Facilities As Assets - Effective Building Maintenance: Protection of Capital Assets - page 6

tively basic buildings designed for a relatively short to medium life (30
years or less). Stand-alone buildings in this category generally will make
use of contracted maintenance services. However, if considered in aggre-
gate—a school system, a chain of stores, a multi-building office campus—
the need for an “in-house” maintenance staff will normally arise, even
though some maintenance needs may still be met on a contract basis.
Type 2 facilities include institutional facilities (such as higher edu-
cation classroom and administrative buildings, government offices, etc.)
and basic industrial buildings. These buildings are designed for longer
life (40-50 years), have more complex systems and components, and rep-
resent higher asset value to the user.
Type 3 facilities include hospitals, research laboratories, data cen-
ters, and high technology manufacturing. These buildings have very
complex systems and components and require much higher levels of reli-
ability than either Type 1 or Type 2 facilities.
Generally,onlyanin-housemaintenanceprogramwillprovidethelevel
ofprogrammedmaintenancetypicallyrequiredforlarger,andespeciallymore
complex,facilities . However, even for larger facilities, special area mainte-
nance may be provided by outside contractors for elevators, fire sprinkler
systems, laboratory fume hoods, security systems, HVAC controls, etc.
simply because only the very largest facilities can afford maintain full-
time specialist maintenance technicians to meet the maintenance require-
ments of these components. This approach can be incorporated into any
maintenance department organization and staffing plan.
To achieve APPA Level 2 maintenance, appropriate budgeting and
funding for maintenance must be established. There are two approaches
to this:
1. The National Research Council (NRC) studied the maintenance of
Federal facilities in the late 1990's (the results of which were pub-
lished in 1998 as StewardshipofFederalFacilities ). This study found
that for an acceptable level of maintenance, the preventative main-
tenance budget was 2-4% of the facility's current replacement cost.
This amount does not include the costs of performing maintenance
deferred from prior years.
For smaller facilities with limited planning and budgeting re-