Selection of an Optimized Maintenance Policy for Rendered Facades
Publication: Journal of Performance of Constructed Facilities
Volume 37, Issue 5
Abstract
The maintenance of external facades’ claddings has been neglected over the years. The maintenance actions were limited to total replacement when the claddings showed a severe degradation condition. However, in the last years, this attitude started to change, but stakeholders faced two different approaches in performing maintenance activities. The first approach corresponds to the application of time-based maintenance policies, in which the maintenance activities are carried out periodically with predetermined schedules. In the second approach, condition-based maintenance policies are adopted, in which the degradation condition is assessed through regular monitoring and, posteriorly, the more adequate maintenance activities are defined. This study intends to compare these two maintenance policies and analyze whether there are advantages in implementing condition-based maintenance strategies in an economical and very common cladding solution. Therefore, the influence of the two maintenance policies on rendered facades is analyzed in terms of service life, maintenance costs, efficiency index, and number of replacements. A multiobjective optimization is performed to understand whether there is an optimal time interval for performing the inspections in condition-based methodologies. Based on these results, an equivalent time-based maintenance policy is developed. The periodicities for the maintenance activities recommended in the literature are constant regardless of the maintenance strategy adopted. Consequently, it is impossible to define an efficient plan for all maintenance strategies assuming the same time of intervention. In fact, the periodicities of the maintenance actions must be adjusted according to the maintenance strategy adopted. The comparison between both policies revealed small differences between maintenance costs, service life, and efficiency indices. However, in time-based maintenance policies, more interventions are always performed during the time horizon, increasing users’ disturbance and the risk of unplanned maintenance because coatings are not regularly monitored between inspections.
Get full access to this article
View all available purchase options and get full access to this article.
Data Availability Statement
Some or all data, models, or code that support the findings of this study are available from the corresponding author upon reasonable request.
Acknowledgments
The authors gratefully acknowledge the support of CERIS Research Centre (Instituto Superior Técnico - University of Lisbon), in the framework of project UIDB/04625/2020, and Portuguese Foundation for Science and Technology (FCT) through project BestMaintenance-LowerRisks (PTDC/ECI-CON/29286/2017). Ana Silva acknowledges the support of Portuguese Foundation for Science and Technology (FCT) through the individual project CEECIND/01337/2017.
References
Ahmad, R., and S. Kamaruddin. 2012. “An overview of time-based and condition-based maintenance in industrial application.” Comput. Ind. Eng. 63 (1): 135–149. https://doi.org/10.1016/j.cie.2012.02.002.
Branco, F. A., and J. D. Brito. 2004. Handbook of concrete bridge management. Reston, VA: ASCE.
BSI (British Standards Institute). 1986. Guide to building maintenance management. BS 8210. London: BSI.
Bureau Veritas. 1993. Vol. 4 of Gestion Technique du Patrimoine—Réhabilitation et Maintenance, Guide Veritas du Bâtiment, 3éme édition Le Moniteur. Paris: Bureau Veritas.
Davis Langdon. 2007. Life cycle costing (LCC) as a contribution to sustainable construction. guidance on the use of the LCC methodology and its application in public procurement. London: Davis Langdon Management Consulting.
EOTA (European Organisation for Technical Approvals). 1999. Assumption of working life of construction products in guidelines for European technical approvals and harmonized standards—Guidance document 2. Brussels, Belgium: EOTA.
Faiz, R. B., and E. A. Edirisinghe. 2009. “Decision making for predictive maintenance in asset information management.” Interdiscip. J. Inf. Knowl. Manage. 4: 23. https://doi.org/10.28945/696.
Farahani, A., H. Wallbaum, and J. O. Dalenbäck. 2019. “Optimized maintenance and renovation scheduling in multifamily buildings—A systematic approach based on condition state and life cycle cost of building components.” Construct. Manage. Econ. 37 (3): 139–155. https://doi.org/10.1080/01446193.2018.1512750.
Ferreira, C., L. C. Neves, A. Silva, and J. de Brito. 2020. “Stochastic maintenance models for ceramic claddings.” Struct. Infrastruct. Eng. 16 (2): 247–265. https://doi.org/10.1080/15732479.2019.1652657.
Ferreira, C., A. Silva, J. De Brito, I. S. Dias, and I. Flores-Colen. 2021. “Definition of a condition-based model for natural stone claddings.” J. Build. Eng. 33 (Jan): 101643. https://doi.org/10.1016/j.jobe.2020.101643.
Flores-Colen, I., and J. de Brito. 2010. “A systematic approach for maintenance budgeting of buildings façades based on predictive and preventive strategies.” Constr. Build. Mater. 24 (9): 1718–1729. https://doi.org/10.1016/j.conbuildmat.2010.02.017.
Flores-Colen, I., J. de Brito, and V. P. de Freitas. 2006. “Expedient in situ test techniques for predictive maintenance of rendered façades.” J. Build. Appraisal 2 (2): 142–156. https://doi.org/10.1057/palgrave.jba.2940047.
Forster, A. M., and B. Kayan. 2009. “Maintenance for historic buildings: A current perspective.” Struct. Surv. 27 (3): 210–229. https://doi.org/10.1108/02630800910971347.
Gaspar, P. L., and J. de Brito. 2008. “Quantifying environmental effects on cement-rendered facades: A comparison between different degradation indicators.” Build. Environ. 43 (11): 1818–1828. https://doi.org/10.1016/j.buildenv.2007.10.022.
Gholami, J., A. Razavi, and R. Ghaffarpour. 2022. “Decision-making regarding the best maintenance strategy for electrical equipment of buildings based on fuzzy analytic hierarchy process; case study: Elevator.” J. Qual. Maint. Eng. 28 (3): 653–668. https://doi.org/10.1108/JQME-03-2020-0015.
Guo, J., and Q. Wang. 2022. “Human-related uncertainty analysis for automation-enabled façade visual inspection: A Delphi study.” J. Manage. Eng. 38 (2): 04021088. https://doi.org/10.1061/(ASCE)ME.1943-5479.0001000.
INE (Instituto Nacional de Estatística). 2012. Censos 2011 Resultados Definitivos—Portugal. Lisbon, Portugal: INE.
IP BAU (Impulsprogramm IP BAU Bundesamt für Konjunkturfragen). 1994. Alterungsverhalten von Bauteilen und Unterhaltskosten—Grundlagendaten für den Unterhalt € und die Erneuerung von Wohnbauten. Bern, Switzerland: Bundesamt für Konjunkturfragen.
Kayan, B. 2006. “Building maintenance in old buildings conservation approach: An overview of related problems.” J. Des. Built Environ. 2 (1): 41–56.
Kim, J., Y. Ahn, and H. Yeo. 2016. “A comparative study of time-based maintenance and condition-based maintenance for optimal choice of maintenance policy.” Struct. Infrastruct. Eng. 12 (12): 1525–1536. https://doi.org/10.1080/15732479.2016.1149871.
Madureira, S., I. Flores-Colen, J. de Brito, and C. Pereira. 2017. “Maintenance planning of facades in current buildings.” Constr. Build. Mater. 147 (Aug): 790–802. https://doi.org/10.1016/j.conbuildmat.2017.04.195.
MATLAB. 2021. “Genetic algorithm.” Accessed July 8, 2021. https://www.mathworks.com/help/gads/genetic-algorithm.html.
Munaro, M. R., S. F. Tavares, and L. Bragança. 2020. “Towards circular and more sustainable buildings: A systematic literature review on the circular economy in the built environment.” J. Cleaner Prod. 260 (Jul): 121134. https://doi.org/10.1016/j.jclepro.2020.121134.
Passer, A., T. Lützkendorf, G. Habert, H. Kromp-Kolb, M. Monsberger, M. Eder, and B. Truger. 2020. “Sustainable built environment: Transition towards a net zero carbon built environment.” Int. J. Life Cycle Assess. 25 (6): 1160–1167. https://doi.org/10.1007/s11367-020-01754-4.
Perret, J. 1995. Guide de la maintenance des bâtiments. Paris: Editions Le Moniteur.
Pinheiro, M. D., and N. C. Luís. 2020. “COVID-19 could leverage a sustainable built environment.” Sustainability 12 (14): 5863. https://doi.org/10.3390/su12145863.
Quatrini, E., F. Costantino, G. Di Gravio, and R. Patriarca. 2020. “Condition-based maintenance: An extensive literature review.” Machines 8 (2): 31. https://doi.org/10.3390/machines8020031.
Raposo, S., J. D. Brito, and M. Fonseca. 2013. “Planned preventive maintenance activities: Analysis of guidance documents.” In Durability of building materials and components, 35–60. Berlin: Springer.
RGEU (Regulamento Geral das Edificações Urbanas). 2022. “Decree-Law No. 177/2001.” [In Portuguese.] Accessed June 30, 2022. https://dre.pt/pesquisa/-/search/331257/details/maximized.
Sá, G., J. Sá, J. D. Brito, and B. Amaro. 2014. “Inspection and diagnosis system for rendered walls.” Int. J. Civ. Eng. 12 (2): 279–290.
Sá, G., J. Sá, J. D. Brito, and B. Amaro. 2015. “Statistical survey on inspection, diagnosis and repair of wall renderings.” J. Civ. Eng. Manage. 21 (5): 623–636. https://doi.org/10.3846/13923730.2014.890666.
Sarbini, N. N., I. S. Ibrahim, N. I. Abidin, F. M. Yahaya, and N. Z. N. Azizan. 2021. “Review on maintenance issues toward building maintenance management best practices.” J. Build. Eng. 44 (Dec): 102985. https://doi.org/10.1016/j.jobe.2021.102985.
Silva, A., J. De Brito, and P. L. Gaspar. 2016. Methodologies for service life prediction of buildings: With a focus on façade claddings. Berlin: Springer.
Silva, A., P. L. Gaspar, and J. De Brito. 2014. “Durability of current renderings: A probabilistic analysis.” Autom. Constr. 44 (Aug): 92–102. https://doi.org/10.1016/j.autcon.2014.04.002.
Teixeira, H. N., I. Lopes, and A. C. Braga. 2020. “Condition-based maintenance implementation: A literature review.” Procedia Manuf. 51: 228–235. https://doi.org/10.1016/j.promfg.2020.10.033.
Thai-Ker, L., and W. Chung-Wan. 2006. “Challenges of external wall tiling in Singapore.” In Proc., Qualicer. Valencia, Spain: IMPIVA, Generalitat Valenciana.
You, M. Y. 2019. “A generalized three-type lifetime probabilistic models-based hybrid maintenance policy with a practical switcher for time-based preventive maintenance and condition-based maintenance.” Proc. Inst. Mech. Eng., Part E: J. Process Mech. Eng. 233 (6): 1231–1244. https://doi.org/10.1177/0954408919862720.
Information & Authors
Information
Published In
Journal of Performance of Constructed Facilities
Volume 37 • Issue 5 • October 2023
Copyright
© 2023 American Society of Civil Engineers.
History
Received: Dec 26, 2022
Accepted: Apr 11, 2023
Published online: Jun 23, 2023
Published in print: Oct 1, 2023
Discussion open until: Nov 23, 2023
Authors
Metrics & Citations
Metrics
Citations
Download citation
If you have the appropriate software installed, you can download article citation data to the citation manager of your choice. Simply select your manager software from the list below and click Download.