Long Term Maintenance Planning

You may be about to or may have already retained the services of a building surveyor who is a member of the New Zealand Institute of Building Surveyors (NZIBS).

If so, there are certain things you should know about how our members operate and what they can do for you.

This guide deals with the level of professionalism you should expect to receive from our members.  

Long term maintenance planning

When considering long-term maintenance planning for a building you will appreciate that no two plans will be the same. If you are the owner of a body corporate, the legal requirements of the Unit Titles Act 2010 will be a reference point for your building surveyor.

Different clients will have different requirements. Different building types will require different approaches.

All maintenance plans should, however, be compiled using the same procedures and guiding principles.

If you are using a building surveyor who is a member of the NZIBS, you can expect them to act as follows: 

 

PRELIMINARY STEPS TO BE TAKEN WHEN PLANNING

 

                       ACTIONS

 

 

 

Review operation and maintenance manuals 

 

As buildings become more technically advanced, these documents paint a detailed picture of a building's construction and how best to maintain it.

Check the deleterious materials register

Check if any building products are on the life-threatening and environmentally dangerous materials (e.g. Asbestos) register

 

Review product literature

 

Identify a product’s specifications, e.g. warranties and installation instructions

  Consult construction drawings

Consult the drawings for the building(s)

 

Consider in-service maintenance records

 

Look into records of prior maintenance-related work

Check the building warrant of fitness/compliance schedules 

Ensure systems, such as emergency lighting, that are designed to keep buildings safe and healthy for people to enter, occupy or work, are maintained.

 

Talk with property maintenance operators and managers

 

Determine if any housing equipment or fabric has had a history of substandard performance

Other issues that will be considered by your building surveyor are:

  •  The nature of the property, its construction and design
  •  The adequacy of its structural framework and various services
  •  A comparison of the building’s condition with others of similar age and style
  •  How it conforms to statute, civil and any lease obligations
  •  Special client requirements
  •  Any defects or health and safety concerns
  •  Any repairs that have been undertaken and further investigations or statutory surveys that may be needed
  •  The estimated costs of planned maintenance works or recommended actions if part of the instruction
  •  How best to measure and estimate the building and the life expectancy of its materials
  •  Finally, you will be presented with a long-term maintenance plan bringing together all the information gathered during the process.

 A long-term maintenance plan [KA1]is intended to be a live document and it is recommended that annual reviews of the plan and building are undertaken by your NZIBS registered building surveyor, to ensure the plan remains accurate, i.e. unnecessary works can be postponed, and more urgent works brought forward if required.

For further information on the NZ Institute of Building Surveyors please go to:  www.buildingsurveyors.co.nz or phone 0800 113 400.