इंटरनेट मानक

Disclosure to Promote the Right To Information

Whereas the Parliament of India has set out to provide a practical regime of right to
information for citizens to secure access to information under the control of public authorities,
in order to promote transparency and accountability in the working of every public authority,
and whereas the attached publication of the Bureau of Indian Standards is of particular interest
to the public, particularly disadvantaged communities and those engaged in the pursuit of
education and knowledge, the attached public safety standard is made available to promote the
timely dissemination of this information in an accurate manner to the public.

“जान1 का अ+धकार, जी1 का अ+धकार” “प0रा1 को छोड न' 5 तरफ”

Mazdoor Kisan Shakti Sangathan Jawaharlal Nehru
“The Right to Information, The Right to Live” “Step Out From the Old to the New”

IS 15183-1 (2002): Guidelines for Maintenance Management of

Buildings, Part 1: General [CED 13: Building Construction
Practices including Painting, Varnishing and Allied
Finishing]

“!ान $ एक न' भारत का +नम-ण”

Satyanarayan Gangaram Pitroda
“Invent a New India Using Knowledge”

“!ान एक ऐसा खजाना > जो कभी च0राया नहB जा सकता ह”

है”
ह
Bhartṛhari—Nītiśatakam
“Knowledge is such a treasure which cannot be stolen”
 IS 15183 ( Part 1 ) :2002

Indian Standard
GUIDELINES FOR MAINTENANCE
MANAGEMENT OF BUILDINGS
PART 1 GENERAL

Ics 91.040.01

0 BIS 2002

BUREAU OF INDIAN STANDARDS

MANAK BHAVAN, 9 BAHADUR SHAH ZAFAR MARG
NEW DELHI 110002

August 2002 Price Group 7

Building Construction Practices Sectional Committee, CED 13

FOREWORD
This Indian Standard ( Part 1 ) was adopted by the Bureau of Indian Standards, after the draft finalized by the
Building Construction Practices Sectional Committee had been approved by the Civil Engineering Diwsion
Council.

Maintenance management in building industry is the art of preserving over a long period what has been
constructe~. It is as important as construction management or even more. Whereas construction stage lasts for
a short period of 2 to 5 years, maintenance continues for at least 20-30 times the construction phase. Bad
practice of maintenance adversely affects the environment in which people work, thus affecting the overall
output.

[t is clearly impractical and even undesirable to replace all older buildings at once. Everyone concerned with
buildings whether as owners, engineers, designers, constructors or users should take a serious interest in this
problem of building maintenance.
In the post-construction stage, the day-to-day maintenance or upkeep of the building shall certainly delay the
decay of the building structure. Though the buildings may be designed to be very durable, it needs maintenance
to keep it in good condition. It ha; been planned to publish Guidelines for Maintenance Management of
buildings in the following three parts:

a) Part 1 General,

b) Part 2 Finance, and

c) Part 3 Labour.

This part covers the general aspects related to maintenance management of buildings.

This standard keeps in view the practices in the field of building maintenance management in the country.
Assistance has been derived from BS 8210:1986 ‘Guide for Building Maintenance Management’, issued by the
British Standards Institution.

The composition of the technical Committee responsible for formulation of this standard is given at Annex D.
For the purpose of deciding whether a particular requirement of this standard is complied with, the final value,
observed or calculated, expressing the result of a test or analysis, shall be rounded off in accordance with
IS 2 : 1960 ‘Rules for rounding off numerical values ( revised )’. The number of significant places retained
in the rounded off value should be the same as that of the specified value in this standard.
r

IS 15183 (Part l) :2002

Indian Standard
GUIDELINES FOR MAINTENANCE
MANAGEMENT OF BUILDINGS
PART 1 GENERAL

1 SCOPE in a building. This includes free holders, lease holders

or those holding a sub-lease which both bestows a
This standard provides general guidelines for legal right to occupation and gives rise to liabilities
maintenance management of building fabric including in respect of safety or building condition.
services ( electrical and mechanical ).
In case of lease or sub-lease holders, as far as ownership
2 REFERENCE with respect to the structure is concerned, the structure
The following Indian Standard contains provisions of a flat or structure on a plot belongs to the allotee/
which through reference in this text, constitutes lessee till the allotment/lease subsists.
provision of this standard. At the time of publication, 3.7 Confined Space — Space which may be
the edition indicated was valid. All standards are inadequately ventilated for any reason and may result
subject to revision, and parties to agreements based in a deficiency of oxygen, or a build-up of toxic gases,
on this standard are encouraged to investigate the for example, closed tanks, sewers, ducts, closed and
possibility of applying the most recent edition of the unventilated rooms, and open topped tanks particularly
standard indicated below: where heavier than air gases or vapours may be present.
IS No, Title 4 BUILDING MAINTENANCE
Is 15183 Guidelines fQr maintenance 4.1 General
( Part 2 ) :2002 management of buildings: Part 2
Finance Any structure, building or service when built has
certain objectives and during the total economic life
3 TERMINOLOGY of that structure or service, it has to be maintained.
Maintenance is a continuous process requiring a close
For the purpose of this standard, the following
watch and taking immediate remedial action. It is
definitions shall apply.
inter-woven with good quality of house keeping. It
3.1 Maintenance — The combination of all technical is largely governed by the quality of original
and associated administrative actions intended to construction. The owners, engineers, constructors,
retain an item in or restore it to a state in which it can occupants and the maintenance agency are all deeply
perform its required function. involved in this process and share a responsibility.
Situation in which all these agencies merge into one
3.2 Maintenance Management — The organisation is ideal and most satisfactory.
of maintenance within an agreed policy. Maintenance
can be seen as a form of ‘steady state’ activity. There are two processes envisaged, that is, the work
carried out in anticipation of failure and the work
3.3 Building Fabric — Elements and components carried out after failure. The former is usually referred
of a building other than furniture and services. to as preventive maintenance and the latter as
corrective maintenance. The prime objective of
3.4 Building Maintenance — Work undertaken to
maintenance is to maintain the performance of the
maintain or restore the performance of the building
building fabric and its services to provide an efficient
fabric and its services to provide an efficient and
and acceptable operating environment to its users.
acceptable operating environment to its users.
4.1.1 Maintenance, in general term, can be identified
3.5 House Keeping — House keeping maintenance
in the following broad categories.
can be defined as a routine recurring work which
is required to keep a structure in good condition so 4.1.1.1 Cleaning and servicing
that it can be utilized at its original capacity and
efficiency along with proper protection of capital This is largely of preventive type, such as checking
investment, throughout its economic life. the efficacy of rain water gutters and servicing the
mechanical and electrical installations. This covers
3.6 Owner — Person or body having a legal interest the house keeping also.
1
IS 15183 (Part l) :2002

4.1.1.2 Rectl~ication andrepairs b) Detail and choose materials during

construct ion so that the job of maintenance
This is also called periodical maintenance work is less onerous.
undertaken by, say, annual contracts and including
external replastering, internal finishing, etc. 4.2.2.1 In addition to designing a building for structural
adequacy, consideration should also be given to
4.1.2 Replacements
environmental factors, such as, moisture, natural
This covers major repair or restoration such as re- weathering, corrosion and chemical action, user wear
roofing or re-building defective building parts. and tear, pollution, flooding, subsidence, earthquake,
cyclones, etc.
4.2 Factors Affecting Maintenance
4.2.2.2 A list of common causes for maintenance
4.2.1 Maintenance of the buildings is influenced by
problems is given in Annex A for guidance. However,
the following factors:
no such list is likely to be entirely comprehensive.
a) Technical factors — These include age of
4.3 Maintenance Policy
building, nature of design, material
specifications, past standard of maintenance The policy should cover such items as:
and cost of postponing maintenance.
The owner’s anticipated future requirement for
b) Policy — A maintenance policy ensures that
the building taking account of the building’s
value for money expended is obtained in
physical performance and its functional suitability.
addition to protecting both the asset value
This may lead to decisions regarding:
and the resource value of the buildings
concerned and owners. a) the present use of the building
anticipating any likely upgradings and
c) Financial and economic factors [ see
their effect on the life cycles of existing
IS15183(Part2)].
components or engineering services; and
d) Environmental — All buildings are subject
b) a change of use for the building and the
to the effects of a variety of external factors,
effect of any conversion work on the life
such as, air, wind precipitation, temperature,
cycles of existing components or
etcj which influence the frequency and scope
engineering services.
of maintenance.
The fabric of building can be adversely 4.4 Maintenance Work Programmed
affected as much by the internal environment
The programming of maintenance work can affect
as by the external elements. Similarly, factors
an owner or his activities in the following ways:
of humidity, temperature and pollution should
be considered. Industrial buildings can be a) Maintenance work should be carried out at
subject to many different factors, subject to such times as are likelyto minimize any adverse
processes carried out within. Swimming pool effect on output or function.
structures are vulnerable to the effects of
b) Programme should be planned to obviate as
chlorine used in water.
far as possible any abortive work. This may
e) User — The maintenance requirements of arise if upgrading or conversion work is
buildings and their various parts are directly carried out after maintenance work has been
related to the type and intensity of use they completed or ifwork such as rewiring is carried
receive. out after re-decorations.
4.2.2 Influence of Design c) Any delay in rectifying a defect should be
kept to a minimum only if such delay is likely
The physical characteristics, the life span and the
to affect output or function. The cost of
aesthetic qualities of any building depend on the
maintenance increases with shortening
considerations given at the design stage. All buildings,
response times.
however well designed and conscientiously built, will
require repair and renewal as they get older. d) Maintenance work, completed or being carried
out should comply with all statutory and other
However, for better performance of the building legal requirements.
envelop, the following are the ways to minimize
troubles at the later stage. 4.5 Maintenance Guides

a) Minimize defects during construction and An owner responsible for a large number of
design. buildings may have established procedures for
2
.,
 IS 15183( Part 1 ) :2002
maintenance. When an owner is responsible for the 4.8 Means of Effecting Maintenance
maintenance of only one building or a small number
of buildings, the preparation of a guide tailored to 4.8.1 Responsibility
suit each particular building, can offer significant Some maintenance work will be carried out by the
advantages. Such a guide should take into account occupier of a building or by the occupier’s
the following: representative. In the case of leasehold or similar
occupation, not all maintenance may be the
a) type of construction and residual life of the
responsibility of occupier. Responsibility of common
building, and
areas may be clearly defined.
b) environment and intensity of use ( see 4.2).
4.8.2 Maintenance work sub-divided into major
The guide may form part of a wider manual covering
repair, restoration, periodical and routine or day-to-
operational matters.
day operations will be undertaken by one of the
4.6 Planning of Maintenance Work following:

Work should take account of the likely maintenance a) Directly employed Iabour,
cycle of each building element and be planned logically, b) Contractors, and
with inspections being made at regular intervals. Annual c) Specialist contractors under service agreement
plans should take into account subsequent years’ or otherwise.
programmed to incorporate items and to prevent
additional costs. It should be stressed that the design 4.8.3 The merits of each category for typical
of some buildings can lead to high indirect costs in maintenance *work must be considered because
maintenance contracts and therefore, carefid planning optimum use of resources appropriate to tasks in a
can bring financial benefits. Decisions to repair or given situation is an important element of policy.
replace should be taken after due consideration. 4.8.4 The success of contracting out depends on the
4.7 Feedback nature of the services, conditions in which contracting
is undertaken ( the tendering process), how the contract
4.7.1 Feedback is normally regarded as an important is formulated and subsequent monitoring of service
procedure of providing information about the behaviour quality. The important consideration in the decision
of materials and detailing for the benefit of the architect/ to contract out is whether a contractor can ensure a
engineer designing new buildings, which will result socially desirable quantity and quality of service
in lessening maintenance costs. It is an equally valuable provision at a reasonable cost to the consumers.
source of information for the persons responsible for
5 ACCESS
maintenance. Every maintenance organisation should
develop a simple way of communicating its know-how, 5.1 General
firstly for benefit of others in the organization and
All maintenance activities including any preliminary
secondly for the benefit of the building industry as
survey and inspection work require safe access and
a whole. There should be tlank and recorded dialogue
in some situations this will have to be specially
on an on-going basis between those who occupy and
designed. Maintenance policy and maintenance costs
care for buildings and those who design and construct
will be much influenced by ready or difficult access
them.
to the fabric and to building services. Special
4.7.2 Feedback should aim at the following: precautions and access provisions may also need to
be taken for roof work or for entry into con fir ~d
a) User satisfaction, spaces, such as, ducts or voids.
b) Continuous improvement, and 5.2 Access Facilities j.
c) Participation by all. ,.,’
5.2.1 Permanent accessibility measures should be
4.7.3 Source of Information provided at the design stage only for all the areas
for safe and proper maintenance. It is a matter on which
The information on feedback can be obtained from those experienced in the case of the building can make
the following: an important contribution at design stage in the interest
of acceptable maintenance costs.
a) Occupants,
b) Inspections, 5.2.2 A wide variety of temporary access equipment
may appropriately be provided for maintenance work,
c) Records, and
ranging from ladders to scaffoldings or powered lift
d) Discussions. platforms.
3
1S 15183 (Part l) :2002

5.2.3 Wherever possible, it is better to provide the form of the records and the conditions needed
permanent access facilities such as fixed barriers, to keep them from damage of any kind. It is
ladders and stairways. When such permanent access recommended that a duplicate set of records is kept
facilities are provided, necessary arrangement may in a secure place other than building itself and is kept
be included in maintenance plans for their regular up-to-date.
inspection, maintenance and testing.
6.3 Following should be typical contents of the
5.2.4 All personnel employed for carrying out maintenance records:
maintenance should be provided with the necessary
a) A brief history of property, names and
protective clothing and equipment, and instructed
addresses of consultants and contractors.
in its use.
b) Short specifications, constructional
5.2.5 When physical access is not possible in processes, components, material finishes,
situations, such as, wall cavities, drains, etc, inspections hidden features, special features, etc.
may be made with the aid of closed circuit television
c) ‘As built’ plans and as subsequently altered
or optical devices, such as, endoscopes.
with sections, elevations and other detailed
5.3 Access to Confined Spaces drawings.
d) Foundation and structural planslsections
5.3.1 Ventilation
such as concrete reinforcement drawings.
Special precautions need to be taken when entering e) Detail specification of all materials
a confined space. Such confined spaces should be incorporated, for example, concrete mix,
adequately ventilated, particularly before being entered, species and grades of timber, etc. Potentially
to ensure that they are free fi-omharmful concentrations hazardous materials and types or methods
of gases, vapours other airborne substances and that of construction that under some circumstances
the air is not deficient in oxygen. become hazardous may be identified.
5.3.2 Lighting o Information on house keeping and routine
maintenance with details of internal and
Good lighting is necessary in order that external surfaces and decorations, schedule
maintenance work can be carried out satisfactorily. of cleaning, inspection and maintenance.
This is particularly important in confined spaces.
When the normal lighting is inadequate, it should be @ Means of operating mechanical, electrical and
supplemented by temporary installations. These plumbing installations.
should provide general and spot illumination as h) Description of renovations, extensions,
appropriate. adaptations and repair to each elements.

6 RECORDS j) All plant, machinery and propriety articles

including manufacturer’s trade literature and
6.1 General instructions for installation, use and
maintenance.
Good records can save owners and usersloccupiers
much unnecessary expense and reduce potential k) Methods of work used in construction, such
hazards in exploration work when faults arise. as, assembly of prefabricated units.
m) All information related to fire, such as:
6.2 Use of Building Records
1) Location and service arrangements of all
6.2.1 All personnel involved in the maintenance of fire alarm and call points;
the building should be made aware of the existence
2) Location and service arrangements of all
of the building records.
extinguishers, hose reels and other tire
6.2.2 Known hazardous areas should be explicitly fighting installations;
marked on the records as well as being marked on site 3) Location of all fire compartment walls,
and should be pointed out to such personnel together doors, floors and screens;
with any system of work adopted for use in such areas.
4) Location of all areas of exceptional fire
6.2.3 Records are of value only if they are kept up- hazard,
to-date and arrangements for this should be included 9 Fire escape routes;
in any provision that may be made for records.
9 Details of application of any fire
6.2.4 Records should be readily accessible for use protection treatment; and
and the place of storage should take into account n Location details and description of any
4
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IS 15183( Part 1 ): 2002

installationfor smoke control or protection apparatus, including the location, identity,

of escape routes. size and rating of each apparatus. The
n) There should be a wall chart showing at a information with respect to the size and rating
glance the various operations which have can be presented in schedule form.
to be undertaken. Line drawings of buildings b) Isometric or diagrammatic views of boiler
are always useful. houses, plant rooms, tank rooms and similar
machinery, including valve identification
P) Records of security measures should be known
to authorised personnel only. charts. It is useful to fkame and mount a copy
of such drawings on the wall of the appropriate
@ Where no records exist, information should room.
be slowly built up as it becomes available
during the course of maintenance work. c) Comprehensive diagrams that show power
wiring and control wiring and/or pneumatic
r) Use of computers for storing information may
or other control piping including size, type
be preferred.
or conductor or piping used and identifying
6.4 Mechanical Records the terminal points of each. \

6.4.1 Documentation 6.5 Electrical Records

Documentation should record the following as Documentation should record the following including
installed: locations as installed:
a) Main and sub-main cables showing origin,
a) The location including level, if buried, of
route, termination, size and type of each cable;
all public service connections (for example,
cables providing supplies to specialist
fuel gas and cold water supplies”) together
equipment, for example, computers, should
with the points of origin and termination, size
be identified separately.
and materials of pipes, line pressure and other
relevant information. b) Lighting conduits and final sub-circuit cables
showing origin, route, termination and size
b) The layout, location and extent of all piped
of each, together with the number and size
services showing pipe sizes, together with
of cables within each conduit. The drawings
all valves for regulation, isolation and other
should indicate for each conduit or cable,
purposes as well as the results of all
whether it is run on the surface or concealed,
balancing, testing and commissioning data.
for example, in a wall chase, in a floor screed,
c) The location, identity, size and details of all cast in-situ, above a false ceiling, etc.
apparatus and all control equipment served
These drawings should also indicate the
by or associated with each of the various
locations of lighting fittings, distribution
services together with copies of any test
boards, switches, draw-in-boxes and point
certificates for such apparatus where.
boxes, and should indicate circuitry.
appropriate. The information with respect
to size and details may be presented in c) Location and purpose of each emergency
schedule form. lighting fitting including an indication of the
circuit to which it is connected.
d) The layout, location and extent of all air
ducts showing dampers and other equipment, d) Single and three phase power conduits and
acoustic silencers, grills, diffusers or other final sub-circuit cables showing locations of
terminal components. Each duct and each power distribution boards, motors, isolators,
terminal component should be marked with starters, remote control units, socket outlets
its size, the air quantity flowing and other and other associated equipment.
relevant balancing data. e) Other miscellaneous equipment, conduits and
e) The location and identity of each room or cables.
space housing plant, machinery or apparatus. f) Lightening conductor, air terminals,
conductors, earth electrodes and test clamps.
6.4.2 Drawings
g) Location of earth tapes, earth electrodes and
Drawings should record the following as installed: test points other than those in (f); cables
a) Detailed general arrangements of boiler providing earth circuits for specialist
houses, machinery spaces, air handling equipment, for example, computers, should
plants, tank rooms and other plant or be identified separately.

r
IS 15183( Part 1 ) :2002

Documentation should also include, when applicable back resulting from this type of observation
the following: should be encouraged.
a) Distribution diagrams or schedules to show b) General — Visual inspections of main
size, type and length (to within 1 m ) of each elements should be made annually under the
main and sub-main cable together with the supervision of suitably qualified personnel
measured earth continuity resistance of each. at appropriate times.
b) Schedule of lighting fittings installed stating c) Detailed— The frequency of full inspection
location, manufacturer and type or catalogue of the building fabric by suitably qualified
number together with the type or personnel should not normally exceed a
manufacturer’s reference, voltage and wattage 5-year period.
of the lamp installed.
7.2.1 Inspection Schedule
c) Schedule of escape and emergency lighting
fittings installed stating location, The preparation of a specific schedule should be
manufacturer, type or catalogue number encouraged. Once prepared, it can be used for
together with the type or manufacturer’s subsequent inspections.
reference, voltage and wattage of the lamp 7.3 Inspection of Engineering Services
installed. For battery systems, the position
of the battery, its ampere hour rating and Engineering services generally have a shorter life
battery system rated endurance in hours expectancy than building fabric and because of their
should be stated. dynamic fimction, should be subjected to more ffequent
inspections and maintenance.
d) Records of smoke detectors, sprinklers, fire
precautions. 7.3.1 Inspection of services should be carried out
e) Incoming supply details, the type of system, for three purposes as follows:
vohage, phases, frequency, rated current and a) to check if maintenance work is required;
short circuit level with details of the supply b) to check if maintenance work is being
protection and time of operation as adequately carried out; and
appropriate.
c) for safety reasons to comply with statutory
f) Main switchgear details; for purpose made requirements and if required, with
equipment, this should include a set of recommendations of other relevant
manufacturers’ drawings and the site layout. organisations.
g) Transformer, capacitor and power plant details.
7.3.2 The frequency of inspections for purpose (a)
The leading details should be given,
will depend upon types of plant and system,
for example, for transformers, the VA rating,
manufacturer’s recommendations and subjective
voltages and type of cooling.
judgement. Frequencies for purpose (b) should be
h) Completion certificate, according to the Indian carried out on an annual basis.
Electrici~ Act.
7.3.3 Method of Inspection
7 INSPECTIONS
The limited life of building services means it is
7.1 General important to record their residual life so that their
Regular inspections are actual part of the procedures replacement can be budgeted for and inspection
for the maintenance of buildings. They are needed methods should be arranged accordingly.
for a variety of purposes and each purpose requires A check list of items of plant to be inspected should
a different approach if it is to be handled witlimaximum be considered. Detailed specifications of how
economy and efficiency. A more detailed inspection inspections should be carried out are necessary
covering all parts of a building is needed to determine because a simple visual inspection is unlikely to show
what work should be included in cyclic and planned whether plant is operating correctly and efficiently.
maintenance programme.
Inspections frequently necessitate the use of
7.2 Frequency of Inspection appropriate instruments by competent persons. An
Inspection should be carried out at the following example of this is the inspections carried out to check
frequencies: compliance with statutory requirements.
a) Routine — Continuous regular observations When instruments are used, it is important that
should be undertaken by the building user adequate training is provided in the use of instruments
as part of the occupancy of building. Feed- and the interpretation of the results.
6
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 IS 15183( Part 1 ): 2002

7.4 Records of all inspections should be kept. excessive wear to the various components. Examination
of the equipment shall reveal any need for conditioning
7.5 Inspection Report
of the contact system, lubrication and adjustment of
Inspection report may be prepared in the format as the mechanisms.
given in Annex B.
8.2.2 Post-Fault Maintenance
8 MAINTENANCE OF ELECTRICAL
APPLIANCES When there is a breakdown in the system and certain
parts are identified for the replacement and then the
8.1 Planning of Maintenance Work maintenance/repair of the defective part away from
i the operating environment is covered under post-fault
8.1.1 If the authorized person has complete knowledge
of the electrical appliances to be worked upon, then maintenance.
safety will be more assured. If the person attending
8.3 Guidelines for the Maintenance of Electrical
to the job is not technically competent to handle the
Appliances
job, then more carefhl planning is required beforehand.
8.3.1 Uninterrupted and hazard-free functioning of
8.1.2 Repetitive nature of jobs involve little or no
the electrical installations are the basic parameters
pre-planning whereas infrequent nature of jobs may
of maintenance. The equipment should be restored
need careful planning even if the person attending
to correct working conditions. Special attention should
the job is technically competent.
be paid to the items and settings that might have been
8.1.3 Planned routine maintenance will facilitate disturbed during the operational phase. Loose and
continued safe and acceptable operation of an electrical extraneous equipment or wiring give rise to potential
system with a minimum risk of breakdown and safety hazards. All covers and locking arrangements
consequent “interruption of supply. should be properly checked and secured to achieve
original degree of protection.
8.1.4 As far as the electrical equipments/installations
are concerned, it is not possible to lay down precise 8.3.2 Guidelines to be followed for the maintenance
recommendations for the interval between the of electrical equipment to ensure their smooth
maintenance required. The recommendation for functioning are given in Annex C.
frequency of maintenance in this regard from the
manufacturer is more relevant. The manufacturer should 9 OPERATING AND MAINTENANCE MANUALS
be requested to speci~ minimum maintenance frequency
The engineering services within buildings
under specified conditions. These intervals depend
frequently are dynamic, involving complex systems
greatly upon the design of the equipment, the duty
of integrated plant items. Operation of such plant can
that it is called onto perform and the environment in
require detailed knowledge and direction.
which it is situated.
Maintenance can also require extensive information
8.2 The following two types of maintenance are to be available. It is, therefore, important to have suitable
envisaged. operating and maintenance manuals to provide the
necessary guidance. These should be included as
8.2.1 Routine Maintenance
part of the contractual requirements for new
Routine maintenance of the electrical equipments goes installations and should ideally be prepared as
alongwith the regular inspections of the equipments. reference documents for existing installations where
Inspections shall reveal the undue damage and no such information exists.

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1S 15183 (Part l) :2002

ANNEX A

( Clause 4.2.2.2)
COMMON CAUSES FOR MAINTENANCE PROBLEMS

A-O MAJOR CAUSES. FOR MAINTENANCE e) Inadequate cleaning eyes at junctions.

PROBLEMS
f) Inadequate slopes in sewage pipes.
A-1 FLOORS g) Throwing of solid wastes in WC’S.
a) Poor quality of construction which includes h) Lack of periodical checking and cleaning.
quality of construction material and J) Lack of motivation/education to users for
workmanship. proper use.
b) Improper slopes, mainly in kitchen, k) Overflow from service tanks.
bathrooms/toilets, etc.
m) Inferior quality of fittings and fixtures.
c) Lack of rounding at junctions of walls with Inadequate design.
n)
floors.
d) Lack of damp-proof course treatment in walls A-4 DRAINAGE
and particularly in sunken floors., Improper surface dressing around buildings
a)
e) Poor design of building. and improper upkeep of surroundings.
A-2 ROOFS b) Growth of wild grass and vegetation.

a) Inadequate roof slopes. c) Inadequate drainage system around the

building.
b) Inferior quality of construction.
d) Inadequate slope of the drains or drainage
c) Cracks on roof surfaces. pipes.
d) Inadequate provision of rain water spouts. e) Inadequate number of inspection chambers.
e) Blockages in gratings/rain water pipes. Theft of manhole covers, etc.
f)
o Worn out felts. Throwing of solid waste in the open surface
g)
g) Bubbling up oftarfelt and separation ofjoints. drains.
h) Leakage from the openings provided on the A-5 ELECTRICAL
roof.
a) Loose connections.
A-3 PLUMBING
b) Improper earthing and earth connections.
a) Inadequate slopes in soil/waste pipes.
c) Damages to wires, cables and other
b) Improper lead joints. installations.
c) Joints in walls. d) Under rated cables/wires and other
d) Improper junctions of stacks. installations.

.
.’

. .

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 IS 15183 (Part 1 ) :2002

ANNEX B

( Clause 7.5)
FORMAT FOR INSPECTION REPORT
Date :.........................

Building/Block :...............................
Condition
r 7
Sound Suspect Defective
I
Floors and Staircases

a) Ground floor

Finish
Skirting

Structure
Damp-proofing

Ceiling

Under floors, spaces ( suspended floors)

Termites/insects

b) Upper$oors

Finish

Structure

Ceiling

Suspended ceiling

c) Staircases

Structure
Treads”

Finishes

Balustrade

Soffits

Finish

Roofing
Flat/Pitched
Finish
Insulation

Structure
Roof lights/glazing

Parapets

Cutters
9
IS 15183 (Part 1 ) :2002
Date :.........................

Building/Block: ...............................
Condition

‘Sound Suspect Defective

Rain water. pipes

Mud phuska
I
Roof interiors ( pitched)
I
Growth of vegetation I
Sanitary Installations
a) Plumbing

Fittings/pipings, WC’s

Taps

Sinks
Basins

Urinals
Cisterns

Geyser:

b) Sewage disposal

Soil pipes

Manholes

Sewer lines

c) Drainage

Gully chambers

Sewers I
Surface drains I

Inspection chambers I
Structural movement
Failure of material
Design or construction defects
I
Overhead tankslunderground
I
Sumps/terrace tanks
I
Septic tanks
I
Remarks

10
 IS 15183( Part 1 ) :2002

ANNEX C

( Clause 8.3.2)
GUIDELINES FOR MAINTENANCE OF ELECTRICAL EQUIPMENTS

C-1 [n case of electrical appliances, manufacturer’s mechanical damage. For insulating oils, the interval
instructions for the usage and maintenance of the between tests should be carried out as per the
equipment should be strictly followed. recommendations of the manufacturer and keeping
the adverse environmental conditions in mind.
C-2 The detailed/working drawings of all the
components of electrical installations should always C-9 It should be ensured that the earthing connections
be available with the maintenance unit. The following are sound and all contact screws are tight.
records should be available:
C-10 During the examination of interlocks, it is
a) Manufacturer’s name; necessary to take precautions to prevent danger to
plant or persons in the event of malfunction or
b) Name-plate of the equipment and its sailent
inadvertent operation. A person responsible for
features, such as, capacity, rating, etc;
checking and maintaining any interlock system should
c) Manufacturer’s recommendations regarding have thorough knowledge of the extent, nature and
availability/usage of spare parts; function of the interlock.
d) Manufacturer’s recommendations for C-n If the equipment is ventilated then it should
periodical maintenance and post-fault be ensured that the air-flow is smooth and not
maintenance; and restricted. If filters are provided, they should be cleaned
e) Details of the maintenance operations or replaced as necessary.
performed in the past. C-12 The standby system for tripping and closing
C-3 Care should be taken while selecting replacement supplies should always be kept in good order.
parts. The spare parts should be correct and suitable, Indicators and alarms should be maintained in time
preferably as recommended by the manufacturer of with the manufacturer’s instructions.
the installation. During the placement of order for C-13 Tools, spares and instruments should be stored
the supply of spare parts, name-plate particulars and near to the installation. These should be regularly
serial number should be quoted. checked against an inventory. .. ---J
C-4 The space where the equipment is kept should C-14 Before the start of maintenance of the circuit
be clean and properly ventilated. Equipment should switches, it should be ensured that all incoming and
not be disturbed needlessly. Before cleaning, the outgoing main auxiliary circuits are dead and remain
equipment should be made dead. For internal cleaning, so during the maintenance. Overheating of the circuit
a section cleaner should be used. switches is the root cause for faults. Overheating
C-5 Covers and doors should not be left open may be caused by inadequate ventilation, overloading,
unnecessarily during maintenance. Afterwards they loose connection, insufficient contact force and mal-
should be promptly and correctly closed and locked. alignment.
t C-6 Before removing the covers and connections, C-15 Some circuit breakers are not intended to be
all covers and cable terminations should be marked maintained, such as, miniature circuit breakers
to ensure correct replacements. Disturbed connections ( MCBS ). Such items should not be dismantled for
and temporary connections should be marked to maintenance. These should be renewed periodically.
facilitate reconnection. Temporary connections and
C-16 For the ,maintenance of fuses, periodical
markings should be removed before the installation
inspection should be done for correct rating, security,
is put to use.
overheating and correct locatiodorientation. Element
C-7 Those connections, which have not been of renewable fuses should be renewed when the
disturbed, should also be checked for soundness deterioration is apparent. The availability and correct
and overheating. replacement of fuse links should be ensured.
C-8 All insulations should be regularly checked. Solid C-17 If a fuse link of certain rating has failed and is
insulations should be checked for cracks and other replaced, then all fuse-links of same rating apparently
defects. Fibrous and organic insulations should be subjected to the fault should be destroyed and
checked for sign of blistering, delamination and replaced by new fuse-links.
1S 15183 (Part l) :2002

C-18 In order to bereasonably sure that circuit recommended by the manufacturers. Actual timing
breaker iscapable ofoperation whenrequired, these periods should be verified with set values and
should be tripped andreclosed at regular intervals. application requirements.
Tripping should be proved manually and where
C-20 In case of cable boxes and terminations, security
possible electrically viathe protective relay contacts.
of mounting and earthing should be examined. Exposed
The Ieakage ofoil, signofcorrosion and any unusual
tails should be inspected for good conditions of
smell which may indicate overheating should be
insulation and freedom from moisture.
detected through inspections.
C-21 Battery cells should be inspected for shedding
C-19 Timing devices aremostly designed for specialist of active material, sedimentation and buckling of plates.
maintenance. These should not be dismantled for Level of electrolyte should be regularly checked and
maintenanceor overhaul purposes unless specifically the level should be corrected with distilled water.

,,

12
 IS 15183( Part 1 ): 2002

ANNEX D
( Foreword)
COMMI’lTEE COMPOSITION

Building Construction Practices Sectional Committee, CED 13

0r~ani7,ati0n Representative(s)

In personal capacity ( D-6, Sector 55, Noida-201301 ) SHRI A. K. SARKAR ( Chairman )

Bhabha Atomic Reseach Centre, Mumbai SHRI K. S. CHAUHAN
SHRI K. B. MEHRA ( Alternate )
Builders Association of India, Chennai SHRI M. KARTHIKEYAN

Building Materials and Technology Promotion Council, SHRI J. K. PRASAD

New Delhi SHRI S. K. GUPTA ( Alternate )
Central Building Research Institute, Roorkee SHRI M. P. JAISINCiH
Central Public Works Department, New Delhi CHI~~ ENGINEER ( CDO )
SUPERINTENDINGENGINEER ( CDO )
( Alternate)

Central Road Research Institute, New Delhi SHRI DEEP CHANDRA

Central Vigilance Commission, New Delhi SHRI R. A. ARUMUGAtd

Delhi Development Authority, New Delhi SHRI S. M. MADAN

SHRI S. C. AGGARWAL( Alternate )
Engineer-in-chief’s Branch, Army Headquarters, New Delhi SHRI SURESH CHANDER
SHRI DINESH AGARWAL( Alternate )
Engineers India Limited, New Delhi SHRI R. S. GARG
SHRI A. K. TANDON ( Alternate )
Forest Research Institute, Debra Dun SCIENTIST-SF
RESEARCHOFFICER ( Alternate)

Hindustan Prefab Ltd, New Delhi SHRI S. MUKHERJEE

SHRI M. KUNDU ( Alternate )
Hindustan Steel Works Construction Ltd, Kolkata SHRI N. K. MAJUMDAR
SHRI V. K. GUPTA ( Alternate )
Housing and Urban Development Corporation, New Delhi SHRI K. C. BATRA
SHRI K. C. DHARMARAJAN( Alternate )
Indian Institute of Architects, Mumbai SHRI P. C. DHAtRYAWAN
SHRI J. R. BHALLA ( Alternate )
Indian Oil Corporation, Mathura SHRI D. A. FRANCIS
SHRI S. V. LALWANI( Alrerrrate )
Indian Pest Control Association, New Delhi ,SHRI H. S. VYAS

Life Insurance Corporation of India, New Delhi CHIEF ENGINEER

DEPUTY CHIEF ENGINEER ( Alternate )

Ministry of Railways, Lucknow DEPLITYCHIEF ENGINEER ( CONSTRUCTION)

EXECUTIVE ENGINEER ( CONSTRUCTION)
( Alternate ) #
,
,.
National Buildings Construction Corporation Ltd, New Delhi SHRI DALJIT SINGH

National Industrial Development Corporation Ltd, New Delhi SHRI G. B. JAHAGIRDAR

SHRI Y. N. SHARMA ( Alternate )
National Project Construction Corporation. New Delhi SHIU K. N. TANEJA
SHRI S. V. PATWARDHAN( Alternate )

Public Works Department, Government of Arunachal Pradesh. CHU+ ENGINI=R ( WEST ZONE )
Itznagar
Public Works Department. Government of Maharashtra. SHRI A. B. PAWAR
Mumbai SHRI V. B. B(JRG~ ( Alternate )
( Continued on page 14 )

13
IS 15183 (Part l) :2002

(Continued, frompage 13)

Or~aniz,arion Representative(s)

Public Works Department, Government of Punjab, Ptttisda CHI~~ EN~INi+iR ( BUILDING )

DIRECTOR ( R & D ) ( Alternate )
PublicWorksDepartment,Governmentof Rajasthrrn,Jaipur SHRIP. K. LAURIA
SHRI K. L. BAIRWA( Alrernafe )

Public Works Department, Government of Tamil Nadu, CHIW ENGINEER ( BUILDINCi)

Chennai SUPERINT~NOINCiENCiINEER( BUILtJING )
( A1/ernate )

State Bank of India, New Delhi SHRI P. L. PATHAK

SHRI G. V. CHANANA( Aliernate )

Structural Engineering Research Centre, Chennai SHRI K. MANI

SHRI H. G. SREENATH( Alternate )
BIS Directorate General SHRIS. K. JAIN, Director and Head ( Civ Engg )
[ Representing Director General ( Ex-ofiicio ) ]

Member-Secretary
SHRI ALOK K~SARi
Assistant Director ( Civ Engg ), BIS

Repairs and Maintenance of Buildings Including Services Subcommittee, CED 13:15

Central Public Works Department, New Delhi SHRI ASHOK KHURANA( Convener )

Builders Association of India, Chennai SHRI M. KARTHIKEYAN

Central Building Research Institute, Roorkee SHRI G. C. SOrAT

SHRI AJAY SINGH ( Alternate )
Central Public Works Department, New Delhi CHILE ENGIN~EIr ( NDZ )
Forest Research Institute, Debra Dun SHRI R. K. PUNHANI

Institution of Engineers (India), New Delhi SECtWTARYAND DIRECTOR GISNERAL

Institution of Surveyors, New Delhi SECRETARY

Life Insurance Corporation of India, New Delhi SHRI P. RAJAMURTHI

Ministry of Communications, New Delhi SHRI ROHtT MISRA

SHRI P. K. PANICiRAHI( Alternate )
National Council for Cement and Building Materials, SHRIO. P. GA~YALI
New Delhi DR N. K. JAIN( Alternate )

National Building Construction Corporation Ltd, SHRi R. K. JAIN

New Delhi
Public Works Department, Government of Himachal Pradesh, SHWT. L. SHAN~A
Shimla SHRI P. K. SHARMA ( Alternate )
Public Works Department, Government of Haryana, SHIU K. S. SHARMA
Chandigarh
Public Works Department, Government of Maharashtra, SHItI G. K. DFiSHIIANOI:
Mumbai
Reserve Bank of India, New Delhi SHW L. D. ACiASH~
SHRI A. G. BHID~ ( Alte nate )

State Bank of India, Mumbai SHRI G. DHANASfiKARAN

SHIU T. V. NIRANJANAN Alternate )

Structural Designers and Construction Pvt Ltd, Mumbai SHIU R. N. RAIKAR

Welcome Group of Hotels, New Delhi SHRI BAI.KAJ MAI.HOTKA

14
Bureau of Indian Standards

BIS is a statutory institution established under the Bureau of lndian Standards Act, 1986 to promote
harmonious development of the activities of standardization, marking and quality certification of goods and
attending to connected matters in the country.

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Review of In ~ian Standards

Amendments are issued to standards as the need arises on the basis of comments. Standards are also reviewed 4
periodically; a standard along with amendments is reaffirmed when such review indicates that no changes are
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should ascertain that they are in possession of the latest amendments or edition by referring to the latest issue
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This Indian Standard has been developed from Doc : No. CED 13( 5669).

Amendments Issued Since Publication

Amend No. Date of Issue Text Affected

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