With the focus on LTMP(long-term maintenance plans) for Sectional title schemes as required by the STSM act  are there often requests for a “1 pages solution” to ensure compliance.

The reasoning offered:

“we have been doing fine for years, we paint every 5 years, fix things when it breaks. Why scratch when it does not itch?”

So why change?

If you can reduce your maintenance costs by 40%… will that interest you?

No …this is not a gimmick!

60% of the actual maintenance expenses are preventable.  it is a statistical fact that re-active-only maintenance approach, inflate the long-term costs of maintaining a property  incrementally.

The optimal mix suggested is a 70/30 mix between pro-active and re-active maintenance activities. You can determine your mix by simply taking actual expenses for the past year and categorized the events into planned/unplanned.

If your mix leans toward unplanned..

good news …you can actually reduce your costs going forward.

bad news...your existing road leads to more  costs.

A LTMP , with all the bells and whistles will offer no value, if it do not result in a a set of actionable events that can be planned and monitored. Even if you have the best financial provision. If you don’t know where, when & how to spend the money , where is the value? There needs to be a set of activities that underpins the LTMP, and the provision must 70% for  these planned events and 30% for re-active events.

Thus, when you contract a service provider to compile a LTMP, or compile it yourself, check that it includes, a documented set activities per individual structural item that underpins the LTMP forecast and that the activities detail what and when its must be done per structural item.

PMD  includes a comprehensive set of activities per structural item as a standard deliverable with the LTMP, called a property “Book of Life”

The activities that needs to be embedded in a LTMP are

  • Day-to-day repairs ‘ re-active (not deferrable) and urgent (H&S), repairs carried out on an ad-hoc responsive basis as the need arises & which can’t be deferred for inclusion in planned maintenance programmes.
  • Planned maintenance ‘repairs organised and carried out with forethought, control and the use of records to a pre-determined plan.

Three categories of planned maintenance:

  1. Programmed repairs and renewals 
    1. Remedy disrepair(deferrable day-to-day) 
    2. Periodic capital item** or component replacement, prevent deterioration, and extend life of stock, eg rewiring, repointing, window renewal.
  2. Cyclical works – eg external  and internal restoration of communal areas such waterproofing, paving, drainage, roadways, etc
  3. Servicing and inspection eg of installations and services such as fire equipment, lifts, alarms and access entry systems

For more information contact us on Plan@propertymd.co.za

 

 

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