Large scale repair work often involves concrete construction. This type of construction is typically classified as SIC 16—miscellaneous heavy construction. Unfortunately, it has also been a major cause of occupational silica exposure.
Sound the concrete to determine the extent of damage and the boundary of the repair area. Clean the existing concrete to a saturated surface-dry (SSD) condition prior to placing repair material.
Creating a Plan
When 大規模修繕 work is required, it is important to create a plan for the renovations. This plan should include descriptions of necessary renovations along with time lines for these renovations taking into consideration the building’s age and the amount of deterioration it has already experienced. The long term repair plan should also describe how the apartment will maintain its value and durability, including a schedule for periodical inspections, diagnostics, and maintenance as well as a reserve fund for the building that is paid into by the owners.
Since large-scale repair works are expensive, they cannot be carried out simultaneously for all deteriorated pavements. Therefore, the need for these repairs is determined based on urgency. For example, in Korea, the RMI program version 2.0 was developed to predict the urgency of large-scale repair works on expressway concrete pavements. This program has been adopted by the NEXCO3 company to evaluate the need for 大規模修繕工事 on their expressway.
Developing a Budget
Once a comprehensive long-term repair plan has been compiled, it is important for the board to establish an adequate budget for the project. This may require the assistance of an engineer or architect to compile specifications based on a projected unit price quotation from contractors. This will give the board the flexibility to add or delete work items as needed. It is also recommended that the specifications sent out for bid include the requirement that the repair contractor break down their quote into many components, so that the board can easily add or delete specific sections of the work scope without affecting the overall price quoted.
It is also advisable to ensure that the board has an adequate contingency fund set aside for the project. This will allow the board to re-incorporate additional work items into the project scope that subsequently prove to have substantial shareholder support, or perhaps even re-incorporate previously “voted down” work items that resurface as emergency repairs. Having the funds available to take advantage of any discounted offers that may arise during the course of the repairs will also provide the board with some flexibility to address unanticipated repairs and avoid expensive change order fees.
Finally, it is important that the board be sure to differentiate between maintenance costs and capital improvement/improvement costs. These two types of cash outlays cannot be made from the same pool of money.
