Criteria for design, management and control of maintenance services for buildings

This Technical Specification specifies the criteria and the general methods in the planning, management and control of maintenance in buildings and their surrounding area according to the objectives of the owners and users and the required quality of maintenance.
This Technical Specification should apply to the maintenance management of buildings.
For informative purposes a possible classification of buildings is given in Annex A.

Kriterien für Entwicklung, Leitung und Überwachung von Instandhaltungsdienstleistungen von Gebäuden

Criteres pour la conception, le management et le contrôle de la maintenance des bâtiments

Merila za načrtovanje, upravljanje in kontrolo storitev vzdrževanja stavb

General Information

Status
Withdrawn
Publication Date
30-Jun-2006
Withdrawal Date
29-Aug-2011
Technical Committee
Current Stage
9900 - Withdrawal (Adopted Project)
Start Date
30-Aug-2011
Due Date
22-Sep-2011
Completion Date
30-Aug-2011

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SLOVENSKI STANDARD
SIST-TS CEN/TS 15331:2006
01-julij-2006
0HULOD]DQDþUWRYDQMHXSUDYOMDQMHLQNRQWURORVWRULWHYY]GUåHYDQMDVWDYE

Criteria for design, management and control of maintenance services for buildings

Kriterien für Entwicklung, Leitung und Überwachung von
Instandhaltungsdienstleistungen von Gebäuden
Criteres pour la conception, le management et le contrôle de la maintenance des
bâtiments
Ta slovenski standard je istoveten z: CEN/TS 15331:2005
ICS:
03.080.10
91.040.01
SIST-TS CEN/TS 15331:2006 en

2003-01.Slovenski inštitut za standardizacijo. Razmnoževanje celote ali delov tega standarda ni dovoljeno.

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TECHNICAL SPECIFICATION
CEN/TS 15331
SPÉCIFICATION TECHNIQUE
TECHNISCHE SPEZIFIKATION
December 2005
ICS 03.080.10; 91.040.01
English Version
Criteria for design, management and control of maintenance
services for buildings

Critères pour la conception, le management et le contrôle Kriterien für Entwicklung, Leitung und Überwachung von

de la maintenance des bâtiments Instandhaltungsdienstleistungen von Gebäuden

This Technical Specification (CEN/TS) was approved by CEN on 10 November 2005 for provisional application.

The period of validity of this CEN/TS is limited initially to three years. After two years the members of CEN will be requested to submit their

comments, particularly on the question whether the CEN/TS can be converted into a European Standard.

CEN members are required to announce the existence of this CEN/TS in the same way as for an EN and to make the CEN/TS available

promptly at national level in an appropriate form. It is permissible to keep conflicting national standards in force (in parallel to the CEN/TS)

until the final decision about the possible conversion of the CEN/TS into an EN is reached.

CEN members are the national standards bodies of Austria, Belgium, Cyprus, Czech Republic, Denmark, Estonia, Finland, France,

Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Slovakia,

Slovenia, Spain, Sweden, Switzerland and United Kingdom.
EUROPEAN COMMITTEE FOR STANDARDIZATION
COMITÉ EUROPÉEN DE NORMALISATION
EUROPÄISCHES KOMITEE FÜR NORMUNG
Management Centre: rue de Stassart, 36 B-1050 Brussels

© 2005 CEN All rights of exploitation in any form and by any means reserved Ref. No. CEN/TS 15331:2005: E

worldwide for CEN national Members.
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CEN/TS 15331:2005 (E)
Contents Page

Foreword ..........................................................................................................................................................3

Introduction......................................................................................................................................................4

1 Scope ...................................................................................................................................................5

2 Normative references .........................................................................................................................5

3 Terms and definitions.........................................................................................................................5

4 Basic data and requirements .............................................................................................................7

4.1 General ................................................................................................................................................7

4.2 Diagnostic methods and instruments for maintenance...................................................................8

5 Building and maintenance strategy.................................................................................................10

5.1 General ..............................................................................................................................................10

5.2 Building strategy...............................................................................................................................10

5.3 Maintenance policy...........................................................................................................................10

5.4 Maintenance strategies ....................................................................................................................10

6 Maintenance plan..............................................................................................................................12

6.1 General ..............................................................................................................................................12

6.2 Preparation of the plan .....................................................................................................................12

6.3 Budgeting ..........................................................................................................................................12

7 Information systems .........................................................................................................................13

7.1 General ..............................................................................................................................................13

7.2 Maintenance information system.....................................................................................................13

7.3 General characteristics ....................................................................................................................13

7.4 Functions...........................................................................................................................................13

8 Operational management of maintenance services......................................................................15

8.1 General ..............................................................................................................................................15

8.2 Financial resources ..........................................................................................................................15

8.3 Human resources..............................................................................................................................15

8.4 Material ..............................................................................................................................................15

8.5 Support equipment and inspection .................................................................................................16

8.6 Programs and schedules..................................................................................................................16

9 Monitoring .........................................................................................................................................17

9.1 Technical monitoring........................................................................................................................17

9.2 Economical monitoring ....................................................................................................................17

9.3 Performance monitoring ..................................................................................................................18

10 Feedback data ...................................................................................................................................18

Annex A (informative) Building classification as per Eurostat "Classification of Types of

Construction" (CC) (1996) ................................................................................................................19

Annex B (informative) Example of the formulation and Inclusion into Budget of a Maintenance

plan ....................................................................................................................................................20

Bibliography...................................................................................................................................................21

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CEN/TS 15331:2005 (E)
Foreword

This Technical Specification (CEN/TS 15331:2005) has been prepared by Technical Committee CEN/TC 319

“Maintenance”, the secretariat of which is held by UNI.

According to the CEN/CENELEC Internal Regulations, the national standards organizations of the following

countries are bound to announce this CEN Technical Specification: Austria, Belgium, Cyprus, Czech Republic,

Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Ireland, Italy, Latvia, Lithuania,

Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Slovakia, Slovenia, Spain, Sweden, Switzerland

and United Kingdom.
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CEN/TS 15331:2005 (E)
Introduction
A building differs from other items subject to maintenance essentially by:
 the need to maintain property value over time;

 the possibility that the property may undergo a change in its intended use during its service life;

 the number of persons responsible for maintenance (owner, administrator, tenant, employee);

 its duration over time (decades).

Under these conditions it is difficult to predict with any degree of precision the service life of each component

part. Budgeting for maintenance, and specifically the scheduling of maintenance interventions, requires the

availability and the analysis of feedback data obtained from maintenance activities.

The purpose of building maintenance is to ensure utilisation of the asset by maintaining its property value and

initial performances within acceptable limits for its whole service life, as well as promoting technical and

regulatory modifications to initial or new technical performances as selected by the operator or required by law.

To obtain this goal, the definition of general criteria to collect data that is essential for maintenance activities

and the use of suitable information systems may be used to develop database and management tools to

improve the profitability of buildings.
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CEN/TS 15331:2005 (E)
1 Scope

This Technical Specification specifies the criteria and the general methods in the planning, management and

control of maintenance in buildings and their surrounding area according to the objectives of the owners and

users and the required quality of maintenance.

This Technical Specification should apply to the maintenance management of buildings.

For informative purposes a possible classification of buildings is given in Annex A.

2 Normative references

The following referenced documents are indispensable for the application of this Technical Specification. For

dated references, only the edition cited applies. For undated references, the latest edition of the referenced

document (including any amendments) applies.
EN 13306:2001, Maintenance terminology
EN 13460:2002, Maintenance - Documents for maintenance

ISO 6707-1:2004, Building and civil engineering – Vocabulary – Part 1: General terms

3 Terms and definitions

For the purposes of this Technical Specification, the terms and definitions given in EN 13306:2001, EN

13460:2002, ISO 6707-1:2004 and the following apply.
3.1
building

construction works that has the provision of shelter for its occupants or contents as one of its main purposes;

usually partially or totally enclosed and designed to stand permanently in one place

[definition of ISO 6707-1:2004]

NOTE Including envelope, structural and non structural elements, finishing, fitments, equipment and installations and

external works.
3.1.1
maintenance of buildings

combination of all technical, administrative and managerial actions during the lifecycle of a building (or a part

of it), intended to retain it, or restore it to, a state in which it can perform the required function

3.2
component

construction element or functional grouping of several elements considered as part of a single system

3.3
property value

minimum production cost for a building, inclusive of business profit, in respect of predetermined performances

3.4
analysis

activities aimed at acquiring knowledge of the status and operating conditions of the building and its

component parts
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CEN/TS 15331:2005 (E)
3.5
mid and long term budgeting

determination of the general extent of expenses in respect of pre-established objectives; also intended to

schedule interventions, and therefore costs and resources, evenly over time if possible

3.6
short term cost budgeting

more specific quantification of expenses compared to the mid and long term budgeting of interventions for a

given year, for the purpose of optimising the workload
3.7
corrective maintenance

maintenance carried out after fault recognition and intended to put an item into a state in which it can perform

a required function
[definition of EN 13306:2001, see 7.6]
3.8
preventive maintenance

maintenance carried out at predetermined intervals or according to prescribed criteria and intended to reduce

the probability of failure or the degradation of the functioning of an item
[definition of EN 13306:2001, see 7.1]
3.9
condition based maintenance

preventive maintenance based on performance and/or parameter monitoring and the subsequent actions

NOTE Performance and parameter monitoring may be scheduled, on request or continuous.

[definition of EN 13306:2001, see 7.4]
3.10
opportunity maintenance

maintenance work performed in a sequential or parallel manner on several components, in connection with

another ongoing activity (for example an emergency maintenance activity), achieving synergy and

synchronicity in the use of financial, technical and organisational resources
3.11
obsolescence factors

all the external conditions that lead to a modification over time of the required performances

3.12
inspection manual

systematic collection with managerial approach of all documents pertaining to inspection and monitoring

activities
3.13
operation manual (instruction manual)

technical instructions to reach a proper item function performance according to its technical specifications and

safety conditions (definition of EN 13460:2002, see 5.2)
3.14
maintenance manual

technical instructions intended to preserve an item in, or restore it to, a state in which it can perform a required

function (definition of EN 13460:2002, see 5.3)
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CEN/TS 15331:2005 (E)
3.15
maintenance plan

structured set of tasks that include the activities, procedures, resources and the time scale required to carry

out maintenance (definition of EN 13306:2001, see 2.5)
3.16
assets register

item basic information, related to technical, contractual, administrative, locational and operational aspects, in

order to define it within the company
4 Basic data and requirements
4.1 General

The information required to carry out a maintenance operation shall be available either for new constructions

and restoration of buildings (maintenance plans developed inside the construction projects); for existing and

operating buildings this information is to be progressively acquired in a systematic manner and controlled and

filed appropriately, to be used for subsequent controls.

Since the complete collection of information requires times and costs that cannot be considered negligible, the

procedure shall be planned in advance and the extent of the collection evaluated on a case-by-case basis.

NOTE The information required should describe the assets as a whole and its adequacy with respect to usability and

value. The Assets Register (see 3.16) could also be used to collect the required information.

4.1.1 Preliminary data collection

During this initial phase the property to be maintained is to be identified and quantified; the data shall include

all documents available and the following information, as a minimum:
 location;

 gross volume and surface area, divided according to intended use (refer to standards if applicable);

 general characteristics of component parts;

 level of compliance with legal and regulatory requirements (objectives to be attained);

 status of maintenance upgrading in accordance with pre-determined operational specifications;

 external constraints (monumental and environmental, active and passive servitudes, agreements with

public bodies and bordering landowners etc.);

 legal documents relating to the installation, operation and maintenance of equipment and other parts;

 status of distribution systems and data about consumption (energy, water, etc.);

 type and characteristics of services required to ensure operation of the building (premises for doorkeeper

and cleaners, heating, etc.).
4.1.2 Specific collection of information

All other information shall then be collected, using any existing synergies with other activities, such as the

operation of collecting information required for building management.

The data collected shall be accurately identified and its presentation format codified (see Clause 7).

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CEN/TS 15331:2005 (E)
The information categories required are the following:

 inventory of buildings and equipments: identification, location and description supported by an appropriate

coding system for the building complex, individual buildings, technological system for each building

subdivided into technological units, technical elements, component parts and the material of which they

are made;
 drawings: sizes, position and layout of the various components;

NOTE For example, these may consist of plans and cross-sections, structural drawings and systems layouts. This

process is facilitated if the drawings are computerised.

 to be reliable, the above information shall refer to the ‘as built’ status of the building and shall be kept

updated during the maintenance;

 verification of status of efficiency, functionality and compliance with applicable rules and standards (see

4.2);

 residual service life, for each component, predicted in accordance with age, quality and conditions of use,

and in relation with the service life initially foreseen;

 technical specifications: especially concerning equipment and building services in order to identify

characteristics and ‘established operating conditions’;
 repair cost: to restore the functionality of a component;

 replacement costs: for each component, as a basis for a financial assessment of the maintenance plan;

 cost for non-availability and/or down-state: estimate, at least for critical components, of costs arising from

the down-state of the components or from their inability to provide the services for which they are

intended;
 information about critical construction solutions (for example arch vaulting);

 instruction manuals and maintenance manuals: experience and recommendations of the

builder/manufacturer to be used to develop an appropriate maintenance plan.
4.2 Diagnostic methods and instruments for maintenance

Whenever is possible, maintenance operators should make extensive use of diagnostics in managing the

buildings subject to the maintenance.

The decisions concerning any maintenance intervention should be based on the results and the information

coming from the diagnosis activities.

The effectiveness of these tests and the interpretation of the diagnostic results should be associated with the

use of standard methods and instruments to obtain reliable, comparable and traceable results (see Table 1).

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CEN/TS 15331:2005 (E)
Table 1 — Types, objectives and methods of diagnostic
Type of diagnostic Objectives Methods and
Types of
procedures for
evaluation
examination
General diagnostic or Objective description Visual inspection Qualitative
pre-diagnostic of any anomalies,
Check lists
malfunctions or
degradation
Information from
previous inspections
General information on
condition of building
Simple portable
instruments
In-depth diagnostic Thorough examination Non destructive tests Qualitative and
of the actual status Quantitative
Destructive
and its interpretation
instrumental tests
Collection of sufficient (sampling from
information for detailed building and laboratory
design of work to be tests)
undertaken
Analytical methods
(diagnostic documents,
malfunction chart, fault
trees, etc)
Expert systems

The data collected and analysed shall be included in the documents accompanying the inspection manual;

these are to consist of data sheets such as the following:

a) technical or identification sheet. It contains information on: the position within the building, the functions

required, the types of service provided, the performance specifications, the physical and functional

relationship with other components, the installation and operation characteristics;

b) diagnostic sheet. It contains information on the methods and instruments to be used to analyse the

malfunctioning or pathological deterioration as well as their evaluation criteria;

c) clinical sheet. It contains the interpretation of the actual status, all technical and financial information on

the interventions carried out and indications of remedies or corrective action to be adopted.

There shall be one of these data sheet for each technical element or component, in accordance with the more

appropriate breakdown structure, accompanied by drawings and information to ensure prompt identification.

NOTE The information contained in the diagnostic and clinical data sheet are an integral part of the feedback (see

Clause 10).

A specific plan for the diagnostic is to be prepared. This plan shall consider the objectives to be attained,

operating conditions, times for implementation and cost of the intervention.

For large real estate, sampling techniques shall be used for the general diagnosis. Buildings are then to be

grouped by homogeneous classes,
...

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