Your actions NOW will prevent 40% unnessecary cost, or not.

Pro-activeness is a critical success factor to realize the benefits of your LTMP.  It also applies equally, or even more to your management approach.  The 2nd qaurter is statistically the period where most preventable failures occur. By planning/scheduling activities and preventative measures timeously can you negate most risks and nthe probability for failures.

The focus of this quarter is primarily ensuring that the property is geared for the pending condition pending  season.  The objective is to focus on impacted/affected structural  items and scheduled activities in the book of life . In the Western Cape are the  focus on drainage and moisture degradation.

Below please find a general list of items in your Book of life annual schedule that’s needs to be actioned in the 2nd qaurter. and thus planned and scheduled now in the 1st quarter. Below the list of activties that needs to be finalyzed, now, for the next quarter, as well as steps to follow and quickwins

Group Item To do
Drainage Drainage channel sub level Inspect/repair for leaks & clean blockages
Drainage Drainage channels Exterior Inspect/repair for leaks & clean blockages
Drainage Gutters Inspect and Repair leaks/blockages
Drainage Gutters Clean  Gutters
Drainage Gutters Inspect fit & brackets
Drainage Gutters down pipes Inspect fit & brackets
Drainage Gutters down pipes Inspect and Repair leaks/blockages
Drainage Drains (sanitary) Inspect/repair for leaks & clean blockages
Drainage Drains (sanitary) Repair cracks around cover/Frame
Drainage Drains (storm water) Repair cracks around cover/Frame
Drainage Drains (storm water) Inspect/repair for leaks & clean blockages
Lift Lift Arrange lift inspection
Plumbing Stop valves/cocks Inspect for leaks &service
Roof Roof (Sheet) Inspect for & repair roof leaks
Roof Roof (Sheet) Inspect & repair rust deterioration
Roof Roof (Sheet) Inspect waterproofing defects & repair
Roof Roof (Sheet) Inspect for blockages & clean valleys
Roof Roof (Tile) Inspect and clean valleys for blockages
Roof Roof (Tile) Inspect for  waterproofing defects & repair
Roof Roof (Tile) Inspect & restore/replace damaged Tiles
Roof Sat Dish Repair Defects Sat Dish
Roof Sat Dish Inspect Sat Dish
Safety Rails (balustrades) Inspect for rust and repair
Safety Rails (balustrades) Restore Paint on weathered sections
Safety Rails (balustrades) Inspect & secure rail & balustrade fasteners
Structure Facea Inspect & refit nails/screws
Structure Post boxes Inspect structural integrity & repair

Recommended steps:

  1. Review the item’s metrics on the Property condition report and inspection report in terms of the 5 W’s. Read more about the 5w’s 
  2. Key output: Set of  clustered activities that is allocated to a responsible person with a scheduled date confirmed . and book of life is updated. 
    • Clustering is a key  to ensure that costs  and quality are optimized  , whilst the impact on occupants and admin are minimized.
  1. Activities completed needs to be validated for completion and quality,  prior to sign off . and Book of life updated.

First time LTMP implementations

  • Use the 1st qaurter to focus on priority items/defects detailed in the restoration report

confusedQuick wins

  • Outcome perspective:
As far as appropriate, need the contractor/responsible person  confirm that objectives were achieved, rather than merely what work was done. This small perspective tweak , realize 80% better results. Eg. roof waterproofing inspection and service. You want confirmation that the roof will not leak in the next year, not how many meters was sealed.
  • Scope  perspective
The structural item is the scope, not defects.
Eg. Using the same water proofing example. The inspection is to validate what needs to be done to ensure that the roof is waterproofed to the extend that no leaks are expected., which may, or not, reveal certain maintenance or restorations requirements.
  • Clustering
Clustering  is a key approach as mentioned before. Using common sense is the 1st step. Eg a contractor,  needing to use a equipment and labor,  to inspect and service the roof,  can use the same event/ladder/people  to do the same for the faceas/gutters and downpipes. This is the basic. Read more on using clustering to save money
  • Pricing
In getting quotations from 1 (or 3) contractors can you negotiate a rate that you can “afford”according to your budget. The cost in the ltmp was derived and compared to market norms and should thus be market related.  Compare qoutations received to the budget (and CRC margins) and negotiate a better rate where possible (clustering helps with this). Guarantee you, that 95% of the time,  you will get it.
Nb. The rate is negotiated  , never the quality/extend of the work

 

idea2PMD can compile a tailored seasonal  schedule for your specific LTMP, which can also be expanded to facilitate quotation procurement and even to project manage your entire LTMP. For more information contact us on plan@propertymd.co.za

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