Maintenance Management in an Un-renovated Building

: The good management of the building maintenance should be based on the regular maintenance work. Repair works are often not carried out or there are shifts in time, which causes degradation of the building. The article presents a method of planning renovation works of a MUBAR (maintenance Management in an Un-renovated Building with Abandoning Renovation) based on the consequences in case of their lack. No renovation work on individual elements in a building can cause a threat to the stability of the building structure, risking the lives of users, continuing damage to the building by damaging further elements, or even a building disaster. The method can also be applied to historic buildings. Often, due to abandonment of repairs caused most often by lack of the owner, improper manager or irresponsible users, degradation of these objects occurs. The consequences of neglected renovation of buildings lead to irreversible processes of their destruction. The aim of the article is to present the developed method of planning renovation works based on the consequences of lack of renovation works.

renovation and the need to apply supervision during the work in the historic buildings, many valuable buildings are damaged. What will be completely destructed as a result of negligence, omissions and atmospheric factors can only be reconstructed to resemble historical elements in its form and material, but it will be only a reproduction, not an original element, which is a tangible work of previous generations. Therefore, regular repairs, renovations and ongoing maintenance are extremely important in order to prevent the complete destruction of the objects and thus the loss of their historic value. The public awareness is of great importance here, so that in the pursuit of innovation and individuality, we do not forget about the monuments, which are the testimony of a bygone era, showing the craftsmen's craftsmanship, skills and level of knowledge of those times. We must remember that historic buildings are an indispensable element of spatial development and constitute our common national good [29][30][31][32].
Research is needed to identify the most urgent renovations needed. It is very problematic for managers to make decisions about the type, scope and date of renovation of buildings.
The aim of the article is to present the developed method of planning renovation works based on the consequences of lack of renovation works. The planned surveys will contribute to the identification of the needs for the implementation of renovation investments, which allows to search for methods of effective prevention of building degradation and implementation of preventive measures.
The methods of planning renovation work are the subject of many studies. The basic criterion in planning renovation works is most often the positive consequences of a certain scope of renovation works [4,[33][34][35][36][37][38]. The authors have undertaken research with a different perspective. The main assumption of the new method is the analysis of consequences of lack of renovation works. The worse the consequences of not carrying out renovation works on a given element in a building, the more necessary the renovation should be.

Materials and Methods
The proposed method consists in identifying the most urgent repairs needed. The method MUBAR (maintenance Management in an Un-renovated Building with Abandoning Renovation) is based on the premise that the higher the consequence of lack of renovation works, the more important the renovation is.
For this purpose, the consequences of lack of renovation works were determined, as well as the measures and weights of these consequences.
The building was divided into components. For each component, the consequences of abandoning renovation work on that component were determined. Criteria for the consequences of abandoning renovation works have been defined: C1 -building degradation, C2 -building structure damage, C3 -lack of user safety, C4 -negative impact on the environment, C5 -lack of comfort in use, C6 -effect on damage of other elements, C7 -lack of aesthetics. Then for each criterion the weighting was determined by the AHP method [39].
Each element of the building has been inspected for its technical condition, as a result of which the percentage of its technical wear has been determined. Thanks to the dependence of the degree of technical wear of the element on the aspect of consistency coefficient, it is possible to obtain the renovation coefficient for each building element. Indicators ranked from the largest to the lowest size will determine the urgency of renovation of elements in the building.

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By using the solution of equation (1) we obtain the values assigned to each investigated element in a concrete building. The numerical values, which are the result of the study, are the indicators of the order in which the repairs are performed Mi,j. The higher the indicator is, the more necessary is the renovation of the i-th element in j-th object. However, the indicator does not mean any physical size of the renovated elements, it is only used to rank the building's elements due to the proposed order of performing the renovations. where: • Ei,j-coefficient of the consequences of abandonment of renovation works; • Szi,j-degree of technical condition; • i-denotes an ordinal number of an element in a building, i = 1, 2, 3, ..., n; • j-denotes consequences, j = 1, 2, …, 7.
The coefficient Ei,j of the consequences of abandonment of renovation works defined as the sum of the weights for each element: where: • Ei,j-coefficient of the consequences of abandonment of renovation works; • Cj-weight of consequences j; • i-denotes an ordinal number of an element in a building, i = 1, 2, 3, ..., n; • j-denotes consequences, j = 1, 2, …, 7. The obtained results, which are indicators of the order in which renovation works should be performed for particular elements of all tested buildings, after being ranked from the highest to the lowest value, indicate the order in which all building components should be renovated.

Case study: a neo gothic palace
The palace and grange complex is located in the western part of the village. The entranceway leads from the south side onto a vast yard, around which outbuildings are located. The palace, situated with the facade facing the west, is located in the eastern part of the yard. Behind the palace, in the eastern and southern part, is a landscape park. The body of the building was created by various extensions added to the main body of the building.
The earliest mention of the village of Drwalewice (Driwalowitz 1295 r., Wallwitz 1791 r.) dates back to the 13 th century, as an emolument of the parish in Solniki [40][41]. From the middle of the 14 th century, the village belonged to the von Unruh family. The building of the renaissance residence -a fortified manor, is connected with Hans Wolf von Unruh. The village changed owners a number of times. Near the end of the EVIII century, the estate was bought by P.G. Strempel, who rebuilt the manor house. Since 1872, the owners of Drwalewice were the von Eichmann family, and, in 1875, another reconstruction of the building took place [40][41].
The palace, erected from stone and brick, is plastered, two-story with a finished attic and basement, and covered by a flat roof hidden behind crenellation. The majority of the basements are covered by a brick cross-barrel vault; the rooms in the south-west corner are made as a segmented ceramic vault on steel beams. Over the ground floor and first floor, there is a wood ceiling with sound boarding, with only a room on the ground floor, situated in the eastern central part or the building, being covered by a groin vault. In an upstairs room, located in the south part of the building, the moldings have been partially maintained. The ceiling covering the stairwell is decorated with a rosette. In the hall on the ground floor and first floor, there are arcades supported by four columns and eight half-columns covered by a wooden ceiling. The window openings are covered with dripstones -rectangular on the lower floor, and narrow, and ogee-arched on the upper one. A decorative element of the facade is a portal with a balcony, with supports in the shape of griffins. The balustrade is ceramic openwork, with an oak leaf motif. Above the balcony, a cartouche is laid in masonry. The current form of the palace was shaped as a result of three building phases. In the basements, the relicts of a renaissance manor have been maintained. From the reconstruction in 1791 are the rooms of the main body. The towers in the corners, terraces in side elevations and a balcony in the front elevation were added on in the 19th century. The building was originally founded on a square plan, in the second phase extended to a rectangle, and in the third -enriched with numerous extensions. Before the building was profoundly rebuilt into a Neo -Gothic palace, it had been subjected to earlier modernization in 1791. The function of the building changed -from defensive to residential. The reconstruction in the 19 th century was not limited to introducing new Neo Gothic décor; it also covered enriching the bodies of the building with numerous annexes. The main body of the palace was coped with an attic crenellation. The tri-axial center of the façade and remaining elevations was raised and surounded with pinnacles. The ogival main entrance was accented by a balcony placed above it, with a ceramic balustrade and griffins. The body of the building was decorated with annexes. On the north side, a tower was added on -four-sided in the lower part, with the upper transitioning into an octagon. A loggia was added on to the tower on the north side. The east (garden) elevation was enriched by a protrusion with a balcony, the south elevation -by two annexes lower than the body of the palace. The inside also received a new Neo Gothic decor. The hall was divided into a front part covered by a wooden ceiling as well as a two-bay vaulted cloister supported by square columns and pilasters with decorative caps located further in. In the tower, in the south part of the building, in the basement and on the ground floor, a colonnade running along the southern and western walls is found. The arcades are supported by slender iron columns with caps covered by stylized floral ornamentation. The doors are decorated by a motive of ogival recesses, a stylized rosette and crenellated lintels. The staircase leading to the upstairs is decorated by a forged balustrade.
The assessment of the technical condition of individual building components was prepared on the basis of carried out inspections, periodic uncovers and test measurements [42]. Numerous damp stains on the terrace, destroyed steps, missing areas of plaster.
Destroyed column caps.  Cracking is not present on the inside masonry walls. The walls do not require repairs and protection. Only on a wall in the room covered by a groin vault, on the wall from the direction of the hall, is a vertical structural crack visible.
Wooden elements in the studwork walls are heavily dampened, with the walls needing to be replaced by new ones. The majority of the basements are covered by a brick barrel vault (group 1 of brick). Two rooms in the south-west corner were made as ceramic segmental vaults on I 2000 steel beams, with 1.5 m spread. Over the ground floor and the first floor, there is a wooden ceiling with sound boarding. The ceiling beams measure 18 x 23 cm or 20 x 25 cm, with 80 -100 cm spread.
The room of the hall on the ground flood is covered by a decorative wooden ceiling made from profiled beams and coffers. The room of the ground floor, situated in the eastern, middle part, is covered by a vault made from brick on lime mortar (group 1 of brick). In the room in the northeastern part of the building, there is a ceiling on I 200 steel beams, on the underneath finished by fake beams (profiles from boards), creating a coffered ceiling. .
In a room upstairs, in the south part of the building, partially preserved moldings are found. The ceiling covering the stairwell is decorated with a rosette.
In the upstairs rooms, in the north-western part of the building, there is a ceiling made of prefabricated concrete ceiling slabs from I 200, with a spread of 1.2. m. In the room upstairs, in the northern part of the building, the floor slab deflection is approximately 15 cm. The floor requires additional support. Upstairs, the ceiling beams are significantly damp. The wooden construction of the ceilings requires general repairs, partial strengthening and the partial replacement of elements. Additionally, it is recommended that the wood be impregnated with insecticides and fungicides.
In the hall on the ground floor and upstairs, there are arcades supported by four columns and eight half columns covered by a wooden ceiling. In the tower in the south side of the building, in the basement and on the ground floor, a colonnade running along the south and west walls can be found. The arcades are supported by slim iron columns with column heads covered by stylized floral ornamentation.
Cracking is present in the arcades in the hall: a vertical crack running along the arch of the arcades on the ground floor and first floor (located on the south side), 5 mm wide, as well as horizontal cracks, 2 mm in width, between the central wall and the arcade covering. Arcades in the south tower are heavily damp due to the leaking terrace.
The construction of inside stairs in the northern part of the building is brick arched, supported by a steel beam, with wooden treads and risers. The cast-iron balustrade contains a floral motive. Stairs in the south side of the building -reinforced concrete, were built in the 80s of the 20th century. The outside stairs are concrete. The construction of the roof framework is of the rafter-purlin type from pine, comprising a few parts: central, pitched, with the roof ridge perpendicular to the front elevation, and two pitched side parts; the layout of the roof ridges is parallel to the front elevation as well as rafter frameworks over the towers. The roof is covered with roofing felt, with the end walls coped with an attic imitating a crenellation.
Technical condition of roof framework -varied. Bending and severe dampening of elements occurs locally. Thermal insulation is of 5-10 cm thick Styrofoam. The Styrofoam underwent oxidation. The roof covering of roofing felt on tar is in bad condition and the boards need to be replaced. The chimneys are in good condition.
The gutters, downpipes, and flashing are of galvanized steel. Missing parts of the gutters and downpipes allow rainwater to penetrate inside, leading to the destruction of outside platers and the dampening of the walls. . The original plasters were stripped. Currently, the walls are covered by a cement-lime mortar with a thickness of approximately 2 cm, laid in the 80s of the 20 th century.
A decorative element on the front elevation (west) is the balcony on supports in the shape of griffins with an openwork balustrade with an oak leaf motif. The structure of the balcony is a flat light masonry slab on steel beams. Architectural details are ceramic. An arms cartouche can be found over the balcony.
Window openings are closed with dripstones. At the level of the ceiling over the ground floor, the elevation is decorated with an inter-story cornice. The windows of the tower are enriched with a kinked profile that is adjacent to the higher part of the frame of the window opening.
In rooms at the level of the basements and ground floor, the walls are covered with a limecement and cement-lime mortar (applied in the 80s of the 20 th century), 1.5 cm in thickness. Original cement plaster and polychromes are present on the walls of the stairwell. In wet rooms, the walls are partially covered with ceramic tiles. Damp, numerous cracks and missing plaster all occur in the rooms of the basements.
The inside walls are not painted. On the walls of the stairwell and arcade columns in the central part of the building are the remains of Neo Gothic polychromes.
The building contains the remains of a water and sewage service system as well as a very inadequate heating system. The wiring system is damaged, with makeshift connections to the light sources posing a fire hazard.
The results of the carried out assessment of the technical conditions [42] indicates that there is a need for a complete renovation of the building.  Water supply and sewage pipes 100 Water supply and sanitation fittings 100 Gas pipes 100

Electrical installations 100
The wooden ceilings over the ground floor and first floor do not fulfill the specified ultimate limit states of load-bearing capacity, and the immediate renovation of the ceilings in a manner that allows for preserving as much of the historic substance as possible in an unchanged form is recommended.
Missing pieces of ceiling decorations of the decorative coffered ceiling in the entrance hall as well as in the north-east room on the ground floor ought to be completed and impregnation with wood preservative agents carried. Renovation of the moldings, polychromes and staircase balustrades inside the building is recommended. The moldings in the room in the south-east corner are in good condition -do not require repairs, whereas moldings over the room of the stairwell are in a bad state; ceiling beams and the ceiling need to be replaced. The moldings are prefabricated plaster elements (made according to an architectural template and installed on spot). They ought to be taken down, and put back up after having constructed a new ceiling. Photographic documentation should be carried out prior to commencing the works. The taken down wood paneling should be subjected to conservation works, filling in the missing elements, and put back up in its original place.
The bad technical condition of the roof structure indicates the necessity of immediate repairs of the framework. A new roof cover and thermal insulation of the roof ought to be carried out, replacing all flashing, gutters and downpipes. The foundation needs to be dried, equipping the building with drainage.
In the arcades in the halls, vertical and horizontal cracking occurs: a structural crack running vertically on the arcade parallel to the east wall as well as horizontal crack between the arcade covering and the southern wall. In an effort to establish the reason behind the existing cracks and scratches, non-destructive tests were carried out. The monitoring of the cracking allowed for assessing the stabilization of the cracks. Control strips were placed on the arcades. The observation of the strips did not reveal shirting. The cracks therefore originate from an earlier period and are currently not expanding -are stabilized.
From the analysis of the building structure, it was determined that the reason behind cracking is the shifting between the hall and the room covered by the vault. A change in the geometry of the wall is connected with excessive bending of the ceiling and over-loading of the pillars on the vault. The emerging cracks of the arcades do not threaten the safety of the structure.
Vertical structural cracks running through the third, fifth and seventh axis were observed on the west outside wall. Here too, control strips were placed to determine the dynamics of the cracking. Observation of the strips did not reveal shifting; the cracking therefore originates from an earlier period and is currently not expanding -is stabilized. The structural walls of the building do not reveal deformations and damage that could threaten the structural safety or the safety of use, disqualifying the building from further service functions.
Renovation of the inside and outside stairs ought to be carried out, and floors and flooring replaced with new ones with the exception of the flooring in the entrance hall; outside plasters need to be repaired, filling in the missing areas. There is a need to install heating, water and sewage, electrical and lighting protection systems.
The windows should be replaced with new ones, with their designs similar to the original ones. The doors (doors and doorframes) should be subjected to renovation and conservation. Missing doors ought be made according to designs reflecting those of the original doors.
The structure of the balcony slab over the main entrance ought to be reinforced and completed, with the preservation of details, and cleaned. Sandstone and ceramic elements present in the front elevation, i.e.: arms cartouche, balcony balustrade, stairs, porch column caps, griffins supporting the balcony slab and terrace balustrade in the southern elevation, should all be subjected to conservation and renovation. Details ought to be recreated based on the remaining elements. Insulation of the terraces needs to be carried out, the original balustrades restored and missing areas patched up, with the entirety of the balcony subjected to conservation. On the elevations, missing parts of the molding and outside plasters should be patched up.
In the analysis all elements of the palace building in Drwalewice were taken into account. The obtained results are presented in Table 3. In Table 3, the building components have been ranked in value of Mi factor from the highest to the lowest. The obtained order is an indicator of the urgency of renovation works. Based on the results obtained, it can be concluded that the value of technical wear and tear is not the same as the necessity of carrying out repair works.

Conclusions
The proposed method is a new approach to determining the urgency of renovation works. Always in planning methods, the effect of renovation works is taken into account, and in the MUBAR method, differently, the effect of failure to complete renovation works.
The palace in Drwalewice is not in use as of today. Besides the natural wear of materials and the destructive influence of atmospheric and biological factors, the bad technical condition is the result of the object not being in use. The lack of carried out repairs caused the progressing deterioration of the building to accelerate. Planned renovation works will stop this process. In the area of Middle Odra, there are over a hundred manors and palaces that remain. The majority of them, however, are not in use, with their technical conditions undergoing continuous deterioration. The presented palace in Drwalewice is among such. Adaptions to current service needs, as will be the case in the Drwalewice palace, will allow for these buildings to be saved from further destruction.