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1、BRITISH STANDARD BS 8210:1986 Guide to Building maintenance management UDC 69.059 + 658.58 BS 8210:1986 This British Standard, having been prepared under the direction of the Basic Data and Performance Criteria for Civil Engineering and Building Structures Standards Committee, was published under th
2、e authority of the Board of BSI and comes into effect on 30 September 1986 BSI 08-1999 The following BSI references relate to the work on this standard: Committee reference BDB/7 Draft for comment 84/13211 DC ISBN 0 580 1524 13 Committees responsible for this British Standard The preparation of this
3、 British Standard was entrusted by the Basic Data and Performance Criteria for Civil Engineering and Building Structures Standards Committee (BDB/-) to Technical Committee BDB/7 upon which the following bodies were represented: Association of Metropolitan Authorities British Constructional Steelwork
4、 Association Ltd. British Plastics Federation British Railways Board British Steel Industry British Wood Preserving Association Cement and Concrete Association Chartered Institution of Building Services Engineers Convention of Scottish Local Authorities Department of Education and Science Department
5、 of the Environment (Building Research Establishment) Department of the Environment (Property Services Agency) Greater London Council Health and Safety Executive Incorporated Association of Architects and Surveyors Institute of Clerks of Works of Great Britain Inc. Institution of Civil Engineers Ins
6、titution of Structural Engineers London Regional Transport Royal Institute of British Architects Royal Institution of Chartered Surveyors Timber Research and Development Association Union of Construction, Allied Trades and Technicians Zinc Development Association Amendments issued since publication
7、Amd. No.Date of issueComments BS 8210:1986 BSI 08-1999i Contents Page Committees responsibleInside front cover Forewordiv Section 1. General 1.0Introduction1 1.1Scope1 1.1.1General1 1.1.2Exclusions2 1.2Definitions2 Section 2. Owners 2.1General4 2.2The value of buildings to an owner4 2.3Maintenance f
8、inance4 2.4Statutory or legal liabilities4 2.5Specific items with which owners should be concerned4 2.6Maintenance policies4 2.7Maintenance work programmes5 2.8Access equipment5 Section 3. General guidance 3.1Materials, components and elements of construction6 3.1.1General6 3.1.2Specialist advice6 3
9、.1.3Hazardous materials6 3.2Environment and intensity of use6 3.2.1General6 3.2.2Situation6 3.2.3Internal environment7 3.2.4User factor7 3.3Building records; general7 3.3.1General factors7 3.3.2Types of records7 3.3.3Preparation of records7 3.3.4Use of building records8 3.3.5Form of record8 3.3.6Pla
10、ce of storage8 3.3.7Contents of record8 3.4Maintenance guides8 3.4.1General8 3.4.2Division into parts9 3.4.3Preparation of guides9 3.4.4Up-dating of guides9 3.5Inspection reports and planning of work9 3.5.1Introduction9 3.5.2Reports to clients9 3.5.3Planning and timing of maintenance work10 3.5.4Eff
11、iciency10 3.6Access10 3.6.1General10 3.6.2Access equipment10 BS 8210:1986 ii BSI 08-1999 Page 3.6.3Work on roofs10 3.6.4Access to confined spaces11 3.6.5Safety signs11 3.6.6Adjoining properties11 3.7Health and safety; safe working practices11 3.7.1General11 3.7.2Dust12 3.7.3Flammable and toxic hazar
12、ds12 3.7.4Temporary electrical installations12 3.7.5Fire risk and operations using heat13 3.7.6Plant and powered equipment13 3.7.7Noise13 3.7.8Building structure13 3.7.9Services13 3.7.10 Effects of maintenance work upon health and safety in other parts of buildings13 3.7.11 Guarding of openings13 3.
13、8Arrangements for the carrying out of repair and maintenance work13 3.8.1Responsibility13 3.8.2Employment of operatives14 3.8.3Selection of contractor14 3.8.4Insurances14 3.8.5Initiation of work14 3.8.6Programming of work14 3.8.7Security14 3.8.8Inspection15 3.8.9Records15 3.8.10 Small properties15 S
14、ection 4. Building fabric 4.1Records16 4.1.1Drawings of building “as built” and as subsequently altered16 4.1.2Specifications and schedules16 4.1.3Fire16 4.1.4Security16 4.2Inspection of and reporting on buildings16 4.2.1General16 4.2.2Environmental factors16 4.2.3Frequency of inspection17 4.2.4Meth
15、od of inspection17 4.2.5Inspection schedules for specific building17 Section 5. Engineering services 5.1Mechanical and electrical services generally18 5.2Mechanical records18 5.2.1Documentation18 5.2.2Drawings18 5.3Electrical records19 5.4Communication systems records19 BS 8210:1986 BSI 08-1999iii P
16、age 5.4.1Application19 5.4.2Drawings19 5.4.3Schedule of telephone extensions20 5.4.4Schedule of radio paging systems20 5.5Operating and maintenance manuals20 5.6Inspection and reporting of engineering services20 5.6.1General20 5.6.2Frequency of inspections20 5.6.3Inspectors21 5.6.4Method of inspecti
17、on21 5.6.5Safety, means of escape, fire fighting21 Appendix A Checklist of building elements together with examples of some common causes of failure22 Appendix B Environmental categories; extract from Table 9 in BS 6150:198232 Appendix C Temporary access equipment32 Appendix D Example pro-forma for
18、use in the visual inspection process35 Appendix E Example of an inspection check list for engineering services40 Appendix F Example of maintenance documentation for engineering services41 Appendix G Notes on particular engineering services42 Appendix H Bibliography44 Index46 Publications referred to
19、Inside back cover BS 8210:1986 iv BSI 08-1999 Foreword This British Standard guide has been prepared under the direction of the Basic Data and Performance Criteria for Civil Engineering and Building Structures Standards Committee from guidance documents provided by members of the subcommittee to whi
20、ch the drafting of the standard was entrusted. The guide has been written primarily for people having suitable qualifications and experience in building maintenance, but it should also be of considerable assistance to building owners or occupiers who have an active interest in the well-being of thei
21、r premises. It may at first sight be thought that this guide is applicable only to large organizations or to complex buildings. However, if read fully and carefully it will be seen that much of the information is relevant to all types of building from domestic premises to hospitals or large commerci
22、al buildings. To have divided the document to cope with the differing types of building would have involved an unacceptable level of duplication. It is therefore hoped that all who are likely to be affected by the maintenance of buildings and their engineering services will find this guide useful. H
23、ealth and safety is an important aspect of building maintenance. The recommendations mention a number of appropriate references, but the statutory requirements are extensive and it is not possible to cover them fully in every detail. It is assumed that those responsible have a knowledge of all the r
24、elevant Acts, and in particular the Health and Safety at Work etc., Act 1974. Appendix A has, with the approval of the Royal Institute of British Architects, been based upon the CI/SfB System. In addition to a list of publications referred to in this guide, given at the end, a separate bibliography
25、is included as Appendix H. A British Standard does not purport to include all the necessary provisions of a contract. Users of British Standards are responsible for their correct application. Compliance with a British Standard does not of itself confer immunity from legal obligations. Summary of pag
26、es This document comprises a front cover, an inside front cover, pages i to iv, pages 1 to 48, an inside back cover and a back cover. This standard has been updated (see copyright date) and may have had amendments incorporated. This will be indicated in the amendment table on the inside front cover.
27、 BS 8210:1986 BSI 08-19991 Section 1. General 1.0 Introduction 1.0.1 A building is an asset which needs to be maintained to ensure that its value is not eroded. This is all too often ignored with unfortunate economic consequences including a subsequent greater expenditure on the maintenance of the b
28、uilding and its engineering services. This may be because there is sometimes a failure by building owners to appreciate that buildings are an asset, and by occupiers to realize that buildings are a resource, and that these assets and resources need to be protected just as any other form of asset or
29、resource does. In such cases there is consequently a lack of recognition regarding the full effects of a failure to maintain buildings and their services adequately, and of the resulting effects on the value and function of assets. This is somewhat surprising as large amounts of money are often spen
30、t in protecting the value of other forms of asset and production resources are usually well maintained. 1.0.2 Lack of maintenance may in part arise from a feeling that buildings are long lived assets which deteriorate only gradually. In fact this is true only of the more robust forms of structure an
31、d even these can deteriorate rapidly with the ingress of moisture. Fittings, external decorations and engineering services usually have very much shorter lives than building structures. Therefore a failure to maintain buildings may affect their functioning in addition to reducing their value. 1.0.3
32、There is a further important reason why buildings and their engineering services should be maintained. It is to ensure the health and safety of persons in and around buildings coupled with the need to discharge the responsibilities that are conferred by building ownership. There are basic statutory
33、requirements that buildings should be kept safe for their occupants and for those who pass or visit buildings. There are other statutory requirements regarding health and safety particularly in respect of cleaning, fire and the safety of pressure vessels, boilers, lifts and hoists. In addition there
34、 may be further legal requirements regarding maintenance such as conditions in leases, etc. 1.0.4 The maintenance characteristics of buildings are a result of the original design process. In addition inefficient designs, bad specifications and poor workmanship can result in faults which are subseque
35、ntly often difficult and usually expensive to diagnose and remedy. 1.0.5 Those responsible for managing the maintenance of buildings and their engineering services need to have both management ability and technical expertise. There is evidence which suggests that in the past large amounts of money h
36、ave been wasted by inappropriate maintenance and repairs. Where this expertise is not available in the owners or users organization it is important that appropriate consultants are employed. 1.0.6 Domestic cleaning of buildings is often not the responsibility of maintenance management and guidance o
37、n cleaning is therefore not covered by this standard. However poor cleaning or the use of inappropriate cleaning methods or materials can have a significant adverse effect on the life of buildings and their services. Consequently it is important that maintenance managers cooperate closely with those
38、 responsible for cleaning and that owners and users are aware of this requirement. Further detailed guidance on cleaning is available in BS 67201). 1.1 Scope 1.1.1 General This British Standard provides guidance on a systematic approach to the management of building maintenance in the UK. It: a) str
39、esses the advantages of economy and convenience which may result from the regular and planned maintenance of a building and its services; b) provides a check list of types of construction and many of the materials and components commonly encountered in the UK; c) considers the bearing that the exter
40、nal and internal environments and the type and intensity of use will have on the frequency of inspection and maintenance; d) stresses the importance of up-to-date building fabric records and engineering services records and makes recommendations as to their content, preparation and use in respect of
41、 maintenance; e) considers the advantages of maintenance guides for individual buildings; f) makes recommendations as to the frequency of types of inspection, the reporting on these inspections, the planning of the necessary maintenance work and the making of arrangements for the carrying out of suc
42、h work; g) draws attention to the need for safe access for both inspection and subsequent work; 1) In preparation BS 8210:1986 2 BSI 08-1999 h) discusses health and safety requirements applicable to inspection and maintenance work. 1.1.2 Exclusions This guide does not cover the following: a) domesti
43、c and frequent routine cleaning; b) detailed guidance as to how various types of maintenance work should be carried out, for which reference should be made to the appropriate British Standard publication covering the product, component or type of work involved; c) improvements, additions or alterati
44、ons of a building to make it suitable for a purpose other than that for which it was designed; however, it may be noted that it is frequently necessary and economically desirable to carry out maintenance at the same time as such work; d) maintenance of civil engineering structures. NOTEThe titles of
45、 the publications referred to in this standard are listed on the inside back cover. 1.2 Definitions For the purposes of this British Standard, the definitions given in BS 3811 apply together with the following. 1.2.1 breakdown maintenance operation of restoring an item to fulfil its original functio
46、n after a failure in its performance 1.2.2 building fabric elements and components of a building other than furniture and services 1.2.3 building maintenance work, other than daily and routine cleaning, necessary to maintain the performance of the building fabric and its services 1.2.4 building scie
47、ntist person with knowledge and experience in the field of the behaviour and performance of buildings and their components under the influence of physical, chemical and biological phenomena 1.2.5 client person responsible for the running and maintenance of a building,who may or may not be the legal
48、owner or the legal owners agent or representative. The client will be the person to whom a professional adviser will report, and who will be able to order maintenance works to be carried out 1.2.6 competent person person having sufficient professional or technical training, knowledge and experience
49、to enable him or her: a) to carry out allotted duties at the level of responsibility laid down; b) to understand fully any potential hazards when carrying out those duties. 1.2.7 confined space space which may be inadequately ventilated for any reason, and may result in a deficiency of oxygen, or a build-up of toxic gases, e.g. closed tanks, sewers, ducts, closed and unventilated rooms, and open-topped tanks, particularly where heavier than air gases or vapours may be present 1.2.8 inspector person carrying out an inspection or examination of the area or item concerned, and re
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