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Весенний и осенний осмотры зданий и сооружений

В системе плановых осмотров и обследований при эксплуатации зданий и сооружений, весенние и осенние сезонные осмотры, занимают особое, очень важное место.

С их помощью решается своя, конкретная задача, с  этим связана особая процедура проведения и оформления результатов.

В этой статье, мы рассмотрим:

— основную цель весеннего и осеннего осмотров и их место в системе технического обслуживания

— процедуру проведения

— Правила оформления и анализа результатов

и многое другое, что нужно знать эксплуатанту о сезонных осмотрах.

В первую очередь напомню: необходимость проведения сезонного контроля состояния предусмотрена нормативной документацией в области технического регулирования, в частности, СП 255.1325800.2016 «Здания и сооружения. Правила эксплуатации. Основные положения.». (По ссылке вы найдёте нормативное-правовое обоснование их выполнения)

Основная цель сезонных осмотров

Весенний и осенний эксплуатационный контроль состояния зданий, сооружений и их систем инженерно-технического обеспечения производятся в первую очередь для подготовки объекта к особенностям сезонной работы.

Главные сезонные опасные факторы это:

— Летом: Высокая температура, дожди и паводки

— Зимой: Низкая температура, наледь, снег

Поэтому осмотры проводятся в межсезонье, до момента наступления пиковых состояний возможных опасных воздействий.

Ниже, я кратко опишу особенность весеннего и осеннего эксплуатационного контроля, что смотрится, чему уделяется особое внимание.

Весенний осмотр

Весенний комплексный осмотр проводится сразу после того как сойдёт снег. В зависимости от региона, это может происходить в разное время, чаще всего не позднее начала мая.

Основная цель: выявляются появившиеся за зимний период повреждения конструкций зданий и сооружений или разрушения элементов благоустройства окружающей территории.Осматриваются инженерные сети и оборудование. Уточняется информация по объемам заложенных ранее плановых работ.

Тщательно проверяются все элементы, конструкции и системы, особо необходимые в летний период, такие как:

— система ливневой канализации;

— оборудование, связанное с вентиляцией и кондиционированием воздуха;

— Элементы благоустройства окружающей территории, асфальтовое покрытие, разнообразное покрытие дорожек, брусчатки, настилы, отмостки зданий и сооружений и т.д.;

— Покрытие кровли, дождеприёмные воронки, зенитные фонари;

— Системы автополива, наружного водопровода;

— Актуализируются необходимость проведения и объемы текущих ремонтно-восстановительных работ, запланированных ранее.

В каждом конкретном случае перечень осматриваемых элементов и проверяемых показателей меняется, но в целом, я думаю, основной принцип ясен.

Осенний осмотр

Осенний общий осмотр проводится чаще всего в конце сентября-начале октября, до наступления холодов и установления снежного покрова.

Основная его задача – проверка готовности зданий и сооружений, их конструкций и элементов, а также систем инженерно-технического обеспечения к наступлению осенне-зимнего периода.

Соответственно особое внимание при осмотре уделяется следующим элементам:

— Проверяются несущие конструкции, козырьки, крыльца. Утепление перекрытий, стен, кровли;

— Определяется состояние окон и дверей, работа доводчиков, замков, наличие щелей и зазоров, целостность уплотнителей и ограничителей хода;

— Осматриваются кровли на предмет повреждения покрытия, наличия посторонних предметов, загрязнений. Конструкции зенитных фонарей;

— Особое внимание уделяется системам отопления и вентиляции. Проверяется работа котлов, температурных датчиков, целостность системы трубопроводов отопления, фурнитура;

— Проверяется работа автоматических дверей, тепловых завес;

— Готовность инвентаря и техники участвующей в уборке снега, снегоплавильных станций, площадок для временного хранения снега;

— Проверяются водостоки, желоба, трубопроводы, герметичность и их теплоизоляция;

— Работа греющих кабелей и воронок на кровле;

— Осматриваются и анализируются результаты проведенных в летний период ремонтно-восстановительных работ, составляется план на следующей год;

Проверяется весь контур утепления здания, готовность инженерных систем к отрицательным температурам и снегу.

Даже учитывая то, что я указал далеко не всё, уже видно, что не зря этот вид эксплуатационного контроля называется комплексным. Проверяется практически все виды существующих у зданий конструкций и инженерных систем.

Именно поэтому для проведения сезонных осмотров обязательно формируется комиссия из технических специалистов в разных облостях. Это еще одно из важнейших отличий этого вида контрольной проверки от других.

Конечно, в зависимости от масштаба организации, в одном случае это будет директор компании и завхоз, а в другом главный инженер, инженер по эксплуатации зданий, энергетик, инженер-механик, управляющий клинингом и ряд других ответственных специалистов отдела технической эксплуатации.

В обязательном порядке, для создания комиссии для проведения весеннего или осеннего осмотров руководителем организации издаётся ПРИКАЗ:

Приказ о создании комиссии по проведению общего весеннего/осеннего осмотра зданий и сооружений (пример в формате .DOC)

Подробнее о приказе, его необходимости, порядке оформления и подписания, вы узнаете по перейдя по ссылке. Так же в статье доступна ссылка на форму, шаблон такого приказа, в формате .doc – документ Microsoft WORD с возможностью редактирования.

Советы по проведению

Проведение самого осмотра подробно описывать не стану. В зависимости от типа обслуживаемого объекта процедура может сильно различаться.

Нижу несколько основных моментов, которые значительно увеличивают эффективность и качество эксплуатационного контроля.:

1. У вас на предприятии должны быть создана программа проведения весеннего и осеннего осмотров. Которая бы достаточно подробно описывала все этапы обхода и проверяемые характеристики. Очень удобно, если в ней будет представлена пример чек-листа для заполнения и форма акта, оформляемого по результатам обхода.

2. Осмотры могут занимать ни один день, часть их них проводится ночью, при этом обязательно должны присутствовать все основные члены комиссии. То, что может пропустить один, обязательно заметит другой специалист, пусть даже это не его профильная система или оборудование.

3. В случае необходимости, для доступа к труднодоступным участкам конструкции или элементам оборудования, необходимо использовать спецтехнику или оборудование — подъемники, лестницы.

4. Для определения показателей измеряемых величин, необходимо использовать поверенное, исправное оборудование и инструменты.

5. Важно тщательно документировать все увиденное, обязательно необходимо вести и фото фиксацию.

Если у вы хотите добавить к вышесказанному еще что-то, что помогает вам эффективно выполнять сезонный контроль состояния зданий, обязательно напишите об этом в комментариях.

Результаты сезонных осмотров

Результатом проведенного комиссией сезонного осмотра состояния зданий, сооружений, окружающей территории, инженерного оборудования и систем, является заполненный и подписанный всеми членами комиссии АКТ весеннего или осеннего осмотров.

Важность этого документа требует написания отдельной статьи, поэтому здесь я не буду на нём останавливаться. Подробнее получить описание такого акта, узнать его необходимость и порядок заполнения, а главное скачать образец, вы сможете по ссылке ниже.

Акт весеннего осмотра зданий и сооружений образец заполнения

Зачем нужны сезонные осмотры

Сейчас же мы обсудим, наверное, главный вопрос, который мог остаться – зачем проводятся весенний и осенний контроль за состоянием зданий и сооружений и почему это один из ключевых этапов в технической эксплуатации.

В первую очередь, конечно же, сезонные осмотры позволяют наиболее эффективно контролировать фактическое состояние зданий и сооружений.

Далеко не в каждой организации принято вести ежедневный мониторинг зданий и их систем. Часто эксплуатация ограничивается лишь ремонтом сломанных или разрушенных элементов, не всегда ведутся и планово-предупредительные работы.

В этом случае, такой комплексный осмотр, с участием нескольких технических специалистов, позволяет составить более полную картину состояния объекта.

Сезонный контроль обеспечивает всестороннюю общую безопасность зданий для жизни сотрудников и посетителей, сохранность имущества, экологическую безопасность для окружающей среды.

На основании акта осмотров, проводится планирование необходимых ремонтно-восстановительных работ, а значит они влияют и на формирование операционного бюджета организации.

В некоторых случаях выводы в актах весеннего или осеннего осмотра, меняют инвестиционный бюджет, добавляя в него новые проекты.

Проведение сезонных осмотров, при соблюдении описанной выше процедуры, свидетельствует о соблюдении организацией норм технических регламентов, в частности 384-ФЗ «Технический регламент о безопасности зданий и сооружений».

А значит и соблюдение законов РФ в области технического регулирования, выполнение должностными лицами возложенных на них обязанностей.

Именно приказ о создании комиссии и конечно же акт проведения осмотра, будет являться подтверждением соответствия законодательству и требованиям нормативно-правовых актов РФ проводимой в организации эксплуатацией. Это сильный аргумент для вдруг нагрянувшей с проверкой комиссии или должностного лица осуществляющего государственный надзора в сфере тех.регулирования.

Весенние и осенние осмотры позволяют предотвратить возможные убытки или лишние эксплуатационные траты, вызванные воздействием сезонных факторов на здания и сооружения.

Предотвращают возможные простои в работе организации и связанные с этим имиджевые или финансовые потери.

Проведение весеннего и осеннего общих комплексных осмотров зданий и сооружений, это не просто навязанная государством необходимость, это важный инструмент для безопасного функционирования организации в целом и всех её технических, производственных бизнес-процессов.

Если есть что добавить к вышесказанному или есть конструктивные замечания, обязательно оставляете их в комментариях к статье!

Опубликовано в рубрикеТехническая эксплуатация

612 комментариев

  1. Матвей

    У нас объектов много, поэтому первый приказ о закреплении объектов (обновляю раз в год), второй о комиссии (уже как года три действует), к приказу приложена форма акта.
    Приказы ссылаются на
    «Постановление Госстроя СССР от 29.12.1973 N 279 «Об утверждении Положения о проведении планово-предупредительного ремонта производственных зданий и сооружений» постановление до сих пор действует, в разделе 2 прописано что нужно делать.

    • Матвей

      Забыл уточнить, у нас все направления разделены и ежегодно издаются общие приказы по организации.

  2. Михаил

    Нигде не указаны последствия того, ели нет этих самых протоколов.Все работы планируются по заявлениям собственников и исходя из наличия средств на счетах. П сути эти осмотры носят рекомендательный характер и добавляют много лишней работы ТСЖ и ЖСК. УК в отличие от них еще может это делать, в силу наличия средств, кадрового обеспечения и будущего планирования робот.

  3. Владимир

    А как оформляется осмотр тротуаров? За зиму сильно изнашивается покрытие тротуаров — необходим, зачастую, текущий ремонт.

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