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QAS/14.598
Supplement 5
WHO Vaccine
Maintenance of storage facilities
Technical supplement to
WHO Technical Report Series, No. 961, 2011
Annex 9: Model guidance for the storage and transport of time and
temperature–sensitive pharmaceutical products
August 2014
© World Health 2014
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Health Organization be liable for damages arising from its use. The named authors alone are responsible for the views
expressed in this publication.
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Technical Supplement: Maintenance of storage facilities 1
Acknowledgments
The author of this document is Andrew Garnett, an independent consultant, London, UK.
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Contents
Acknowledgments................................................................................................................................ 1
Contents................................................................................................................................................... 2
Abbreviations ........................................................................................................................................ 3
Glossary ................................................................................................................................................... 4
1. Introduction .................................................................................................................................. 6
1.1 Requirements...................................................................................................................................... 6
1.2 Objectives.............................................................................................................................................. 6
1.3 Target readership.............................................................................................................................. 6
2. Guidance ......................................................................................................................................... 7
2.1 Associated materials and equipment........................................................................................ 7
2.2 What is maintenance and why is it important? .................................................................... 7
2.3 The building design and construction phase......................................................................... 9
2.3.1 The operation and maintenance manual................................................................................10
2.3.2 The health and safety file................................................................................................................11
2.4 Maintenance management ..........................................................................................................12
2.4.1 Establish an institutional or contractual framework.......................................................12
2.4.2 Preventive maintenance and replacement: standards and schedules.......................13
2.4.3 Establish a multi-year maintenance plan...............................................................................15
2.4.4 Planned periodic inspections........................................................................................................16
2.4.5 Planned service inspections...........................................................................................................17
2.4.6 Curative maintenance......................................................................................................................17
2.4.7 Organizing and managing the work.........................................................................................17
2.4.8 Inspecting and signing off the work..........................................................................................19
References ............................................................................................................................................20
Annex 1 – Uniclass: building elements .......................................................................................21
Annex 2 – Checklist for building weatherproofing ................................................................23
Revision history..................................................................................................................................25
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Abbreviations
CM Corrective Maintenance
EHS Environmental, Health and Safety
IPM Inspection and Preventive Maintenance
MoU Memorandum of Understanding
PM Preventive Maintenance
SLA Service Level Agreement
SOP Standard Operating Procedure
TTSPP Time and Temperature-Sensitive Pharmaceutical Product
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Glossary
Design–build: A project delivery system used in the construction industry. The design and
construction services are contracted by a single entity known as the design–builder or
design–build contractor, typically for an agreed lump-sum price.
Facility management: The professional management of building infrastructure.
Responsibilities of the facility manager include day-to-day operation, space allocation and
management of changes to the building, management of health and safety, fire safety,
security, maintenance, testing and inspection, cleaning, contingency/disaster planning and
tendering for out-sourced contracts relating to any of these activities.
Maintenance management: The administrative, financial, and technical framework for
assessing and planning building maintenance operations on a scheduled basis; a sub-set of
facility management.
Pharmaceutical product: Any product intended for human use or veterinary product
intended for administration to food producing animals, presented in its finished dosage
form, that is subject to control by pharmaceutical legislation in either the exporting or the
importing state and includes products for which a prescription is required, products
which may be sold to patients without a prescription, biologicals and vaccines. Medical
devices are not included1
.
Practical completion: In most construction contracts, the date at which the architect or
contract administrator certifies that the works have been completed, and the end user is
able to occupy the building. Some minor works, called snagging items, may remain and
must be completed by the contractor within a reasonable time period.
Refrigeration equipment: The term ‘refrigeration’ or ‘refrigeration equipment’ means
any equipment whose purpose is to lower air and product temperatures and/or to control
relative humidity.
Service Level Agreement (SLA): A service level agreement or contract is a negotiated
agreement between the customer and service provider that defines the common
understanding about materials or service quality specifications, responsibilities,
guarantees and communication mechanisms. It can either be legally binding, or an
information agreement. The SLA may also specify the target and minimum level
performance, operation or other service attributes2
.
Standard Operating Procedure (SOP): A set of instructions having the force of a
directive, covering those features of operations that lend themselves to a definite or
standardized procedure without loss of effectiveness. Standard operating policies and
procedures can be effective catalysts to drive performance improvement and improve
organizational results.
Time and temperature sensitive pharmaceutical product (TTSPP): Any
pharmaceutical good or product which, when not stored or transported within pre-
defined environmental conditions and/or within pre-defined time limits, is degraded to
the extent that it no longer performs as originally intended.
1 Definition from WHO/QAS/08.252 Rev 1 Sept 2009. Proposal for revision of WHO good distribution
practices for pharmaceutical products – Draft for comments.
2 Definition from IATA. 2013/2014 Perishable Cargo Regulations (ePCR) & Temperature Control
Regulations (eTCR)
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Uniclass: Unified Classification for the Construction Industry, published in 1997 in UK, is a
classification scheme for the construction industry. It is intended for organising library
materials and for structuring product literature and construction project information.
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1. Introduction
This technical supplement has been written to amplify the recommendations given in
Section 3.10 of WHO Technical Report Series No. 961, 2011, Annex 9: Model guidance for
the storage and transport of time- and temperature-sensitive pharmaceutical products3. It
does not specifically deal with emergency maintenance or contingency planning. Related
topics are covered in the Technical Supplement: Maintenance of refrigeration equipment.
1.1 Requirements
Implement a planned preventive maintenance programme to ensure that storage
buildings and building utilities are well maintained. Keep records to demonstrate
compliance with the programme.
1.2 Objectives
The objective of the Technical Supplement is to provide guidance on how to meet the
above requirements. The document covers the maintenance of building sites, building
structures and building services. It does not cover the maintenance of refrigeration
equipment and cold store enclosures contained within those structures. This topic is
covered by the companion Technical Supplement: Refrigeration equipment maintenance.
1.3 Target readership
This supplement provides guidance aimed at more senior operations staff. Principally
these will be the owners and operators of warehouses, pharmacies and other buildings
used to store TTSPP’s. Where appropriate the activities described in this supplement
should be assigned to a qualfied maintenance manager or facility manager.
3 http://apps.who.int/medicinedocs/documents/s18683en/s18683en.pdf
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2. Guidance
Maintenance of buildings, effectively carried out, ensures that the structure and its
contents are protected from damage and loss. In the case of a large pharmaceutical
warehouse, the value of the drugs that are stored in the facility may well exceed the value
of the building itself. Unfortunately, maintenance is often neglected and underfunded in
the public sector. Defects accumulate and, if they are dealt with at all, this takes place in a
piecemeal fashion.
This document focusses on planned maintenance. It gives a broad overview of building
maintenance principles and it outlines some of the challenges that have to be overcome in
order to implement a high standard of maintenance practice. It is not intended to be a
comprehensive technical guide; readers are encouraged to consult the reference sources
for a fuller understanding of the topic.
2.1 Associated materials and equipment
Suitable checklists and inspection and access equipment will be required to carry out the
inspection activities advocated in this supplement. The provision of tools and materials for
carrying out actual maintenance tasks is outside the scope of this document.
2.2 What is maintenance and why is it important?
The purpose and scope of building maintenance has been defined in many ways. A good
general definition is that:
Building maintenance is the totality of all actions that keep a building functioning
effectively4.
All buildings deteriorate over time. Maintenance, if well carried out, rectifies this
deterioration and returns the building to its original as-built state. Maintenance helps
protect the financial assets tied up in the building; it is not the same as improvement. The
purpose of improvement is to alter and/or extend the building in ways which respond to
changing user requirements and this may increase its value. Figure 1 illustrates this
distinction.
4 Wood, B. Building maintenance. Wiley-Blackwell, 2009.
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Figure 1 – Relationship between improvement and maintenance
Adapted from Miles and Syagga, 1987 and Stanford, 2010
Figure 2 illustrates the various types of maintenance and their relationship to related
activities. Maintenance can be divided into two major categories: Inspection and
Preventive Maintenance (IPM), and Corrective Maintenance (CM). Note that housekeeping
actions such as cleaning and pest control, even though they can and should be planned, are
generally regarded as part of routine day-to-day operations rather than maintenance – a
clean building is not necessarily a well-maintained building. As noted above, improvement
work is also a separate activity.
Figure 2 – Types of maintenance
Adapted from Stanford, 2010
In order to be effective, both financially and operationally, inspection and preventive
maintenance activities should be programmed. If an effective maintenance regime is in
place, corrective maintenance should only play a minor part in total maintenance activity;
however, some unplanned ‘emergency’ maintenance will always be needed and adequate
resources need to be allocated for this purpose.
Inspection and preventive maintenance is sub-divided into the following categories:
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a. Planned replacement ensures that building elements such as windows and roof
finishes are replaced when they reach the end of their designated service life.
Planned replacement minimizes the need for emergency maintenance and
prevents the consequential damage which will occur if the element is left to fail.
b. Preventive maintenance ensures that building elements are well maintained and
that they do indeed achieve their designated service life. This can be achieved by
routine scheduled maintenance – for example regular redecoration of windows or
regular lubrication of mechanical components – or by predictive maintenance –
dealing with a minor problem identified during a routine inspection, such as
vibration in an air-conditioning unit, before it develops into a major problem and
becomes an emergency.
Corrective maintenance, also known as ‘emergency maintenance’, is required whenever an
unexpected problem arises which must be dealt with immediately. An effectively managed
IPM programme will minimize the incidence of these events, but they can never be
entirely avoided. There are two possible CM responses:
a. Temporary repairs aim to overcome the immediate problem and delay further
consequential damage and loss – a temporary roof repair is one example of this.
However, as soon as a temporary repair has been carried out, it is essential to
schedule a permanent repair and to allocate funds for this work to be carried out
in a timely fashion; otherwise the fault is likely to recur.
b. Curative repairs resolve the emergency in a permanent fashion. For example, if a
cold room refrigeration unit fails unexpectedly, it may be replaced with a new unit.
If Curative repairs should ensure a long period of trouble-free operation.
2.3 The building design and construction phase
The future maintenance requirements of a building are largely determined during the
design and construction phases. The original client brief establishes the requirements that
the design and construction teams should meet; a poorly drafted brief often leads to an
inadequate building, so this is a vitally important document. The subsequent building
design together with the choice of materials and components and the way they are put
together are also critical. If the maintenance implications of all these decisions are not
considered, including the need for safe access for inspection, repair and replacement,
there is a risk that long-term problems will be created and that these problems will recur
throughout the life of the building. Finally, it is also essential that the standard of
construction is properly monitored and that the contractor is prevented from substituting
inferior materials or components to save money; this is something that frequently occurs,
especially with design-build contracts. For all these reasons it is very important that the
maintenance team are consulted when the brief is being drafted, during the design process
and throughout the construction phase.
All buildings used to store TTSPPs will be fitted with cold chain equipment – either cold
stores or refrigerators and freezers. It is vitally important that this equipment is qualified
during before it is handed over for use. Readers should refer to the companion Technical
Supplement: Qualification of temperature-controlled storage areas for details of this critical
activity.
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A fundamental pre-requisite for effective maintenance is comprehensive and up-to-date
information about the building and its installed equipment. For this reason, every building
should have an operation and maintenance manual (O&M manual). In the case of a new
building, this document is prepared by the contractor and contains the information
needed for the day-to-day operation, maintenance, decommissioning and demolition of
the building. In the case of an existing building, for which no manual exists, as much as
possible of the information listed in 2.3.1 and 2.3.2 below should be collected and
assembled by the organization(s) responsible for operating and maintaining the building.
The O&M manual is essential, but ideally there should also be a separate health and safety
file. These documents are described in the following sections.
2.3.1 The operation and maintenance manual5
In the case of a new or refurbished building the document should be prepared by the
contractor with additional information from the designers (in particular the mechanical
and electrical services engineer), material and component suppliers and the person
responsible for operational health and safety issues – likely to be the Environmental,
Health and Safety (EHS) Manager. The requirement to prepare the manual should be
written into the building contract.
A draft version of the document should be provided for the client as part of the handover
procedure before the building is accepted at the ‘practical completion’ stage. The final
document is not usually available in full form until several months after practical
completion because commissioning information often needs to include summer and
winter or other seasonal readings taken in the fully occupied building. Both hard copy and
electronic versions of the manual may be required and this should be clearly specified in
the contract documents. For a large building the O&M manual will require multiple files
and in all cases it is essential to assemble the material so that it is logically organized and
easy to access. The elemental approach advocated in section 2.4.2 is one possible way to
do this.
The O&M manual should include two main parts:
General operational guidance:
 An entirely separate, non-technical 'building user's guide' or ‘building log book’
with information for all users about how to use the building, covering energy
efficiency, environmental controls, access, security and safety systems and so
forth6. This section requires particularly careful consideration because it will be
widely used and needs to be easy to understand. In a warehouse used to store
TTSPPs, the user’s guide must also include all necessary information on the
routine operation of the cold store(s) and other cold chain equipment.
Detailed construction and operational information:
 A description of the main design principles governing the site layout and building
construction. In a phased project this description might usefully include a master
plan and phasing programme for the site.
5 Sections 2.3.1 and 2.3.2 are adapted, with permission, from material at
http://www.designingbuildings.co.uk relating to O&M manuals and health and safety files.
6 See: Carbon Trust GPG348 Good Practice Guide: Building log books – a user’s guide.
http://www.edocuments.co.uk/downloads/GPG348.pdf
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 Details of the building's construction covering the structural frame, service
installations, cladding, doors and windows, roof construction, finishes, and so on.
 Maintenance recommendations for individual systems, components and building
elements. These recommendations should include manufacturers' instructions for
correct and efficient operation as well as relevant health and safety information.
 As-built drawings and specifications.
 A register of plant and equipment installed in the building.
 Commissioning and test results.
 Guarantees, warranties and certificates of compliance.
 Particular requirements for demolition, decommissioning and safe disposal of the
building, its systems and components.
Much of this information will already exist in one form or another, so preparing the O&M
manual should simply be a matter of compiling and assembling the relevant material.
Over the life of the buildings, the O&M manual should be developed to reflect changes that
take place to the fabric of the building and its systems, along with details of maintenance
that has taken place.
2.3.2 The health and safety file
As noted above, the O&M manual should contain health and safety information relating to
specific systems, components or building elements. However, the format of the O&M
manual can make this information difficult to find and genuinely important safety issues
may be overlooked. It is therefore good practice to have a separate health and safety file;
this should include the specific information needed to enable cleaning, maintenance,
refurbishment, alterations and eventual demolition to be carried out safely.
The contents of the health and safety file will vary depending on the nature of the works
being carried out, however, it may contain:
 A description of the project.
 A description of any residual hazards that should be managed.
 The structural principles of the design.
 Identification of any hazardous materials used.
 Information about cleaning and maintenance equipment.
 Information about safe working in cold stores.
 Procedures for the safe removal or dismantling of installed plant and equipment.
 A description of significant services and their location.
 Information and as-built drawings of the structure, plant and equipment.
The health and safety file must be kept up to date. It must be available for inspection by all
interested parties so that any work to the building can be planned and carried out safely
with full knowledge and potential hazards can be managed.
The health and safety file is normally kept for the lifetime of the building; it should be
passed on to the new owners if the building is sold, and the new owners should be
informed of its purpose and importance.
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2.4 Maintenance management
In the public health sector, one of the underlying reasons for inadequate maintenance is
that the building and the site on which it is located may not be under the direct control of
the Ministry of Health, but may be managed by a separate property services or public
works department. Under these circumstances health sector managers may not have the
authority or knowledge that is needed to implement an effective maintenance regime,
even if they understand what actions need to be taken. At the same time, the property
services or public works department may not understand, or be able to meet, the specific
maintenance needs of a pharmaceutical warehouse, especially one equipped with complex
refrigeration equipment.
A further challenge, especially in low and middle-income countries, is that the annual
budgeting process and competing demands for scarce resources make it difficult to fund
and manage multi-year planned maintenance programmes of the type advocated in this
document. Maintenance activities involve both capital and recurrent expenditure; some
planned maintenance activities, such as servicing of mechanical plant, may fit into an
annual funding cycle whereas others, such as redecoration or the replacement of roof
finishes, are carried out at infrequent intervals of years or decades, may not be regarded
as a funding priority, and may be delayed until damage to the building and contents has
occurred.
2.4.1 Establish an institutional or contractual framework
Ideally, maintenance management should be assigned to an existing facility management
agency or department, staffed by professionally qualified facility managers. If such an
organization does not exist, it is essential to establish an effective institutional framework
to manage maintenance activities.
In situations where building maintenance is a direct programme responsibility, then
responsible personnel should know how to inspect buildings, how to instruct and
supervise basic building work, how to liaise with specialist contractors and how to plan
and control a maintenance budget.
In all situations where responsibility for maintenance rests elsewhere in the government
sector, a Memorandum of Understanding (MoU) should be drawn up with the responsible
agency or department; this document should incorporate a Service Level Agreement (SLA)
stating the specific maintenance standards and emergency response times that are
required in order to protect valuable drug products from damage or loss. Similarly, in
situations where maintenance activities are outsourced to a commercial operation, there
must be a comprehensive contractual agreement and SLA which includes a clear statement
of the responsibilities of the contracting parties, measurable key performance indicators,
and financial penalties for non-compliance.
In all cases, roles and responsibilities should be clearly defined; responsible personnel
should receive appropriate specialist training in pharmaceutical warehouse maintenance
and should know with whom to liaise in the relevant ministries, departments and external
maintenance service providers.
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2.4.2 Preventive maintenance and replacement: standards and schedules
It is important to establish objective evidence-based maintenance and replacement
standards from the outset; this will enable maintenance personnel to make rational
decisions during routine periodic inspections of the building and will provide managers
with the evidence needed to advocate for funding and action.
As an extension to the O&M manual, the first step is to develop a systematic maintenance
planning and costing system incorporating these standards. A standard coding structure
should be used to identify and characterize the key parts of the building. A widely used
classification system is ‘Uniclass’, which divides a building up into individual elements –
see Annex 17. Table 1 is a simplified list of these codes as they might apply to a steel-
framed warehouse; the example ignores external works such as perimeter fencing and
underground drainage.
Table 1 – Coding system for a simple warehouse
G2 – Fabric G21 - Foundations
G22 - Floors
G23 - Stairs
G24 - Roofs
G25 - Walls
G26 – Frame
G4 – Fittings/furniture/
equipment (FFE)
G44 - Sanitary, hygiene FFE
G45 - Cleaning, maintenance FFE
G46 - Storage FFE (e.g. pallet racking)
G5 – Services G50 - Water supply
G51 - Gas supply
G52 - Heating/ventilation/air conditioning (HVAC)
G53 - Electric power
G54 – Lighting
G55 – Communications
G57 – Protection (e.g. fire-fighting systems)
External decoration
Internal decoration
Each of these elements can be further subdivided as needed. Thus a roof assembly might
be broken down into ceiling linings, thermal insulation and roof covering if these are
separate components, or classified as a single element in the case of a factory made
composite panel. An inspection timetable, an evidence-based planned replacement
schedule and a preventive maintenance standard can then be set for each element. This
information can be recorded in an electronic database or in tabular form on paper. The
database can then be used as a basis for maintenance planning and for drawing up
inspection and preventive maintenance checklists. Table 2 shows an example of an entry
for a composite panel roofing system. In this case, the replacement interval and the
preventive maintenance actions are based on the hypothetical manufacturer’s warranty
and maintenance recommendations. Other elements may require the professional
judgement of the facility/maintenance manager.
7 See also: http://en.wikipedia.org/wiki/Uniclass
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Since these records will follow the building throughout its life, it is important to list all
changes made as they occur. For example, if the roof cladding is replaced by another
product, the record needs to reflect this change because the maintenance schedule and
appropriate actions may also change. Construction drawings and other technical
information (if they exist) should also be referenced in the record so that the relevant as-
built construction and product details held in the O&M manual can easily be accessed and
checked when needed.
Finally, if an electronic database is used, the record could be extended to include details of
work periodically instructed and carried out, together with payments made. With a paper-
based system this information can be classified using the same coding system and filed
separately.
Table 2 – Example of an elemental maintenance record
Element inspection, replacement and maintenance task record
Location: SOUTH WAREHOUSE
Element: G24 – Roof
Sub-element: G24.1 – External cladding
Description: Supaclad TS100RW composite panels, 70mm PIR
insulation, through fixed
Relevant drawings: SW-L1003B, SW-D1050D
Technical information: O&M manual section G24.1
Replacement interval and
rationale:
25 years (25 year thermal performance warranty, 30 year
coating warranty)
Inspection schedule: 5 yearly, starting December 2008
Inspection tasks:  Check for leaks
 Check for build-up of dirt and organic matter which can
trap water and cause corrosion
 Check for damage and corrosion to external and
internal surfaces, especially at cut edges, laps and
overhangs
 Check fixings and fixing caps
 Check sealant tape at laps
Safe access requirements  Mobile access platform for internal lining inspection
 Use fall arrest harness with access by fixed ladder at
north end
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Preventive maintenance
actions:
 Wash off organic build-up
 Prepare and recoat damaged/corroded areas using
Supaclad TS100RW repair kit
 Replace loose or damaged through fixings and replace
missing caps
 Replace damaged or displaced joint sealant tape
Revision date Change summary Reason for change Approved
10 Dec 2008 Original Nil AG
20 Dec 2013 Sealant tape check added Omission corrected after
first 5 year inspection
IM
2.4.3 Establish a multi-year maintenance plan
Once maintenance standards and schedules have been set for the various building
elements, as described above, the next step is to develop a multi-year maintenance plan
for the building. This plan should be updated once a year, should cover a rolling period of
at least five years, and should include the following elements:
 An itemised maintenance plan, based upon a thorough inspection of the building
and site. The plan should cover the following items: major renewal work that can
be foreseen, such as re-roofing; periodic external redecoration; periodic internal
redecoration; routine annual maintenance of mechanical equipment such as
heating systems, air-conditioning units, refrigeration units and ventilation fans;
periodic maintenance of drainage systems, including cleaning of drainage ditches,
septic tanks and the like.
 A maintenance budget based upon the requirements of the maintenance plan. It is
very important that the budget is realistic, accurately reflects the anticipated costs
for each item and takes account of anticipated inflation over the plan period. On
the assumption that budgets are set annually, the first year’s budget will form the
basis for the annual funding application to the relevant ministry or other funding
authority. The budget for the second and subsequent year’s anticipated work
should be submitted for information so that the funding authority is alerted to the
need to set aside funds in these years.
 A financial control and costing system to ensure that funds are disbursed correctly.
This process is highly context dependent and specific guidance on procedures
cannot be given here.
 A programme of work which will achieve the targets set in the maintenance plan.
Where maintenance activities are outsourced, the programme should reflect the
bidding process and/or the process of contract negotiation where long-term
service agreements are up for renewal.
 An effective reporting system.
Planned maintenance must then be carried out in accordance with the schedule in order to
ensure that the building and site remain in good condition.
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Arrangements must also be in place to ensure that emergency maintenance takes place in
a timely manner so that TTSPPs and other supplies are protected from damage – see 2.4.6.
2.4.4 Planned periodic inspections
In order to ensure that maintenance problems are detected, systematic inspections of the
building must be carried out. These should be conducted at regular planned intervals,
using facility-specific and element-specific checklists. When preparing an inspection plan,
consider the following:
a. When should inspections take place? Typically there should be a general annual
inspection of the entire building. These inspections should be used to validate the
timing of planned cyclical maintenance activities, such as redecoration, and should
also be used to identify defects that require immediate attention and cannot be left
until their scheduled maintenance date. Other planned inspections may focus on
specific elements and should take place at the intervals listed on the maintenance
record sheets. For example, comprehensive inspection and testing of the electrical
system might take place every 15 years. Finally, unscheduled emergency
inspections should be carried out whenever the building users report a significant
problem or failure.
b. What should be inspected? As noted above, the annual inspection will be a general
inspection. Element-specific inspections may be grouped together by interval and
the inspection procedure should follow the items listed in the element record.
Annex 2 gives an example of a checklist for the external envelope of a cold store.
c. Who should carry out the inspection? Many inspections will be conducted by the
facility/maintenance manager or his or her nominated staff. However, some
inspections need to be carried out by a qualified specialist or technician. The 15-
yearly electrical system inspection referred to above is one example – in a smaller
building this would be carried out by a qualified electrician; in a larger building
with complex systems, by an electrical engineer. Another example of a specialist
inspection is a planned service visit of the type described in 2.4.6.
d. When should elements be repaired? There is an old saying that ‘a stitch in time
saves nine’. Cyclical repairs and redecorations, carried out at pre-planned
intervals, prevent degradation and extend service life and it is a false economy to
extend these intervals. Similarly, emergency repairs should be carried out in a
timely fashion in order to prevent further damage to the element itself and knock-
on damage to other elements.
e. When should elements and components be replaced? Some building elements – for
example structural frames and masonry external walls – are expected to last the
life of the building. Repairs, such as re-decoration, re-pointing or re-rendering may
be needed at intervals of years or decades but, generally speaking, any
fundamental failure of these elements will indicate the end of the building’s
economic life.
Other building elements and components that are designed with periodic
replacement in mind should be replaced at the point where the disruption caused
by failure and the cost of emergency repairs makes this the best option. For initial
planning purposes, the material or component manufacturer’s estimate of service
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life can be used as a basis for budgeting. However, actual conditions of use, user
behaviour and the quality of routine preventive maintenance will affect the actual
replacement date. Good maintenance, careful users and a benign climate will
lengthen service life; poor maintenance, careless users and harsh climatic
conditions will all shorten it. Accordingly, the replacement date should be kept
under review and re-assessed at the time of each planned inspection.
There may also be other reasons for replacement. For example, increases in energy
costs might make it economically attractive to replace or over-clad a poorly
insulated building envelope with a highly insulated product, even though the
existing envelope is still in good condition. This would be an example of
improvement – see Figure 2.
2.4.5 Planned service inspections
Service inspections are different from planned periodic inspections. Typically they apply
to mechanical equipment, are carried out by a qualified technician, and involve specific
maintenance actions such as lubrication, replacement of consumable parts such as filters
and other time-dependent actions recommended by the equipment manufacturer. Such
inspections may take place several times a year.
2.4.6 Curative maintenance
Curative (emergency) maintenance should be carried out as rapidly as possible, consistent
with the identified risk. For example a failed refrigeration unit in a cold room with a
duplicate refrigeration unit might reasonably be repaired within seven days because the
duplicate unit can protect the stored TTSPPs in the meantime. However, if there is only a
single refrigeration unit, the risk of immediate product damage is acute; unless the
product can be moved to another cold room, a 12-24 hour service response would be
essential.
It is important therefore to carry out a risk assessment exercise to identify and classify
critical maintenance emergencies and to establish a contingency plan to deal with them.
Where time is of the essence, as in the example above, a maximum response period should
be written into the relevant MoU or maintenance contract.
2.4.7 Organizing and managing the work
Maintenance can either be carried out using direct labour employed by the maintenance
department, or it can be contracted out to an independent contractor. Table 3 and Table 4
show how each option carries opportunities and risks. The choice between the two
approaches depends on the context and the type of maintenance work involved. For
example, it might be appropriate to carry out general building maintenance using a direct
labour team whilst contracting out the maintenance of specialist equipment such as
standby generators, cold rooms and refrigerators to one or more specialist contractors.
Under these circumstances, spare parts may be held by, or obtained through, the
contractor or held by the government maintenance department and issued to the
contractor as needed.
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Table 3 – Opportunities and risks for direct labour maintenance
Opportunities Risks
Maintenance department controls workforce  Controlling a workforce is time-demanding
 Unless in-house planning is excellent,
workers may be idle and workforce
productivity will be low
 Quality can only be maintained if the
department has excellent supervisory skills
Workforce is on call and can be re-deployed at
short notice to deal with emergencies
 A full range of skills may not be available to
deal with all tasks
 If emergency call-outs are frequent, the
workforce may be demotivated by
disrupted working patterns
A stable workforce will know and understand
the buildings that they maintain
 Trained workers may leave for higher paid
work in the private sector, leading to high
staff turnover and poor skills retention
Bulk purchase of materials and spare parts can
lead to financial savings
 The maintenance department has to
operate supply depot(s) and manage a
comprehensive inventory of tools, building
materials and spare parts; this ties up
capital.
 Infrequently required items may have to be
bought in; this can lead to delays
 Time-expiring materials, such as cement,
may be wasted
 Security can be a problem and materials
and parts may be misappropriated.
Table 4 – Opportunities and risks for contracted out maintenance
Opportunities Risks
Potential access to a wide range of outsourced
maintenance service providers
 Poorly drafted outsourcing contracts and
SLAs and/or poor contract management can
lead to poor levels of service and
contractual disputes
 Service levels can be affected if the
contractor prioritises other clients
 In lower income countries, some of the
specialist skills required may not be
available in the private sector
Risk and management responsibility is
outsourced
 Cost control can be a problem unless the
contract has tightly defined remuneration
rates for specific tasks
 Standards of work may be unsatisfactory
unless rigorously monitored by the
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Opportunities Risks
facility/maintenance manager
Poorly performing contractors can be de-listed
and replaced
 Contract termination is time-consuming and
disruptive and may lead to disputes unless
contract terms and conditions, performance
indicators and penalties are tightly defined
Payment is only made on completion of the task
(or on a retrospective interim basis for longer-
term works)
 Payments to the contractor may be delayed
unless the maintenance department is
granted adequate working funds and
authority to disburse them
 Delayed payments can lead to contractual
disputes, delays to the work and poor
performance
 There are opportunities for corrupt
relationships with outsourced contractors
unless there is tight financial control and
oversight
2.4.8 Inspecting and signing off the work
It is essential that the quality and completeness of all significant maintenance work should
be inspected and signed off. Generally this function should be carried out by a supervisor
attached to the management team. However, in some circumstances a specialist contractor
may certify work as complete and satisfactory by providing the client with a signed copy of
a completion and/or test certificate. This applies particularly to the servicing of
mechanical and electrical equipment and services, especially where the original
equipment manufacturer publishes clearly defined service instructions. In countries with
effective trade certification procedures, this form of self-certification is common practice;
in the event of a dispute, the contractor’s certifying body can be brought in to adjudicate.
In countries without such schemes, self-certification is more risky and the quality of self-
certified work should be independently checked.
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References
 BS 8210:2012. Guide to facilities maintenance management.
http://shop.bsigroup.com/ProductDetail/?pid=000000000030231187
 Carbon Trust GPG348 Good Practice Guide: Building log books – a user’s guide.
http://www.edocuments.co.uk/downloads/GPG348.pdf
 Designing Buildings Wiki
http://www.designingbuildings.co.uk
 EVM-SOP-E5-01. Looking after store buildings. WHO. Effective date: 07 October
2011.
http://www.who.int/immunization/programmes_systems/supply_chain/evm/en
/index2.html
 IATA. 2013/2014 Perishable Cargo Regulations (ePCR) & Temperature Control
Regulations (eTCR)
http://www.iata.org/publications/Pages/temperature-control-regulations.aspx
 Miles, D., Syagga, P. Building maintenance – A management manual. Intermediate
Technology Publications Ltd, London, 1987.
http://developmentbookshop.com/building-and-construction
 Stanford, H.W. Effective building maintenance: Protection of capital assets. Fairmont
Press, Lilburn GA, 2010.
http://books.google.co.uk/books?id=-
wVV5g0UQnsC&printsec=frontcover#v=onepage&q&f=false
 WHO Technical Report Series No. 961, 2011, Annex 9: Model guidance for the
storage and transport of time- and temperature-sensitive pharmaceutical
http://apps.who.int/medicinedocs/documents/s18683en/s18683en.pdf
 Wood, B. Building maintenance. Wiley-Blackwell, Oxford, 2009.
 Ziken International: ‘HOW TO MANAGE’ SERIES FOR HEALTHCARE TECHNOLOGY.
Procedures for Health Facilities and District Authorities. TALC, 2005:
− Guide 1: How to Organize a System of Healthcare Technology Management.
http://www.healthpartners-int.co.uk/our_expertise/HCTGuide1.pdf
− Guide 2: How to Plan and Budget for your Healthcare Technology.
− Guide 3: How to Procure and Commission Your Healthcare Technology.
− Guide 4: How to Operate Your Healthcare Technology Effectively and Safely.
− Guide 5: How to Organize the Maintenance of Your Healthcare Technology:
Management.
− Guide 6: How to Manage the Finances of Your Healthcare Technology
Management Teams.
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Annex 1 – Uniclass: building elements
Note: External and internal decoration have been added to the list; these essential global
maintenance items do not appear in the Uniclass system.
G1 – Site preparation G11 – Site clearance
G12 – Ground contouring
G13 – Stabilisation
G2 – Fabric G21 – Foundations
G22 – Floors
G23 – Stairs
G24 – Roofs
G25 – Walls
G26 – Frame/ isolated structural members
G3 – Fabric: parts of
elements
G31 – Carcass/structure/fabric
G32 – Openings
G33 – Internal Finishes
G331 – Floor Finishes
G34 – Other parts of fabric elements
G4 – Fittings/furniture/
equipment (FFE)
G41 – Circulation FFE
G42 – Rest, work FFE
G43 – Culinary FFE
G44 – Sanitary, hygiene FFE
G45 – Cleaning, maintenance FFE
G46 – Storage, screening FFE
G47 – Works of art, soft furnishings
G48 – Special activity FFE
G49 – Other FFE
G5 – Services: complete
elements
G50 – Water supply
G51 – Gas supply
G52 – Heating/ventilation/air conditioning (HVAC)
G53 – Electric power
G54 – Lighting
G55 – Communications
G56 – Transport
G57 – Protection
G58 – Removal/disposal
G59 – Other services elements
G6 – Services: parts of
elements
G61 – Energy generation/storage/conversion
G62 – Non-energy treatment/storage
G63 – Distribution
G64 – Terminals
G65 – Package units
G66 – Monitoring and control
G69 – Other parts of services elements
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G7 – External/site works G71 – Surface treatment
G72 – Enclosure/division
G73 – Special purpose works
G74 – Fittings/furniture/equipment
G75 – Mains supply
G76 – External distributed services
G77 – Site/underground drainage
External decoration
Internal decoration
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Annex 2 – Checklist for building weatherproofing
An example checklist for inspecting and repairing metal roof cladding and gutters is given
below. A similar checklist could be used for metal wall cladding. This particular list is
adapted from one prepared by the International Association of Cold Store Contractors
(European Division).
It is critically important that the external envelope of a warehouse building protects the
interior of the building, including cold store enclosures. There should also be a regular
inspection of the inside of the roof, including crawl spaces above insulated cold store
enclosures in order to identify roof leaks or significant build-up of condensation through
insufficient air movement. Regular inspection and effective remedial action will prevent
damage occurring. See companion Technical Supplement: Maintenance of refrigeration
equipment.
Water leaks are most likely to arise from weather damage to the cladding or from
overflowing gutters due to blockage. Accordingly, such inspections are best carried out
during the rainy season, during or just after heavy rain.
Items marked with an asterisk ‘*’ should be checked shortly after the building is completed
and thereafter annually. Other items should be checked at intervals recommended by the
cladding manufacturer.
Inspection checklist
Location: SOUTH WAREHOUSE
Element: G24 – Roof
Check for Reason Action
*Leaks Leaks may cause serious
damage and corrosion within
the building and may saturate
insulation within the cladding
system
Identify source of leak and repair in
accordance with cladding
manufacturer’s recommendations
*Blocked gutters, down
pipes and drainage.
Blockages may cause overflow
into the building
Clean and wash out any blockage
*Local damage Breakthrough of protective
paint coating could cause
corrosion of steel substrate
Assess extent and type of damage.
Action may involve:
 Touch-up affected area in
accordance with manufacturer’s
instructions
 Over-paint affected area in
accordance with manufacturer’s
instructions
 Replace damaged sheet using
matching material supplied by
the original manufacturer
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*Drilling swarf, rivet stems
and other fixing debris
These can rust and cause
staining
Remove debris
Dirt retention in areas of
cladding not washed
naturally by rainwater e.g.
overhangs.
This affects the appearance of
the building and could, if left,
cause breakdown of the
coating.
Wash down in accordance with
manufacturer’s instruction
Mould growth This rarely occurs but can arise
in extreme conditions and may
affect appearance
Wash down and treat in accordance
with manufacturer’s instructions
Condition of fasteners Faulty or inappropriate
fasteners can cause leakage, or
rust staining on the surface of
the cladding, or both
Replace faulty fasteners and any
missing caps
Corrosion of cut edges Corrosion of cut edges at sheet
overlaps and at overhangs can,
if neglected, spread up the
sheet
Apply treatment recommended in
manufacturer’s instructions.
Changes in condition of the
coating
Changes should be noted Seek manufacturer’s advice
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Revision history
Date Change summary Reason for change Approved
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