Facilities Management and Design Chapter 11 Building Structure, Finishes and Site

Roof Critical building component Flat or Sloped Deck Covering Roofing felt Flashing

Exterior walls Enclose structure Supports roof (low rise) Should last for many decades if properly maintained Painting Cleaning Inspection

Windows and Doors Window types – Fixed – Casement – vertically hung Glazing – single – double Doors types – Wooden – Metal – Solid – Hollow – some are mostly glass (revolving doors, for example)

Structural frame Skeleton of building – should be inspected at least once a year Walls (low rise) Concrete/Steel superstructures (high rise)

Foundations usually stone or concrete rests on a solid, underground footing base frost walls drainage carries a building's dead and live loads – Dead load (building’s weight) – Live load (dead load + people, furniture, natural stresses)

Elevators Cable – Elevator shaft – Car or cab – Guide rails – Cables – Counterweights – Safety devices – Elevator motor Hydraulic Much of the maintenance is done by the manufacturer

Parking areas Concrete – mixture of paste and aggregates – hardens through hydration – tensile strength – Deterioration Crazing Leaching freeze/thaw cycles Spalling Asphalt – mixture of asphalt, cement and aggregate – typical problems caused by poorly compacted soil underneath – surface failures caused by weathering or wearing insufficient asphalt too much asphalt unstable mixtures poor drainage Structural features – Subgrade – Subbase – Surface course Layout considerations overall dimensions parking controls for managing traffic well-defined entrances and exits acceleration/deceleration lanes number of parking spaces Maintenance issues – surface cleaning – Inspections – Waterproofing – minor repairs of cracks – structural repairs – snow and ice removal

Parking Lots and ADA requirements a specified number of parking spaces (depending on the total number of parking spaces) must be “accessible” requirements include – width of parking spaces – access aisles – accessible routes – accessible parking spaces in valet parking facilities – passenger loading zones must also be accessible Total # spacesReq’d Spaces 1 to to to to to to to to to to 10002% of total , plus 1 for ea 100

Storm water drainage systems designed to carry rain water away from the property sheet flow open-channel flow underground drainage facilities should be built to last at least 50 years

Landscaping and grounds Often outsourced Sets visual tone for property Curb appeal Maintenance – Planting – Mowing – Fertilizing – Pruning – Watering – Work varies with the season and climate

Irrigation systems Provides water for the grounds Overwatering should be avoided Sources of water – potable water system – stored supply (lake, underground tank) – nearby stream or river – gray water Sprinkler heads Mist applicators