Building Service and Maintenance

Chapter 1
Overview of Building Services
INTRODUCTION

The primary function of buildings is to provide shelter to its occupants but in our modern world, all
building should be designed in such a way to provide an environment where peoples can feel
comfortable, work, live and achieve. Basically “building services” is what make the building comes to
life i.e. what makes the building work. They contribute largely to the sustainability of the building.
There are many types of building services, as mentioned below, and each of these provide for a
different function. For examples imagine yourself in your dream house and now take away the
lighting, heating and ventilation, the lifts and escalators, acoustics, plumbing, power supply and
energy management systems, the security and safety systems...and you are left with a cold, dark,
uninhabitable shell. How will you feel?

Building services include:

· Energy supply – gas, electricity and renewable sources
· Heating and ventilating
· Water, drainage and plumbing
· Day lighting and artificial lighting
· Escalators and lifts
· Ventilation and refrigeration
· harnessing solar, wind and biomass energy
· Communications, telephones and IT networks
· Security and alarm systems
· Fire detection and protection
· Air conditioning and refrigeration
· Façade engineering (CIBSE 2012)

Building should be design with features to provide better lighting, comfortable space, temperature and
air quality, convenient power and communication capability, high quality sanitation and reliable
systems for the protection of life and property. Building services are mainly divided into mechanical,
electrical and building operation system. They are all very important and should be put into
consideration during planning, designing and construction.

Mechanical systems include:

1- HVAC Systems: heating, ventilation and air conditioning.
2- Site drainage: water, drainage, sanitary disposal, gas supply.
3- Plumbing: water distribution, water treatment, sanitary facilities.
4- Fire protection: water supply, stand pipe, fire and smoke detection, annunciation.

Electrical systems include:

1- Electrical power: normal, standby, emergency power supply and distribution.
2- Lighting: interior, exterior, emergency light.
3- Auxiliary: telephone, data, audio and video sound
Building operation systems include:
1- Transportation: elevators, escalators, moving walkways.
2- Processing: product, food, services.
3- Automation: environmental control and management.

Classification of buildings as per NBC

Classification of buildings as per NBC is done on the basis of Occupancy.
 Residential
 Educational
 Institutional
 Assembly
 Business
 Mercantile (both retail and wholesale stores)
 Industrial (low, moderate, and high fire hazards)
 Storage
 Hazardous.
1. Residential Buildings
Any building in which sleeping accommodation is provided for normal residential purposes with or
without cooking/dining. These are further classified as:

Residential buildings
(i) Lodging and rooming houses
These are buildings in which separate sleeping accommodation with or without a dining facility but
without a cooking facility is provided. For instance, Inns, Clubs, Motels, and Guesthouses.
(ii) One or two-family private dwelling
A private dwelling which is occupied by members of one or two-family. Maximum sleeping
accommodation is provided for 20 persons.
(iii) Dormitories
Any building in which group sleeping accommodation is provided with or without dining facilities.
e.g. School and College Dormitories, Hostels, and Military Barracks.
(iv) Apartment Houses
Buildings in which living quarters are provided for three or more families having independent
cooking facilities and living independently of each other. e.g. apartments, Mansions, and Chowls.
(v) Hotels
Buildings in which sleeping accommodation is provided with or without dining facilities for up to
four-star categories (hotels).
(vi) Starred Hotels
Hotels of five stars or above categories.
2. Educational Building
Any building used for school, college, and other training institutions having a minimum of 20
students.

Educational buildings
(i) Schools up to Senior Secondary level
Minimum students should be 20.
(ii) All others/training institute
Minimum students should be 100.

3. Institutional Buildings
Buildings that are used for medical or other treatment, care of persons suffering from physical and
mental illness, care of infants, for inmates etc are called institutional buildings.

Institutional buildings
(i) Hospital
Any building which is used for the treatment of patients e.g. hospitals, infirmaries, and nursing
homes.
(ii) Custodial Institutions
Any building used for custody and care of a person for instance children, old age homes, orphanages,
etc.
(iii) Penal and mental institutions
Any building which is used for housing persons whose liberty is restricted e.g. jails, prisons, mental
hospitals, etc.
4. Assembly Buildings
Any building in which a minimum of 50 persons gathers for recreational, amusement, social,
religious, patriotic purposes e.g. theatres, assembly halls, exhibition halls, museums, restaurants,
places of worship, etc. These are classified into 7 types:

Assembly buildings
(i) The building having theatrical or motion pictures or any other stage having fixed seats for over
1000 persons.
(ii) The building having theatrical or motion pictures or any other stage having fixed seats upto 1000
persons.
(iii) Buildings without a permanent stage having a accommodation for 300 or more persons but no
permanent seating arrangements.
(iv) Buildings without a permanent stage having a accommodation for less than 300 persons but no
permanent seating arrangements.
(v) All other structures including temporary structures designed for assembly of peoples.
(vi) Buildings having mixed occupancies of assembly and mercantile
(vii) Underground and elevated mass rapid transit system

5 . Business Buildings
Any buildings used for the transaction of business, professional establishments, service facilities, etc.
are termed as business buildings. These are further divided into 5 types

Business buildings
(i) Offices, banks, professional establishments etc.
(ii) Laboratories, clinics, research establishments and libraries etc.
(iii) IT parks, call centres etc.
(iv) Telephone exchange
(v) Broadcasting stations, TV stations and air traffic control towers.
6. Mercantile Buildings
Any building which is used as a shop, store, market, etc. is known as mercantile buildings. These are
further classified as:

Mercantile buildings
(i) Shops, stores, departmental stores, markets (covered area up to 500 m 2).
(ii) Shops, stores, departmental stores, markets (covered area more than 500 m 2).
(iii) Underground shopping centres, storage and service facilities

7. Industrial Buildings
Any building in which products or materials are fabricated, assembled, manufactured, or processed.
For instance assembly plants, industrial laboratories, power plants, pumping stations, etc.

Industrial buildings
(i) Buildings for low hazard industry
Buildings in which those things are manufactured that have low combustibility.
(ii) Buildings for moderate hazard industry
Buildings in which those things are manufactured which will burn with moderate rapidity.
(iii) Buildings for high hazard industry
Buildings in which those things are manufactured which will burn with extreme rapidity and results in
hazardous situations.
8. Storage Buildings
Any building which is used for storage of goods, ware or merchandise, vehicles or animals. e.g.
warehouse, cold storage, garages, stables, etc.

Storage buildings
9. Hazardous Buildings
Buildings which is used for storage, handling, manufacture, or processing of highly combustible or
explosive material. For instance manufacture of explosives and fireworks, storage of highly
flammable liquids, storage of LPG, rocket propellants, etc.

Today with the advancement of sciences and technology, all those building services listed above are
more modern and became indispensable for buildings. As an example certain types of building such
as department store or industrial buildings are almost 100% dependent of electrical lighting,
ventilating an and space heating and high rise buildings rely on vertical transportation and high speed
pressure for water supply.
Although those services are indispensable for modern buildings, they also have an impact. In fact the
implementation of those services demands a considerable amount of floor and ceiling so proper
planning is necessary for their allocation. Increase of ceiling and floors will lead to an increase of the
cost of construction to which building construction team should be aware of. One of the considerable
impacts on building is the increase of energy consumption which does not only affect the building but
the environment as well.

A building or any structure consists of the external skin, internal members and services, which
combine to define its function. The function is the basic necessity or identity of any building type.
Just as the users differ with the diverse use of a building, the need to make the building
a comfortable space for them becomes a priority. An architect must achieve user comfort by
incorporating various services within the structure. Building services metaphorically refers to the
nervous system in the human body, which isn’t visible and superficial but precisely controls
numerous functions and specific tasks. This property makes it an integral part of any building
or structure. Building services, which transform a shell into a functional habitat, have become vital
and unavoidable for architects.
Understanding building services requires a basic knowledge of the essentials and the current trend in
technology to acquire the needs of humans. The building is just an envelope that could provide
minimal shelter to a human: it cannot provide a comfortable environment that could adapt to climatic
conditions or any sudden conditions without services. Building services can thus be defined as “the
systems installed in buildings to make them comfortable, functional, efficient and safe”. Therefore it
is an essential subject or topic that requires keen understanding while designing. With time,
advancement in the technologies in the field of building services is a necessity to be able to adapt to
various surroundings.
Building services can be divided into the following types:
Energy Generation, Distribution and Supply | Building services
Energy can be generated from renewable or non-renewable resources using various elements in a
building on different faces. In India, solar energy is abundant, which can be further used in power
generation using Photovoltaics(PV) or Building Integrated Photovoltaics(BIPV). Other forms of
renewable energy include – wind energy, hydro energy and geothermal energy, which can produce
electricity further distributed in the building for different uses. The use of fossil fuels has reduced due
to the building environmentally conscious structures and promoting sustainability.

Fire safety, Detection and Protection

This discipline deals with unpredictable situations like fire accidents within the building. It follows
the process of detection that is done mainly by different sensors, communication that includes
spreading the message to vacate the building and alerting the nearest fire station and protection that
provides for initiating the systems to put off the fire. Fire services deal with delivering sensors, alarm
systems, fire hydrants, fire tanks and sprinkler systems.

Heating, Ventilation and Air-conditioning(HVAC) | Building services

HVAC refers to the different systems used for transferring air between indoor and outdoor areas,
along with heating and cooling. HVAC deals with the essential service in a building that determines
and controls human comfort by regulating temperature, humidity and air quality. HVAC is
categorized into two types: passive and active systems. The dynamic system contains a lot of
ductwork and can be remote controlled in different spaces. It goes through load calculations and is
installed: considering the surroundings and occupants.

Lighting and Acoustics

Natural lighting can only be used during the daytime, and artificial lighting is required at night. Also,
various tasks require different settings in a lighting system in different spaces for different users.
Acoustics, on the other hand, deals with outdoor and indoor sound or noise. It prevents the flow of
such unwanted sound into the building and outside the building. It often helps create an isolated space
for concentrating sound produced through any activity in a room.

Plumbing and Drainage | Building services

Water, a basic human need, must be circulated throughout the buildings to fulfil different uses.
Majorly they are required in kitchens and washrooms, which include heating and cooling systems.
Plumbing starts with a roof-mounted water tank or an underground water tank, followed by transfers
through pipes to different floors and spaces. Then comes the discharge of unwanted wastewater from
the building, which is dealt with by the drainage system. The wastewater is either treated on-site by
providing Sewage Treatment Plants(STP) or transferred to the locally offered STPs.

Security
In a building, it’s vital to protect the equipment, visitors, staff, information and the building itself. To
achieve security: installation of access control, CCTV, intruder alarms and perimeter security can be
done in a building.

Transportation
The movement within the building is made easily by installing different mechanical devices in
horizontal and vertical planes. Mechanical devices can include escalators, elevators, travelators etc. It
also helps in adapting the building to follow the universal design concept.
Building Service Engineer

Building engineers are responsible for administering and repairing structures and buildings including
apartments, workplaces, or healthcare facilities. A burnt-out light bulb, leaky roof, or dead air
conditioner is their specialty, and they are responsible for all physical aspects of a building. They have
working knowledge of maintenance and repair, and abilities to perform minor repairs in heating,
cooling, ventilation equipment, and electrical features including a wall outlet.

Building engineers often work closely with managers to determine the physical needs of buildings.
They follow regular inspection schedules for equipment including elevators, fire extinguishers, and
smoke detectors to comply with local codes. They ensure the buildings they maintain meet the local,
state, and federal health and disability codes. They often manage the renovation of a vacant space
including an office or apartment and may perform the renovation themselves. Building engineers need
a minimum high school diploma or equivalency and some practical experience through on-the-job
training or prior employment in building related fields including home renovation.

What responsibilities are common for Building Engineer jobs?

 Assist in operations and maintenance issues, troubleshooting and problem solving as required.

 Perform some build maintenance and electrical work as necessary.

 Mentor and coach team members to further develop competencies.

 Assist in testing and repair of fire and safety equipment.

 Lead/attend project kick-off workshops to ensure work plans are in place to allocate proper
resourcing, quality execution and financial targets are met.

 Perform preventive and corrective maintenance on all HVAC equipment and other related
machinery.

 Plan and monitor appropriate staffing levels and utilization of labor, including overtime.

 Direct contract negotiations with clients and consultants, review and approve fee proposals.

 Keep accurate operational logs of equipment in multiple builds.

 The group provide services for all phases of a project's life cycle, from programming and
planning to detailed design, construction, and operation.

 Manage the build operational accounts and assists in development of operating and capital
budgets.

 Responsible for the overall execution and delivery of projects

 Participate in meetings and on committees and represent the department and hospital in
community outreach efforts as required, and service improvement teams.
Building Management Services

A building management system (BMS) is a control system that can be used to monitor and manage
the mechanical, electrical and electromechanical services in a facility. Such services can include
power, heating, ventilation, air-conditioning, physical access control, pumping stations, elevators and
lights.

A very basic BMS consists of software, a server with a database and smart sensors connected to an
Internet-capable network. Smart sensors around the building gather data and send it to the BMS,
where it is stored in a database. If a sensor reports data that falls outside pre-defined conditions, the
BMS will trigger an alarm. In a data center, for example, the BMS might trigger an alarm when the
temperature in a server rack exceeds acceptable limits.

Depending on the system, BMS software can be installed as a standalone application or it can be
integrated with other monitoring programs. More advanced BMSes can monitor and manage a wide
range of building services across multiple platforms and protocols, providing facility administrators
with a single, shared view of the facility's operations.

Smart Building
A smart building is one that uses technology to enable efficient and economical use of resources,
while creating a safe and comfortable environment for occupants. Smart buildings may use a wide
range of existing technologies and are designed or retrofitted in a way that allows for the integration
of future technological developments. Internet of Things (IoT) sensors, building management
systems, artificial intelligence (AI), and augmented reality are amongst some of the mechanisms and
robotics that may be used in a smart building to control and optimize its performance.

Ways of utilizing smart building technology

For automation
The most fundamental feature of a smart building is that the core systems within it are linked.
Connecting smart technology, such as real-time IoT occupancy sensors and building management
systems together, means you can share information that can be used to automate various processes,
including, but not limited to, heating, ventilation, lighting, air conditioning, and security. This is what
makes a building “smart” – the ability of the systems within it to talk to one another.

To integrate with different building systems

Sharing and integrating data between building systems enables the value of the combined smart
building to be greater than the sum of its parts.
For example, integrating IoT occupancy sensor data into a desk or room booking system means that
you can enable efficient management processes and provide a smart environment for your employees
with assets that know when they are free, booked or occupied.

For space optimization

Buildings and real estate are often the second-highest cost for a business (behind wages and
employees), so ensuring that the space you have available is used optimally is essential.
Here sensors are an integral part of smart buildings and play an important role in collecting data to
inform decisions about where to allocate resources. So, for example, occupancy sensors may be
integrated into the building to provide information that will help you understand whether your
facilities have the right types of spaces to meet your staff’s requirements. Occupancy analytics can
help you identify:
- whether you have the right size or amount of meeting rooms
- which communal areas are the most popular or unpopular
- whether the working spaces provided are sufficient

For preventative maintenance

Using AI can help you identify if an asset needs maintenance, because it can learn abnormal usage
patterns and alert you when detected. By collecting accurate data from devices such as people sensors,
you can get a more realistic picture of how often a facility within your building is used, enabling you
to take a more proactive approach to managing wear and tear, cleaning and restocking, helping to
prolong the life of equipment, furnishings and appliances.

Factors Affecting Site Selection of Residential Buildings

There are many factors which must be taken in to account while selecting a site for a commercial and
residential buildings. Some of these factors are given below.

1. Shape of the Plot

2. Location of the plot
3. Availability of amenities
4. Water Table
5. Sewerage system

1. Shape of the plot:

Geometry of the plot for any kind of construction is very important which can largely effect the
appearance of your structure. Shape of the plot should be such that the construction can be easily
made with cost low as possible. And also in the future you can further expand it. A plot with more
routes will be considered a good one.

2. Location of the plot:

The surround area of the residential plot is very important. It effects the price and the beauty of the
plot. Plot should be taken in the area provided with a lot of services. And in a suitable environment
free from all kind of pollutions. Efforts should be make to buy it near to main road. Because such
plots are more valuable as compared to the plots situated away from the main road.

3. Availability of Amenities:

Plot for a residential building should be taken in the area provided with much number of amenities.
Such as electricity, Telephone, Fax, Internet, Gas, School, Colleges, University etc. and the most
important is the good and fast transport system. so that communication become more fast and quick.
4. Water table:

The water table at the site of residential building should not be very high. otherwise it will effect the
quality of water which are used for drinking and domestic purposes. A plot with normal water table
will be more preferred as compared with other plots having high water table.

5. Sewerage System:

There should be proper sewerage system at the site of residential plots. So that the extra water of
houses can easily be drawn out especially in rains and floods. if in case there is no sewerage system
the dirty water effect the building and as well the occupants as well.

Factors for Site Selection of Commercial Building

The following are the few factors which must be taken into account while selecting a site for
commercial building.

1. Location.
2. Climate of region.
3. Availability of raw materials for .
4. Cost and time frame.
5. Population of the region.

1. Location:

The value of a commercial building depends upon its location, whether it is located in the center of
the region or at the borders or on the main road or away from the main road. For a good commercial
building it should be on the main road and in the center of the region.

2. Climate of Region:

The strength and stability of building mainly depends upon the climate of the region in which it is
going to be constructed. As commercial buildings are very important and expensive form economic
points of so it must be constructed according to the terms and conditions of region. So that it can be
remain safe form floods, rains, snowfalls etc.

3. Availability of Raw materials:

Usually commercial buildings require more construction materials as compared to a normal

residential house. So before the construction of the commercial building it must be sure that raw
materials are available near by. Other wise it will become uneconomical.

4. Cost and time frame:

Before the construction of commercial a through investigation should made for the cost and time
frame for the commercial building. Cost and time frame mainly depends upon the location and the
availability of Raw materials.

5. Populations of the region:

Commercials building are constructed to meet the need of the local population. So for this purpose it
must be constructed in the region having sufficient population in which the commercial building can
restore its cost.

In the light of general discussion of the factors influencing the industrial location we can
list the following criteria for selecting the exact site for an industrial plant:

(a) Land:
Suitability, adequacy, and comparable cost of the sites to install the plant and to expand it
whenever feasible.

(b) Buildings:
Availability of buildings for housing the industrial equipment and the reasonableness of rent or
cost of new constructions.

(c) Labour:
Availability and wage rates of the skilled, semi-skilled, un-skilled person is required.

(d) Transport
Regular and sufficient transportation facilities for delivery of materials, despatch of finished
products and for the use of the employees.
(e) Market:
Size of the local market and the cost of transporting to central markets vis-a-vis the extent of
demand.

(f) Other Facilities:

Character of community regarding taxes, legal regulations, public up lift services, financial
facilities, educational opportunities, etc.

A few of the factors which can help in the Industrial site selection are,
1. Location accessibility and infrastructure
2. Zonal Classification
3. Site cleaning & clearing
4. Topo and geotechnical survey
5. Sewage and effluent discharge
6. Power and water supply conditions
7. CNG, LPG, and fuel oil supply conditions

It is necessary to keep into consideration the access to the site. The easily accessible factory is
essential not only for the workforce but also for getting raw materials, sending out finished goods.
Customers and Suppliers would prefer an easily accessible place.
Zonal Classification
The product to be manufactured in the proposed factory also plays a vital role while selecting the site.
The statutory norms prohibit some industries, especially those who are polluting to come up near
residential areas.
Site cleaning & clearing
The current situation of the site, including the level of cleaning and clearing necessary, has to be
considered while making factory layout designs. We should also find any local restrictions on the
disposal of material.
Topo and geotechnical survey
A topographic survey and soil test is necessary for taking an informed decision about the land
purchase. An area with uneven contour may require excavation & /or filling. Soil conditions also
determine the type of foundation to be provided for the industry.
Sewage and effluent discharge
Some industrial areas have treatment plants located near them. The utilization of these plants by the
industries may reduce the environmental pollution caused by Industries. This will also reduce the
burden for the industries of putting up a new treatment plant of its own.
Power and water supply conditions
Before the Industrial site selection, we must check the power supply company and the substation. An
industrial design consultant should consider factors like incoming lines, the stability of voltage,
classified industrial power lines, etc. before the selection of a plot. The availability and sources of
water should be considered. The design consultants should calculate the daily water usage and fire
service. Afterwards, it has to be crosscheck the requirements with availability.
CNG, LPG, and fuel oil supply conditions
The availability of a piped supply of Gas is a necessity for many factory layout designs. Many
industries use fuel for their process. Dependable supply to the site is an advantage. These factors help
in making a decision while selecting an industrial site. Many other commercial factors also impact the
Industrial site selection process like – the cost of land, incentives provided by the state, ease of doing
business, etc.
Building Transport System
Most multi-storied hotels have many floors above the ground floor and also one/two floors below the
ground floor. Hence appropriate and efficient building transport systems are not only important but
necessary also for operation. The systems should be a mix of manual and automatic operations.
There are two types of building transport system namely Vertical Transport System and Horizontal
Transport System.
Vertical Transport System
 Stairs

 Elevators / Lifts

 Escalators (Moving Stairs)

 Gravity Chutes (for goods)

Stairs
This is the most common and essential for vertical movement of people and goods.
It is also mandatory as it is an escape route in case of fire in buildings.
In case of power failure, lifts do not operate and hence staircase is the only alternative for vertical
movement.
It must be fireproof so that guests can safely exit to upper and lower building floors.
Provision of handrails and non-slip steps are recommended for safety purpose.
Elevators
An elevator is a transportation device used to transport people and goods vertically. Elevators are
generally automatic safety units for up and down transport purpose. It consists of a platform travelling
in vertical guides in a shaft with hoisting and lowering mechanism and a source of power. The
enclosure moving up and down in the guides is known as car.
There are two types of lift systems.

Cable elevators – They are more common because they are fast, smooth and quite.

Hydraulic elevators – are elevators which are powered by a piston that travels inside a cylinder. An
electric motor pumps hydraulic oil into the cylinder to move the piston. The piston smoothly lifts the
elevator cab/car. They are used when the number of floors to be serviced is less.
The elevators require regular inspection and maintenance and generally have a life of 20 years.
Escalators
The term escalator is a combination of elevator and “scala” the latin word for steps.
Escalators are the moving step type lifts operating at constant speed between two levels in an inclined
course for moving large number of people in a short time. It consists of a staircase whose steps move
up and down on tracks which keep them horizontal. Most escalators also have a moving handrail
which approximately keeps pace with the movement of the steps. The direction of movement (up and
down) can be permanently the same or can be controlled by operators according to the requirement.
Generally two units are required side-by-side at each level, one moving upward and the other
downward.

Gravity Chutes
Gravity chutes are used by hotels for transporting soiled linen, garbage and waste from different
floors of the hotel to an outlet point (generally kept on the ground floor). It is an efficient system as
minimum power is involved in operating it. Gravity chutes save workers motion, time and increase
their productivity.
Horizontal Transport System
 Conveyor belts (moving sidewalk, moving walkway or travellator)

 Electric cars

 Manual trolley for transportation of luggage.

Travellators (Moving pavements)

Travellators also is known as horizontal moving sidewalks, moving walkways is a slow speed
conveyor belt to transport people, they can walk along or stand on it.They are often installed in pairs,
for movement in the opposite direction. Travellators may be used when there is a substantial distance
between the hotel entry point and the reception point.
Electric Cars
An electric car is an electrically operated open car with 6 to 8 seats. This is an alternative to
travellators and particularly very useful for disabled persons.
Manual Trolley
A manual trolley is used for transportation of luggage of guest.