the firemen for both access and rescue purposes.
They should be free from obstructions.

(iii) Inspecting fire resisting components and construction

Regular maintenance

Buildings are made up of different components. Some of them are designed

to be fire-rated for resisting spread of fire. Building owners should keep
these fire-resisting components under proper maintenance. Unauthorized
alterations to such components may affect their fire-resisting ability and thus
the fire safety of the building and its occupiers. If there is unauthorized
alteration or defective fire-resisting component, the advice of an Authorized
Person (AP) on the conditions and remedial proposals is necessary. This
section introduces the common types and functions of fire-resisting components
and construction in a building. They should not be altered without proper
professional advice and the prior approval by the Building Authority.

Walls and Floors

Most of the walls and floors in buildings serve to prevent the spread of
fire and smoke from one part of a building to other parts, or from one
building to another. No unprotected opening should be made in such walls
and floors. If in doubt, the building owners should seek advice from an
AP.

Staircases

Other than the required fire-fighting

equipment and artificial lighting
installations, staircases should not
normally accommodate electrical
cables, air ducts or similar services.
Otherwise, such installations have
to be properly protected by
appropriate fire resisting enclosures.

U N D E R S TA N D I N G B U I L D I N G
73 MAINTENANCE & MANAGEMENT
 Chapter 3

3.4 Need for 3.4.2(a) Inspections (continues)

Effective
Maintenance & Fire-resisting door (Fire door or smoke door)
Management
Fire-resisting doors prevent the spread of fire and
smoke from one part of a building to others and
therefore must not be removed. They should have
adequate fire-resisting properties with self-closing
device to keep them in a closed position.
Replacement should be avoided unless with doors
of the same performance. Usually, the main entrance
door to a flat or unit is a fire-resisting door. The
vision panel on a fire-resisting door, if found broken,
should be replaced with suitable fire-resisting glass.

Other fire-resisting enclosures

Examples of fire-resisting enclosures include the enclosures to special hazard

rooms such as commercial kitchens, dangerous goods stores, plant &
machinery rooms, switch rooms, electric cable ducts, refuse chutes and
refuse storage rooms. The enclosures, walls, floors and doors should be
maintained as fire-resisting elements.

(iv) Fire service installations

The following are fire service installations and equipment commonly found
in Hong Kong:

• Fire alarm system

• Fire/smoke detection system

• Fire hydrant/hose reel

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 74
 Chapter 3

3.4 Need for

Effective
Maintenance &
Management • Automatic sprinkler system

• Automatic gas extraction installation

• Emergency lighting system

• Exit sign

• Fireman's lift

• Fire extinguisher

• Dynamic smoke extraction system

• Fire dampers in ventilating/air-conditioning control system

U N D E R S TA N D I N G B U I L D I N G
75 MAINTENANCE & MANAGEMENT
 Chapter 3

3.4 Need for 3.4.2(a) Inspections (continues)

Effective
Maintenance & Testing and routine maintenance requirements
Management
To ensure that these essential installations work efficiently at all times, a
registered fire service installation contractor should be employed by the
building owners to inspect and maintain at least once every year.

When the fire service installations are found to be not working properly
or damaged, a registered fire service installation contractor should be
employed immediately to inspect and repair as necessary.

If the owners have any doubt about the qualification of a contractor for
fire service installations, they may consult the Fire Protection Command of
the Fire Services Department. For more details on the execution of works,
please refer to Section 4.3 of Chapter 4. For useful telephone contacts,
please refer to Appendix 2.

(b) Surveillance

Surveillance serves to prevent or stop misuses, trespasses,

theft or crime in the premises. The plan should include
routes and frequencies of patrol going through all
accessible common areas and hidden corners.
The patrol route should include staircases,
roof tops, lobbies, open space, side and
rear lanes, swimming pools, yards and
podiums, machine rooms, switch rooms and
ducts, refuse rooms and hidden corners.

(c) Control

The surveillance, checking and inspection carried out by the management

personnel help all the owners to exercise control over the building for a
safe, clean and pleasant living environment. Some areas requiring control
are listed as follows:

• Identify all the malfunction and defective elements and facilities for immediate
attention and repairs according to the agreed strategy and standard for
proper functioning.

• Stop wedging open of fire doors to ensure proper protection of exit routes.

• Remove rubbish or obstructions from means of escape and other common

parts and give warnings to occupiers who have caused the irregularities
as described above or violated the house rules.

U N D E R S TA N D I N G B U I L D I N G
MAINTENANCE & MANAGEMENT 76
 Chapter 3

3.4 Need for • Prevent illegal extensions or misuses at the earliest possible time to prevent
Effective deterioration of environment.
Maintenance &
Management • Stop any illegal connections of electricity, water, drainage, or signal cables
for ensuring safety and proper functioning of utility supplies.

• Identify and prevent trespassers or any weak point in security which will
lend itself to burglaries and trespasses.

3.4.3 Forming Organizations

(a) Functions

Effective surveillance, inspection and control depend on a reliable reporting

and recording system so that defects/loopholes/irregularities can be rectified
the soonest possible. The system should cover a detailed plan serving the
following functions:

• care-taking, knowing the owners & occupiers, identifying the strangers;

• preventing burglaries and trespassers;

• cleaning, disposing garbage and discarded furniture items and articles;

• repairing and replacing minor wearing items, e.g. light bulbs;

• posting notices and warnings, arranging emergency attendance to tackle

critical situations;

• arranging tradesmen and contractors to carry out periodic maintenance

to the facilities and installations;

• collecting management fee and keeping expenses records; and

• implementing an internal auditing system for cross checking and performance

measurement.

U N D E R S TA N D I N G B U I L D I N G
77 MAINTENANCE & MANAGEMENT
 Chapter 4 S E L E C T I N G T H E A P P R O P R I AT E

S O L U T I O N S

After understanding the size and nature of problems in building maintenance and
management from Chapter 3, readers can find from this chapter principles and
guidelines in selecting the appropriate solutions. While Section 4.1 to 4.4 of this
Chapter concentrate on the maintenance aspects, Section 4.5 mainly covers more
on management related issues such as the formation and operation of Owners'
Corporation (OC).

4.1 Dealing With Methods and knowledge on the repair of common defects and removal of nuisance
Building Defects are provided in this Chapter for general reference. The repair or rectification process
& Nuisance as described are technical in nature and in most cases require professional input.
Under no circumstances should this Guidebook be referred as a workman's manual
or a "do it yourself" guide. Building owners, Owners' Corporation (OC) or Owners'
Committee should always engage the services of qualified building professionals
as Project Consultants or Project Managers to advise, supervise and handle all the
technical, contractual and legal matters in relation to the works and the required
contracts. This Chapter is a very useful tool for their communication with the building
professionals and contractors.

To exhaust all the available methods on every possible building defect or nuisance
is not the intention of preparing this Guidebook. Readers should refer to other relevant
sources if an in-depth knowledge in a particular area is considered necessary.

Precautionary measures for the safety of the public should be completed before the
commencement of the repair works. Double scaffolding, protective screens, catch
fans are usually required for repair of the external finishes/tiles of the buildings.
Tight budget should never become an excuse to compromise public safety during
the repair works.

83 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.1 Building Defects

Building Defects
& Nuisance Section 3.2 of Chapter 3 gives a general picture of the common defects
found in buildings. The following are some common methods in dealing
with such defects. The methods listed below are not exhaustive. New
materials and technology emerge in the market from time to time. Owners
should seek advice from building professionals on the method, cost, durability
and compatibility in selecting suitable materials for the repairs. In carrying
out the repair works mentioned in paragraph (a) and (b) below, supervision
of works by a qualified building professional is necessary.

(a) Structure

(i) Defective concrete/ concrete spalling

Patch repair

It is the most common repair method for minor concrete defects such as
surface spalling. Damaged or defective concrete is to be hacked off down
to sound substrate and patched up with appropriate repair mortars to protect
the steel reinforcement from rusting. Two types of materials are commonly
used for patching up by hand:

Cementitious mortars such as cement mortar and polyester-modified

cementitious mortar or

Resin-based mortars such as epoxy resin mortar and polyester resin mortar

After all defective concrete has been hacked off, rusty reinforcement bars
should be properly cleaned, and primed with suitable cement/epoxy based
primer matching the mortar used for patching if the environment is particularly
aggressive, before patching up. Only primers specially manufactured for
the purpose can be used, otherwise, the bonding strength between concrete
and steel bars will be impeded, totally nullifying the repair efforts. Furthermore,
before patching up, the exposed concrete surfaces and the steel bars must
be dust free to allow effective bonding with the new mortars.

Replacement of reinforcement bars

Should circumstances arise that the diameters of the reinforcement bars are
found substantially less than their original sizes after the "rust shells" have
been removed, addition or replacement of steel bars is required. The
process involves identification of the type of existing steel bars, assessment
on the required replacement/supplement of reinforcement bars and the
required lapping of the new and old bars. Structural calculations may also
be required.

SELECTING THE APPROPRIATE SOLUTIONS 84

 Chapter 4

4.1 Dealing With Partial/ complete demolition and replacement

Building Defects
& Nuisance When the defective concrete is extensive and penetrates beyond the steel
bars, partial or complete demolition and re-casting of the affected members
may be required. Under such circumstances, a building professional such
as a Registered Structural Engineer is required to give advice on the details
of the materials and construction methods, and supervise the works.
Precautionary measures such as installation of temporary propping may
be required.

(ii) Structural cracks

As mentioned in Chapter 3, structural cracks deserve immediate attention.

Detailed investigation should be carried out first to identify the underlying
cause of the cracks. The cause of the problem must be properly addressed
before sealing up the structural cracks. Otherwise, the danger of sudden
collapse will persist.

Identifying the cause of structural cracks should best be carried out by a

structural engineer who should also advise on courses of action to remove
the problem and the subsequent repair method. Such repair works should
also be carried out by contractors registered under the Buildings Ordinance.

After identifying and addressing the problem causing the cracks, the repair
of the cracks is usually done by pressure injection of non-shrinkage grout
or epoxy resin or by open-up and refill/recast with concrete.

(b) External Walls

(i) Wall tiles/finishes

External wall tiles or panels of wall finishes insecurely fixed to external walls
will likely fall off without any further warning symptoms resulting in disasters
to pedestrians. All loose parts should first be removed to eliminate the
imminent danger and replaced to maintain protection to external walls.
A proper key between the existing concrete wall and the newly finished
layer as well as the bonding of individual tile to its bedding mortar is crucial
to avoid recurrence of the same defects. Proper preparation of the exposed
surfaces of the existing wall for a physical key with the new mortar; use
of suitable bonding agents or adhesives for the mortar; and special adhesives
for the tiles are essential means for this purpose.

85 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.1(b) External Walls (continues)

Building Defects
& Nuisance (ii) Cracks

Cracks should be repaired by injection of specially designed chemicals

or through open-up and repair by mortar with the required key mentioned
in Section 4.1.1(b)(i) above.

(iii) Loose concrete

After the external wall tiles or finishes have come off, loose concrete,
honeycombing, spalling may be revealed. Loose parts should be thoroughly
removed down to the sound concrete substrate. Then, suitable repair mortar
should be applied in accordance with description in Section 4.1.1(a)(i)
of this Chapter. Should the defects be found so extensive that
replacement/addition of steel reinforcement bars, partial or demolition and
re-casting of certain parts of concrete elements is considered necessary,
readers should also refer to Section 4.1.1(a)(i) of this Chapter for details.

(iv) Claddings

Stone claddings used in the external

walls, like other forms of cladding such
as aluminium, are usually mounted on
a system of hooks or angles anchored
onto the external walls, commonly known
as dry fixing. The components of such
system are designed to resist weather
attacks. However, pollution such as acid
rain or other unexpected chemical attacks
may shorten their life span, leading to
failure. The whole system should be
regularly inspected. Care should also
be given in examining the requisite
expansion/movement joints and sealant
to ensure their proper functions.

Cracked or bulging panels should be removed immediately to avoid

accident. Before replacement, the cause of the defect should be identified
and eliminated to avoid recurrence of the same defect. Should the existing
cladding system be identified to be not suitable for the building, it must
be totally replaced. Although such decision may be difficult to make, it is
the only effective means to extirpate chronic and recurrent defects. Examples
of such drastic replacement in Hong Kong are not rare.

In any repair process for external stone cladding, dry fixing type stone
cladding system should never be replaced by the traditional mortar wet
fixing method which leads to disastrous results.

SELECTING THE APPROPRIATE SOLUTIONS 86

 Chapter 4

4.1 Dealing With (c) Windows

Building Defects
& Nuisance (i) Repair

Glass panes

Any broken or cracked glass panes should be replaced at once with the
same type and thickness of glass.

Steel windows

Steel windows are subject to rusting

and should be regularly re-painted
with primers and re-finished. Putty
for holding glass panes should be
maintained. Hinges should be
regularly lubricated and replaced
if necessary to avoid dislodgment
of sashes.

Aluminium windows

Bar hinges in aluminium window system is one of the most common sources
of problem that leads to dislodgment of sashes. They should be regularly
checked for any loose fixings, deformation, cleared of dust and dirt and
lightly lubricated to avoid friction causing undue load on the fixing. Should
any of the aluminium angle for securing the glass panes be found missing,
replacement must be done at once to avoid falling of glass panes.

In the processing of replacing fixing components such as screws and rivets,

measures against bi-metallic action leading to corrosion must be taken to
avoid direct contact between two incompatible materials. A common
example of bi-metallic action is between aluminium and stainless steel.

Locking devices

Locking devices of window sashes should be replaced if they cannot function

properly. Otherwise, damage may result in typhoon.

(ii) Replacing major components

Deformed window sashes or frames, usually revealed after typhoon, are

unstable and have to be replaced at once.

87 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.1(c) Windows (continues)

Building Defects
& Nuisance Replacement of window frames is inevitable if:
l the frames have deformed, become insecure, deteriorated to a considerable
extent; and
l the quality of the frame or its waterproofing materials filling the gap between
the frame and the parent structure is in doubt, leading to constant leakage
beyond repair.

In the process of installing the new window frames, readers may wish to
note the following points:
l window frames should be securely and rigidly fixed in place to window
opening in walls by fixing lugs;
l suitable waterproofing grouting should be properly applied between the
window frame and the opening with an additional coat of waterproofing
material around the frame;
l for aluminium windows, joints in window frames and sections should be
properly sealed with suitable sealant. The window frames should be suitably
equipped with water bars at its sill to prevent entry of water. A continuous
gasket of suitable materials should also be properly applied along the whole
perimeter between the window frame and openable sashes; and

l glass panels installed to protect against the danger of falling should be

designed by an Authorised Person (AP) or Registered Structural Engineer (RSE)
and the installation works carried out by a Registered General Building
Contractor under the supervision of such AP or RSE.

4.1.2 Building Services Installation

(a) Electrical Installation

(i) Registered Electrical Contractors/workers

The repair and maintenance of electricity

supply system should be undertaken
by registered electrical contractors/
workers. Name lists of registered electrical
contractors/workers are available for
reference at the Electrical and Mechanical
Services Department's (EMSD) Customer
Services Office and web site, as well
as all District Offices.

SELECTING THE APPROPRIATE SOLUTIONS 88

 Chapter 4

4.1 Dealing With (ii) New installations, additions or alterations

Building Defects
& Nuisance New installations, additions or alterations of electrical installations should
comply with the safety requirements of the Electricity Ordinance.

Before carrying out any addition or alteration:

• feasibility studies should be carried out by qualified building services

engineer or registered electrical contractor, depending on the scale of the
job;

• future electricity consumption requirements should be considered; and

• consent by the electricity supplier and the Owners' Corporation of the

building must be obtained.

When the electrical work (including new installation, addition, alteration

and repair) is completed, the qualified building services engineer and
registered electrical contractor should inspect and test the electrical installations
and certify that the installations are safe and comply with the safety
requirements of the Electrical Ordinance in the Work Completion Certificate
(Form WR1).

(iii) Periodic inspection

Owners should ensure that the power loading generated by the appliances
and installations do not exceed the maximum loading approved by the
electricity supply company. Qualified building services engineer or registered
electrical contractor should be consulted if in doubt.

Electrical installations with an approved loading exceeding 100 amperes

(A) in residential apartments, shops, offices and communal areas of the
building should be inspected, tested and certified (Form WR2) at least once
every 5 years to ensure safety.

(iv) Other guidelines

• All electricity installations should be properly earthed.

• Concealed electrical wiring of new installations should have mechanical

protection.

• Distribution boards should have identification labels to indicate the purpose

of individual electrical circuits.

• Sufficient socket outlets should be installed for individual heavy-current

electrical appliances.

89 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.2(a) Electrical Installation (continues)

Building Defects
& Nuisance • Earth leakage circuit breakers must be installed for socket outlets.

• Socket outlets should be installed as far away as practicable from water

taps, gas taps and cooking appliances to avoid danger of short circuits
or fire risks.

• No socket outlet should be installed in a bathroom except for electric

shavers.

• If an electric water heater is installed in a bathroom, the on/off switch

should be installed outside the bathroom.

• Outdoor socket outlets or electric switches should be of weatherproof types.

• Use electrical appliances with safe 3-pin plugs.

If in doubt, consult the electricity supplier, qualified building services engineer

or registered electrical contractor as appropriate.

(b) Fire Service Installations

Basic fire service installations in the building generally include hose reels,
fire extinguishers, fire alarm systems or automatic sprinkler systems. These
installations and equipment are for preventing spread of fire, giving alarms
or extinguishing fire.

To ensure that these installations

work efficiently at all times, a
registered fire service installation
contractor should be employed
by the OC to maintain, inspect
and certify the installations at least
once every year. When the fire
service installation is found not
working properly or damaged,
immediate repair should be
carried out.

SELECTING THE APPROPRIATE SOLUTIONS 90

 Chapter 4

4.1 Dealing With (c) Lift and Escalator Installation

Building Defects
& Nuisance Reliable lift service not only enhance convenience
to residents but can also save lives. A registered
lift (and escalator) contractor should be appointed
to carry out the following tasks:

• inspect, clean, lubricate and adjust the lift at

least once a month;

• test and examine the safety equipment annually;

and

• test the full load, overload device and the brake

once every 5 years.

Apart from ensuring that the lift or escalator meets with the necessary safety
standards, building owners should also monitor the following aspects,
including:

• annual renewal of the permit to use and operate the lift;

• keeping and updating of records of work for EMSD inspection;

• inspecting to ensure that no dangerous gaps exist in escalators; and

• upkeeping the lift machine room and the lift pits in clean and tidy conditions.

(d) Water Supply System

(i) Components

The water supply system usually

consists of incoming pipes and
gate valves, upfeeding pumps,
water tanks at various locations,
downfeeding pipes, water
meters, special valves and
accessories.

91 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.2(d) Water Supply System (continues)

Building Defects
& Nuisance (ii) Fresh water supply systems

Many old buildings still use galvanized iron (G.I.) pipes for the fresh water
supply. As G.I. pipes are prone to corrosion over time, they are currently
prohibited by the Water Authority. Maintenance works in these buildings
should include the total replacement of the G.I. pipes by suitable approved
materials such as copper pipes or PVC lined G.I. pipes.

(iii) Seawater flushing systems

Many places in Hong Kong are supplied with sea-water for flushing purposes.
Therefore, the Water Authority requires that all flushing systems should be
able to withstand the attack of sea water even in areas where fresh water
is supplied for flushing. PVC pipes are commonly used for this purpose.

(iv) Licenced plumber

Readers are always encouraged to employ licenced plumbers in carrying

out works related to the water supply system.

4.1.3 Water Leakage and Drainage Nuisance

(a) Roof

(i) Dealing with roof leakage problem

Total replacement of aged

waterproofing construction is the
most reliable method in dealing
with roof leakage problems.
Partial patch repair has some
limitations, and will be discussed
in detail at paragraph (vii) under
this heading.

(ii) Types of waterproofing materials

The common waterproofing materials used in Hong Kong can be classified

based on their application methods, namely, liquid-applied and membrane-
applied. Some materials can be exposed to weather and sunlight but
others require protection such as cement sand screeding or tile finishes.
Some materials are more elastic and suitable for anticipated movements
in the roof structure. Life spans of such materials range from 5 years to
more than 20 years.

SELECTING THE APPROPRIATE SOLUTIONS 92

 Chapter 4

4.1 Dealing With (iii) Workmanship

Building Defects
& Nuisance Good workmanship is vital in waterproofing works. Areas of concern
include:

• gradient of roof surfaces which should be laid to provide an adequate

fall to avoid ponding;

• the thickness of the waterproofing materials applied;

• overlapping of the material at junctions ;

• upturns of the material at parapets and walls, protruding pipes and ducts,
sharp corners are potential areas of problems;

• downturns of the material into drain holes; and

• prevention of excessive movement caused by equipment installed on top.

Effective waterproofing work also depends largely on whether their integrity

will be damaged by pumps/condensers of air conditioning systems causing
excessive movements, unauthorized building works (UBW), pipe supports,
etc.

(iv) Testing

Nowadays, flooding/ponding tests and thermal scanning can be carried

out after the laying of the materials to verify its waterproofing performance.

(v) Warranty

After completion of works, the contractor should give warranty in written

forms for both materials and workmanship over an agreed period. The
warranty should explicitly lay down the obligation of the contractor in respect
of any leakage and to rectify consequential damage to finishes/fixtures
occurred within the warranty period caused by the leakage.

(vi) Selecting contractors

Owners should be vigilant in choosing waterproofing contractors. Reputation

and long experience in the field are important factors for consideration.

93 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.3(a) Roof (continues)

Building Defects
& Nuisance (vii) Partial repair

Partial application of waterproofing materials may be effective provided

that the source of leakage such as punctures can be accurately pin-pointed,
and the repair material used is compatible with the existing one. The main
concerns are the adequacy of overlapping and bonding between the new
and old waterproofing materials. Sufficient fall of finished floor to prevent
ponding should also be provided as far as possible. Inevitably, patch
repair usually has a higher failure rate than total replacement of waterproofing
construction.

(viii) Other repair methods

There are other repair methods available in the market e.g. the use of
chemical additives to existing concrete surfaces or chemical injection into
the cracks and voids. Since they can be applied from the floor below to
stop the leakage, they are recommended as a temporary measure when
the upper floor or the roof owner is not co-operative in the repair work.
However, the result may not sustain as water will still find its way down
via other weak points.

(b) Buried Pipes

(i) Repair

In order to locate source of the leakage,

the pipe works may need to be exposed
for visual inspection. Alternatively, advanced
instrument may be introduced to scan and
identify the source. The whole component
bearing the defect should be replaced as
far as practicable for more durable results.
In principle, repair works should not create
further weak points for leakage. Pressure
test should be carried out before covering
up.

SELECTING THE APPROPRIATE SOLUTIONS 94

 Chapter 4

4.1 Dealing With (ii) Water supply pipes

Building Defects
& Nuisance Water pipes are often subject to high pressure and vibration. They therefore
tend to be more problematic over time. Hot water pipes will be even more
vulnerable due to thermal movements resulting from constant hot and cold
cycles. If an overhaul of such system is considered, readers should consider
relocating and exposing the pipes above ground as far as possible.
Alternatively, the pipes can be installed in trenches or pipe ducts and made
accessible by panels for inspection and repair. Readers may refer to the
guidelines published by the Civil Engineering Department and the Works
Bureau on the investigation and repair of buried water-carrying services
as mentioned in Appendix 7.

(iii) Pipes sleeves

Pipes passing through walls or floors should be protected by sleeves. They

would become weak points in resisting the invasion of water if the gap
around the sleeve and the pipe has not been filled to their entire depth
with suitable waterproofing materials. Depending on the nature of the pipes
and the compartment they pass through, such filling materials should also
be elastic or with fireproofing properties.
THE END FOR TODAY

(c) External Walls

(i) Common sources of leakage

Apart from sleeves, common sources of leakage in external walls are:

• deep cracks/crevices penetrating the

finishes and the body of the wall.

• defective concrete found in the wall.

• defective or loss of external finishes

to protect the wall from direct attack
of rain.

(ii) Common repair methods

• Cracks/crevices on external walls can either be repaired by chemical

injection or opening up followed by repair with waterproofing mortar.

• Weak points in the wall such as holes, honeycombs, dirt and foreign matters
should be removed and patched up by suitable waterproofing mortar.

95 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.3(c) External Walls (continues)

Building Defects
& Nuisance The repair can be done internally or externally, depending on the location
of the weak spot. Upon application of the repair mortar or chemical
injection, the surface can be smoothened and plastered. The external wall
should then be covered with finishes to match with existing ones. If
considered necessary, special additives to the mortar or rendering on the
external wall can be applied to improve its waterproofing abilities.

(d) Windows

If deformed windows or frames are causes of the water leakage, they

should be replaced.

All sashes should be tightly fitted. If leakage occurs at the junction between
the sash and the frame, the gasket around the sash should be checked
and if necessary, replaced.

If leakage occurs at junction between members of the frame assembled

together by rivets, the sealant for the junction gap should be checked and
re-applied if necessary.

If leakage occurs at the filling materials between the frame and the wall,
the following remedial measures can be used concurrently to ensure
performance:

• The defective packing should be replaced with compacted waterproof

cement sand grouting.

• External junction between the frame and the packing should be further
protected by applying suitable mastic or silicon sealant along the perimeter
of the frame.

• The window sill in the external wall should be graded to fall away from
the window to avoid ponding. A groove in the external wall finishes at
the top of the window opening should also be formed to drip-off the water
carried from the external wall above.

• Internally, the cracks on the packing around the frame can be sealed by
injection of suitable materials.

SELECTING THE APPROPRIATE SOLUTIONS 96

 Chapter 4

4.1 Dealing With (e) Bathrooms, Kitchens or Balcony Floors

Building Defects
& Nuisance (i) Sources of leakage

In bathrooms or kitchens, the source of the

leakage must be identified before any repair
works can be considered. If it is the loosening
of components in the drainage system such
as bottle traps under the sink, basin or bathtub,
simple fixing can stop the leak. However, if
defective water supply pipes are identified
as the culprit, licensed plumbers should be
engaged to replace the defective parts or
overhaul the entire system.

A common cause is defective sealant around the bathtubs, basins, sinks

or defective waterproofing system at the floor. This problem can be easily
dealt with by replacement of sealant. However, if there is a "wet floor"
habit, the waterproofing system
of the floor is put to test. Should
the cause be identified as water
spilled on to the floor, it is always
advisable to reconstruct the entire
waterproofing layer instead of
patch repair.

In balconies where ponding may be frequent due to heavy rain or blockage

of drain outlets by rubbish, the waterproofing system has to be sound in
order not to create nuisance to the floor below.

(ii) Repair

Before reconstructing the waterproofing layer of a floor, all the sanitary

fitments and finishes should be removed to allow the formation of a continuous
waterproofing construction.

Waterproof cement sand screeding or other similar materials is commonly

used. The screeding should be applied to have sufficient upturns at the
base of the walls, and have an adequate fall to the floor drain to prevent
water ponding.

Sanitary fitments are to be installed on top of the waterproofing layer without

penetrating it. The floor surface under the bath tub or shower tray should
be formed with a fall to avoid trapping water at their bases if water leakage
ever occurs.

97 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.3(e) Bathrooms, Kitchens or Balcony Floors (continues)

Building Defects
& Nuisance After applying the floor finishes, the joints between tiles should be grouted
properly with waterproof cement mortar.

Junctions of wall finishes and bathtub or shower trays should be sealed

with suitable silicon sealant. Wall tiles should be fully bedded with cement
sand mortar and joints fully grouted with waterproofing cement. Gaps
between marble tiles should be fixed with flexible waterproofing joint sealant
to prevent long term minor movement giving rise to cracks for water
penetration.

Should the source of leakage be identified from drains embedded in walls

and floors, repair methods are similar as described in Section 4.1.3(b) of
this Chapter. Readers should always consider changing an embedded
drain to an exposed one to avoid future difficulty in maintenance.

(f) Common Drains

The defective section(s) should be replaced and securely fixed onto the
external walls or floors. For old buildings, building professional should
be appointed to assess whether it would be more economical to replace
all the common drains in the long run.

The subdivision of a dwelling unit into smaller

self-contained independent units usually includes
the additional partitions, toilets and pipes
embedded in a raised floor slab. Due to
site constraints, such works usually result in
contravention with provisions under the Buildings
Ordinance and allied regulations. Furthermore,
the embedded drains or supply pipes are hardly
accessible for maintenance and repair. Should
water leakage occur causing nuisance to the
floor below and cannot be resolved with the
owners/occupants above, readers may direct
their complaints to the Food and Environmental
Hygiene Department (FEHD).

(g) Underground Drains

(i) Manholes

Manholes should be readily accessible

for regular maintenance. Access to them
should not be obstructed by floor finishes,
planters or furniture items.

SELECTING THE APPROPRIATE SOLUTIONS 98

 Chapter 4

4.1 Dealing With Foul air leaking from manholes could be stopped by repairing the edges
Building Defects of the manhole opening, cracks in the manhole and manhole cover or using
& Nuisance a double-sealed type manhole cover.

Manholes and their covers may subside or may be damaged due to

unforeseeable heavy traffic loads. Under such circumstances, the existing
manhole should be replaced by a more heavy duty manhole with suitable
designs.

(ii) Drains

Conditions of underground drains with diameter 100mm or more can be

checked by close-circuit television (CCTV) camera. The scanning can reveal
cracks, leakage or other defects along the full length of the drain. Replacement
work can then be implemented accordingly.

(iii) Blockage

Minor blockage of drain can usually be cleared either by high-pressure

water jet or rodding. In case of serious blockage by materials such as
cement, the defective portion might have to be exposed and replaced.

4.1.4 Slopes and Retaining Walls

Typical Routine Maintenance Works for Slopes and Retaining Walls are
as follows:

Features Typical Maintenance Works Required

(a) Surface Drainage System • Clear debris, undesirable vegetation and

(e.g. drainage channels, other obstructions.
catchpits and sand traps)
• Repair minor cracks with cement mortar or
flexible sealing compound.

• Rebuild severely cracked channels.

(b) Weepholes and Surface • Clear obstructions (e.g. weeds and debris)
Drainage Pipes in weepholes and pipe ends.

• Probe with rods for deeper obstructions.

99 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.1 Dealing With 4.1.4 Slopes and Retaining Walls (continues)

Building Defects
& Nuisance Features Typical Maintenance Works Required

(c) 'Rigid' Surface Cover • Remove undesirable vegetation growth.

(e.g. chunam and
shotcrete) • Repair cracks or spalling.

• Regrade and repair eroded areas.

• Replace surface cover which has separated from

underlying soil.

(d) Vegetated Surface • Regrade eroded areas with compacted soil

Cover followed by re-planting.

• Replant vegetation in areas where the vegetated

surfacing has died.

(e) Rock Slopes and • Seal up open joints or provide local surfacing
Boulders to prevent ingress of water.

• Remove loose rock debris.

• Remove undesirable vegetation growth.

(f) Structural Facings • Re-point deteriorated mortar joints on masonry

face.

• Repair cracking or spalling of concrete surface

and replace missing or deteriorated joint fillers
and sealants.

Note : Safe and easy access should be designed and maintained for carrying
out the maintenance works.

SELECTING THE APPROPRIATE SOLUTIONS 100

 Chapter 4

4.4 Long Term This section provides the basic principles in planning for long term maintenance.
Maintenance Some topics though look theoretical, can give readers some ideas on the
Plan importance of planning ahead and carrying out preventive measures to
minimize any possible danger to lives. Interested readers are encouraged
to consult other text and publications for more in-depth understanding on
the subject. With some background knowledge in the field, readers may
find it easier to communicate with building professionals to device action
plans for long term effective maintenance.

4.4.1 Maintenance in General

The following are aspects of maintenance that should be considered for

formulating plans:

(a) Servicing

It includes periodic inspection, cleansing, oiling (mechanical parts) and

adjustments. The objective is to minimize wear and tear, and to prevent
breakdown.

(b) Repairs

Apart from regular servicing, building elements, installation and

pairs
airs are
facilities require repairs from time to time. Repairs
usually on a need basis and in most cases are re
passive response. Good design, materials
and workmanship together with proper use
and regular maintenance can contribute to
deferring the first major repairs. In addition to
the above, regular and thorough inspection and nd
uent
regular repairs can also help defer the subsequent
major repairs.

(c) Replacement

When a building element or part of a system reaches the end of its economic
expected lifespan, repairs are not advisable. Replacement will be more
cost effective.

(d) Upgrading

This might involve re-decoration, improvement and refurbishment, etc., to

upgrade part or portion of the building to a higher standard.

139 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.4 Long Term 4.4.2 Planned Maintenance

Maintenance
Plan Passive repairs upon breakdown usually cause inconvenience to users. They
will also cost more as the extent of the worn out parts could usually be
confined by regular inspections and minor repair. Planned Maintenance
is therefore more cost effective and enhance a higher standard and level
of performance of the facilities. Planned Maintenance can be divided into:

(a) Planned Preventive Maintenance

In order to ensure its continuous operation, maintenance work is carried

out within the anticipated life cycle of a facility before symptoms of failure
or breakdown are detected. This serves to prevent failure of a facility or a
component.

(b) Planned Corrective Maintenance

Spare parts or components of installations are kept in stock. Sources of

labour are also identified, secured or engaged. But maintenance work is
not carried out until the service breaks down or the problem surfaces.
Occupiers would have to tolerate temporary shutting down of services if
this approach is adopted. As the required works may not be effectively
scheduled, the labour cost of this approach might be higher than that of
the preventive approach.

4.4.3 Survey of Existing Conditions

Before any maintenance works are carried out, a condition survey of the
building is usually conducted. The purposes of a condition survey are to:

• understand current conditions and degree of deterioration of the building;

• identify the causes of deterioration so that appropriate repair methods can

be specified;

• assess the extent of works, prepare for budget, plan the implementation
priorities and program; and

• estimate the quantities of repair and maintenance works for the preparation
of contracts.

Readers may refer to Section 4.3.4(b)(i) of this Chapter for details on

selecting building professionals for carrying out the survey.

SELECTING THE APPROPRIATE SOLUTIONS 140

 Chapter 4

4.4 Long Term 4.4.4 Maintenance Strategy and Standard

Maintenance
Plan Inadequate or inappropriate maintenance will result in frequent breakdowns
or failures, causing inconvenience and hazards to the users and public.
It would also expedite the depreciation of assets. The property manager
has the responsibility to set policy and program to meet the owners'
requirements.

Different usages and grades of buildings will have different demands in

maintenance. The maintenance policy of a building must include two
fundamental indicators, namely, are the quality of service and the response
time to a complaint.

Examples of quality of service for different building categories:

Building category Level of maintenance Response time

Residential (low dependency) corrective (unplanned) Up to 24 Hours

Residential (high dependency) corrective (unplanned)* Up to 4 Hours

or planned

Commercial planned* Up to 4 Hours

Prestigious highly planned* 0.5 Hour or less

* Planned maintenance may be corrective or preventive

4.4.5 Maintenance Budget and Replacement Reserve

(a) Approach to Derive the Maintenance Budget

(i) The Conventional Approach

In this approach, the building maintenance budget is a percentage of the

annual budget. It is very often based on the previous year's expenditure
with minor adjustments. Its most serious drawback is that the budget
available has no direct relation with the prevailing conditions of the building
and therefore may not be sufficient to carry out the required works.

141 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.4 Long Term 4.4.5(a) Approach to Derive the Maintenance Budget (continues)
Maintenance
Plan (ii) The Formula Approach

The annual maintenance budget is derived from some agreed formula

which quantifies needs in terms of cost per unit area, a percentage of
current replacement cost, or some other factors, to project future needs.

Like the conventional approach above, this technique does not match
budget with identified needs. The method also assumes a generic renewal
pattern and does not allow for the varying life cycles of different building
elements/components.

However, when used in conjunction with a condition survey, this approach

will enable the maintenance property manager to arrive at a more realistic
assessment of maintenance and renewal needs.

(iii) The Condition-based Approach

This approach incorporates a thorough survey of conditions of the building

to identify needs of maintenance works. Though accurate, it is a time-
consuming and costly exercise that is difficult to be adopted on an annual
basis.

(b) Replacement Reserve Fund and Sinking Fund

A replacement reserve fund should be set up once a new building is

occupied. It caters for the future replacement of major equipment such as
water pumps, electrical switchgears, emergency generators, air-conditioning
plant, roof waterproofing, etc.

It is also advisable to provide for a sinking fund for the future modernization
of the common areas. A small portion of the monthly management fee
from the owners and occupiers could contribute to the fund. This reserve
will avoid an abrupt and dramatic increase in the management fee because
of replacement or modernization works, hence minimize criticisms from
Owners’ Committees and occupiers.

4.4.6 Maintenance Cycle

The following maintenance cycles are suggested for reference. They are
dependent on the particular circumstances of the building, and the cycles
can be adjusted to suit a circumstances and level of maintenance expected.
However, for essential items which affects safety of the occupiers and the
public such as external wall finishes, fire services and lift installations, the
following suggestions should be regarded as the reasonable cycle and
should not be lengthened.

SELECTING THE APPROPRIATE SOLUTIONS 142

 Chapter 4

4.4 Long Term

Facility Items of Work Cycle
Maintenance
Plan External Walls Redecoration 4-5 years
Painting

External Walls Regular inspection yearly

Finishes
Detail inspection and check up 5-6 years

Internal Walls Redecoration/touching up 3 years

Structural repair as and when

necessary

Fresh Water Inspect grease, switches pumps & check monthly

Supply valves

Cleanse water tanks & check valves 3 months

Flushing Water Inspect, grease, switch pumps & check monthly

Supply valves

Cleanse water tanks & check valves 6 months

Windows, Inspect condition & refix yearly

External
Railings & Repainting (steel and iron) 2-3 years
Metalwork

Drainage-Roof Check and cleanse drains and surface Bi-weekly and

channels before and after
typhoon/heavy
rainfall

Drainage above Check externally for defects or vegetation yearly

ground growth

Drainage- Check and cleanse manhole 2 months

Underground
C.C.T.V. survey for underground drains (if 2 years
frequent subsoil movements are expected)

Lifts Oiling & servicing monthly

Overhaul yearly

Fire Services Inspect & refix by management staff weekly

Overhaul & report to Fire Services yearly

Department

Fire-resisting doors 1-2 days

143 SELECTING THE APPROPRIATE SOLUTIONS

 Chapter 4

4.4 Long Term 4.4.6 Maintenance Cycle (continues)

Maintenance
Plan Facility Items of Work Cycle

Play Equipment Inspection by management staff 1-2 days

Inspection by mechanics/ yearly

specialist

Slopes and Inspection of surface drainage At least once a year before

Retaining channels and surface protection the onset of the wet
Walls by management staff season, and after a heavy
rainstorm or a typhoon

Routine maintenance inspections At least once a year before

the onset of the wet
season, and after a heavy
rainstorm or a typhoon

Inspection by a qualified At least once every 5 years

Geotechnical Engineer

Others Alarms, Communal Aerial 6 months -1 year

Broadcasting Distribution System
(CABD), security, etc.

Roofing, floors, finishes yearly

SELECTING THE APPROPRIATE SOLUTIONS 144