PPM Guidance Note, 1st Ed. Flashcards
What is planned preventative maintenance?
Planned preventative maintenance is the maintenance that is performed regularly to keep the fabric, facilities, plant and equipment of a building in a satisfactory condition.
What is the purpose of a PPM?
To assist in planning the maintenance required to keep the buildings structure, fabric and plant in a satisfactory condition and help identify the point at which such items can reasonable by deemed to have reached the end of their economic lives, such that replacement or renewal may be necessary.
What is the typical period for a PPM?
10 to 15 years
What are the benefits of a PPM?
Gain an understanding of the general construction and condition of the properly, including presence of any defects and suitable remedies such as repair, replacement or monitoring
Sufficient advice to ascertain and prioritise the timing or repairs and replacements
Detailed information on costs associated with undertaking repairs.
Information for a landlord to support service charge negotiations with tenants.
What is the difference between a PPM and a TDD survey?
The process of undertaking a PPM Survey includes a site inspection, which is a similar process to TDD. However, TDD can also involve the technical assessment of development proposals or works in progress, which is not normally the case for a PPM.
What should be included in the client instruction
Names of contracting parties
date of instruction
scope of works and services that will not be provided
Areas of be expected or excluded
Inspection and reporting timescales
Appointment of other experts and subconsultants
Access requirements and health and safety
Fee and provision for extra work
Payment terms
Standard terms of business
Level of liability and any cover limitation: details of PII
What should you consider when preparing for an survey?
Ensure obtained instruction from client to proceed
competent to undertake the instruction
Project coordination: brief team on site location, purpose of survey, list of areas to be inspected
Gather information: floor plans, elevations, O&Ms, guarantees and warranties, extent of tenants and equipment, instructing parties repairing obligations, statutory documents such as EPC, health and safety audits, asbestos register, access audits.
Equipment: notepad, camera, measuring device, PPE
Health and Safety: undertake a risk assessment, desktop survey with satellite images, information from building owner on known risks, site operations.
What risks should you consider prior to attending site?
lone working
working at height
vehicle movements
excessive noise
excessive heat and cold
When there is a repetitive element what might you do?
Representative sampling
How would you undertake a survey in a systematic manner?
Roofs: coverings, parapet walls, roof lights, chimneys, and flues
Structure: substructure, superstructure, floor structure, roof structure
Façade: external walls and cladding, windows, doors and joinery.
Internal parts: floor finishes, wall finishes, ceiling finishes, internal door and fire doors.
External areas: access road, car parking, hardstanding, paths, perimeter fencing, access, landscaping, outbuildings, surface drainage.
Building services: HVAC, Electrical supply and distribution, public health services, fire detection and alarm systems, sprinklers, utility connections.
What comment should you make on legal matters?
It is not the responsibility of the surveyor to confirm or verify legal compliance issues, however, where there are obvious visual omissions or defects that effect legal compliance, this should be noted in the report.
What would typically be included in a PPM report
A PPM schedule noting:
- reference no.
- location of the element
- description of the element
- condition description / defect / repair recommendation
- years
Condition rating
- Good
- Fair
- Poor
- Hazardous
Timeframe for repair
- immediate - 1 year
- short term - 2 years
- medium term - 3-5 years
- long term - 6-10 years
