Usual items in comprehensive building repair and maintenance works

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Note

23/3/2020: Numeric numbering system adopted. Punctuation standardised.

16/3/2020: Created.

Preliminaries

  1. Site management.
  2. General labour.
  3. Statutory submissions (A&A, Minor Works, Registered Structural Engineers).
  4. Levies.
  5. Insurances (Contractors’ All Risks and Third Party, Employees’ Compensation).
  6. Bonds.
  7. Samples, documentary submissions and testing.
  8. Safety protection.
  9. Temporary facilities (hoardings, covered walkways, fencing, site offices, stores on or off site, plant, water, power and lighting, waste disposal).

Scaffolding

(all temporary, usually priced as part of the Preliminaries, but better separated because of its significant costs)

  1. Single layer scaffolding to wall.
  2. Double layer scaffolding to wall.
  3. Dust screen and tarpaulin sheets.
  4. Catch fan.
  5. Support brackets.
  6. Temporary rain shelters on top of scaffolding.
  7. Weatherproof spotlighting.
  8. Working platform for high level work.
  9. Safety signage.

Security

(all temporary, usually priced as part of the Preliminaries)

  1. Infrared detection.
  2. Motion sensor detection.
  3. CCTV system.
  4. Security guards and patrol.
  5. Dogs.
  6. Alarm system.
  7. Bells.
  8. Lighting, spot lighting, flood lighting.
  9. Hoardings.
  10. Barbed wire.
  11. Access control, smart card.
  12. Workers’ registration.
  13. Notifying police upon commencement of works.

Hoardings, covered walkways and fencing

(all temporary, usually priced as part of the Preliminaries)

Removal of existing

(in common areas)

  1. Unauthorized building structures.
  2. Asbestos containing objects.

Taking down and re-installing / reinstating as appropriate

  1. Drying racks.
  2. Air-conditioners and racks (window type, split type).
  3. Planter soil and plant.
  4. Temporary storage before re-installation.
  5. Pipe brackets.
  6. Signage (probably not heavy advertising frames).
  7. Banners.

Building façade

(external face of external walls, island and re-entraint lightwells, both sides of parapet walls, surfaces of bay windows, planter boxes, A/C hoods, fins, canopies, fence walls, etc.)

  1. Protection of windows, openings, air-conditioners not removed.
  2. Patch repair:
    • Hammer tapping test
    • Removal of debonding finishes
    • Repair of spalling concrete
    • Patch painting or complete painting
    • Patch tile repair or complete tile filler.
  3. Complete re-surfacing:
    • Hacking off of existing finishes
    • Temporary waterproof coating
    • Removal of abandoned nails and metal work and sealing up voids
    • Hammer tapping test or visual inspection
    • Repair of spalling concrete
    • Wire mesh over joints between concrete and brick and cracks
    • External plastering / waterproof rendering and painting (spatterdash coating, pre-packed bond coating, waterproof rendering)
    • Tiling and waterproof screeding (spatterdash coating, pre-packed bond coating, screeding, tile adhesive coating, tile joint grouting).
  4. Grouting and external sealant to windows.
  5. Movement joints in finishes (filler, backer rod, sealant).
  6. Pull-off test on plastering / rendering / tiling.
  7. Water spraying tests.
  8. Infra-red survey on completion (infra-red survey before the works should be part of the pre-tender activities.
  9. Warranties.

Finishes to roofs

(podium roof, top roof, top of watertanks and staircase heads, canopies, covered walkways)

  1. Patch repair (unlikely).
  2. Complete re-roofing:
    • Hacking off of existing finishes
    • Repair of spalling concrete
    • Roofing (levelling layer, waterproofing layer, insulation layer, finishing layer)
    • Skirtings and linings to channels and curbs (waterproofing layer, wire mesh reinforcing layer, finishing layer).
  3. Channel covers.
  4. Movement joints in finishes.
  5. Water ponding tests.
  6. Warranties.

Finishes to floors, ceilings and internal walls

(entrance lobbies, public corridors, typical lobbies, staircases, service rooms, plant rooms, lift machine rooms, lift pits, external covered spaces, carparks)

  1. Removal of existing:
    • Finishes
    • Abandoned features, conduits, wiring.
  2. Patch repair or complete re-surfacing similar to the Building Façade but not requiring waterproofing:
    • Floors
    • Staircase treads, risers, nosings, wall strings, raking skirtings, stepped skirtings, curb strings
    • Walls
    • Ceilings (in-situ finishes, false ceilings)
    • Planter boxes (waterproofed).

Windows

(to common areas)

  1. Samples, test certificates and shop drawings.
  2. Removal of existing.
  3. Windows (window frames, window sashes or casements, glazing and sealant, ironmongery (hinges, locks, stays), safety barrier rails, fire-rating, waterproof grouting and caulking).
  4. Window guards.
  5. Water spraying tests.
  6. Warranties.

Doors

(to common areas)

  1. Samples, test certificates and shop drawings.
  2. Removal of existing.
  3. Doors.
  4. Hose reel panels.
  5. Pipe door doors.
  6. Door frames.
  7. Ironmongery (hinges, locks, latches, bolts, panic bolts, door closers, floor springs, door stops, door catches, clothes hook, kick plates, push plates, pull handles).
  8. Metal work (holdfasts, floor dowels). 
  9. Fire-rating.

Water tanks

(potable water, flushing water, fire services water)

  1. Samples, test certificates and shop drawings.
  2. Temporary water tanks.
  3. Removal of existing.
  4. Waterproof finishes (internal bottoms, sides and soffits).
  5. Tank connectors, cat ladders, step irons, covers and frames.
  6. Water test.
  7. Warranties.

Other constructions and fittings

(to common areas)

  1. Movement joints in structure.
  2. Common entrance gates, roller shutters, fire shutters.
  3. Fencing,
  4. Balustrades, railings and handrails.
  5. Tactile paths.
  6. Cat ladders, step irons.
  7. Signage.
  8. Counters.
  9. Benches.
  10. Notice boards.
  11. Letter boxes.
  12. Exit signs.
  13. Fireproof enclosure to M&E services.

Water supplies

(before individual meters or to outside of flats if no meters)

  1. Samples, test certificates and installation drawings.
  2. Booster pump sets and electrical control.
  3. Water tank fittings (ball valves, drain pipes and valves, overflow drains, vent pipes).
  4. Upfeed and downfeed pipes (potable water, flushing water, fire services).
  5. Vent pipes.
  6. Pipe in-line fittings (bends, tees, pipe sleeves).
  7. Pipe brackets and base supports.
  8. Pipe ancillaries (gate valves, globe valves, non-return valves, air-release valves).
  9. Pipe sleeves and fire-caulking of openings.
  10. Meters.
  11. Painting and labelling.
  12. Testing and commissioning.
  13. As-built drawings.

Above-ground drainage

(commonly shared whether inside or outside flats)

  1. Samples, test certificates and installation drawings.
  2. Drain pipes (soil water, waste water, rainwater, A/C condensate, planter water).
  3. Vent pipes.
  4. Pipe in-line fittings (bends, junctions, rest bends, cleaning eyes).
  5. Pipe brackets and base supports.
  6. Pipe ancillaries (floor drains, rainwater outlets, gratings, P-traps, S-traps, fresh air inlets).
  7. Pipe sleeves and fire-caulking of openings.
  8. Painting and labelling.
  9. Testing and commissioning.
  10. As-built drawings.

Surface and underground drainage

(commonly shared)

  1. CCTV survey of underground drainage.
  2. Samples, test certificates and installation drawings.
  3. Surface water channels, outlets and covers.
  4. Manholes, petrol interceptors, grease interceptors.
  5. Pipe internal lining repair.
  6. Replacement:
    • Pipe trenches, beds and surrounds
    • Drain pipes (soil water, waste water, stormwater)
    • Vent pipes and fresh air inlets
    • Pipe fittings (bends, junctions, cleaning eyes).
  7. Painting and labelling.
  8. Testing and commissioning.
  9. As-built drawings.

Electrical services

(before individual flat meters)

  1. Final circuits (lighting points, power socket points, switch points).
  2. Lighting fittings.
  3. Emergency lighting fittings.
  4. Communal aerial broadcast system.
  5. Entrance access control.
  6. Carpark access control.

Fire services

(to common areas)

  1. Fire hose reels.
  2. Wet risers.
  3. Sprinklers.
  4. Fire hydrants.
  5. Fire detection and alarm system.
  6. Emergency exit signs (under other constructions and fittings).
  7. Emergency lighting (under electrical services).

Mechanical ventilation and air-conditioning services (MVAC)

(to common areas)

  1. Air-conditioners.
  2. Air curtains.
  3. Fans.
  4. Ventilation system.

Private items

(commissioned and paid by individual owners)

  1. Windows.
  2. Flat entrance doors.
  3. Flat entrance gates.
  4. Balcony railings and handrails.
  5. Water supply after meters.
  6. Internal drainage.
  7. Use of scaffolding and insurances.

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