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:
- Programmed repairs and renewals
- Remedy disrepair(deferrable day-to-day)
- Periodic capital item** or component replacement, prevent deterioration, and extend life of stock, eg rewiring, repointing, window renewal.
- Cyclical works – eg external and internal restoration of communal areas such waterproofing, paving, drainage, roadways, etc
- 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