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Key points

  • Common parts (roof, tanks, pumps, drainage, gates, lighting) need a written periodic inspection schedule and one person responsible.
  • The meter test reveals hidden leaks: a reading before and after two hours of no use.
  • Automatic doors and gates: test the reverse and inspect every 30 days per the U.S. Consumer Product Safety Commission.
  • If the building is under 10 years from its occupancy certificate, check the hidden defects insurance policy before repairing a structural defect.
Written for:Owner

In a private house the owner notices problems. In an apartment block, shared problems are often left because every resident assumes someone else reported them. The fix: a written inspection schedule, one reporting channel, and a log.

1) Common parts and their schedule

PartWhat to checkDetails
RoofBefore the rainy season: gutters, ponding, cracks in visible waterproofingroof waterproofing
Water tanksA tight cover and cleanliness; clean and disinfect with the WHO method when needed1water tanks
PumpsUnusual noise, leaks, frequent cycling with no use (possibly a leak)plumbing problems
Drains and cesspitsOdours, overflow, slow draining on lower floorsdrainage
Automatic gates and doorsReverse test and inspection every 30 days2gates
Shared electricsStair and car park lighting, locked panels, RCD test buttonbreakers
Central ACFilters and condensate drains3AC problems

Detailed timings are in the preventive maintenance plan; they are practical advice, and each maker's instructions are the reference.

2) Leaks between flats

  • A stain in a flat's ceiling may come from the flat above, shared services or the roof. Diagnosis before treatment is essential4. See damp walls.
  • A meter test for each flat: a reading before and after two hours of no use; a change probably means a leak5. See leak detection.
  • Document with photos and dates before opening anything, since responsibility between flats depends on it (practical advice).

3) If the building is recent

Hidden defects insurance runs 10 years from completion and issue of the occupancy certificate, covering structural defects and resulting damage, and its main basic covers also include waterproofing of external roofs6. Before repairing structural cracks or roof leaks in a recent building, check the policy and contact the insurer.

4) Reporting system and log

  1. One reporting channel for residents (a number or group) and one person responsible for follow-up.
  2. For each report: date, location, photo, who received it, what was done, cost.
  3. Written maintenance contracts for pumps, lifts and central AC where present, with visit reports.
  4. A document file: drawings, warranties, insurance policy, inspection reports. See warranties.
  5. A yearly review of the log to spot repeat faults and plan major repairs.

5) When to call a professional immediately

  • Diagonal or widening cracks in columns or beams. See concrete cracks.
  • A burning smell or heat at an electrical panel. See electrical problems.
  • Sewage overflow or water reaching electrical panels.
  • An automatic gate that does not reverse when tested2.

Sources

The number next to a statement points to its source in this list. Sources back the general information; anything marked “practical advice” is editorial experience, not a quoted source. Anything that affects safety, structural design or electrical installations needs a licensed professional, and in Saudi Arabia the binding reference is the Saudi Building Code.

  1. 1Technical Note 3: Cleaning and disinfecting water storage tanks and tankers — World Health Organization (WHO) / WEDC
  2. 2Non-Reversing Automatic Garage Door Openers Are a Hazard (Safety Alert, Pub. 523) — U.S. Consumer Product Safety Commission (CPSC)
  3. 3Maintenance Checklist — ENERGY STAR — ENERGY STAR — U.S. Environmental Protection Agency (EPA)
  4. 4Diagnosing the causes of dampness in buildings — BRE (Building Research Establishment)
  5. 5Fix a Leak Week — How to check for leaks (meter test, toilet dye test) — U.S. EPA — WaterSense
  6. 6Mandatory hidden defects insurance — Insurance Authority (Saudi Arabia)
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This guide is for general information and planning, based on standards and technical guides. Standards are revised periodically; in Saudi Arabia the binding reference is the Saudi Building Code and the instructions of the competent authorities. For design and execution, use a licensed engineer or technician. Found an error? Tell us.