Designing for Maintainability in Smart and Green Buildings: Perspectives from Architects, Engineers, and Property Management Consultants

Chakrapan Pawangkarat

Member ASHRAE, Past-President ASHRAE Thailand Chapter

Head of Property and Asset Management, JLL Thailand

22 March 2025

Introduction

Smart and green buildings are designed to be energy-efficient and technologically advanced, but their long-term sustainability depends on how easily they can be maintained. Poor maintainability leads to higher operational costs, reduced efficiency, and premature system failures.

Architects, engineers, and property management consultants each play a critical role in ensuring that buildings remain functional, cost-effective, and sustainable throughout their lifecycle. This article explores maintainability from these three professional perspectives.

Architects' Perspective: Designing for Long-Term Efficiency and Functionality

Architects set the foundation for a building’s maintainability by making strategic design choices that impact accessibility, materials, and system integration.

1. Designing for Accessibility Without Compromising Aesthetics

Many buildings face maintenance challenges simply because critical systems are hard to access. Architects must strike a balance between concealment and accessibility.

• Mechanical, Electrical, and Plumbing (MEP) Integration – MEP systems should be placed in easily accessible areas without compromising aesthetics. Service corridors and vertical shafts should be incorporated seamlessly.

• Façade and Roof Maintenance Access – Green buildings often feature solar panels, green roofs, or complex façades. Architects should design safe, built-in access points for cleaning, repair, and replacement.

• Maintenance-Friendly Interior Design – HVAC vents, plumbing shutoffs, and electrical panels should be discreet yet reachable to avoid unnecessary disruption during maintenance.

2. Selecting Materials That Minimize Maintenance Needs

Material selection directly impacts how frequently repairs and replacements are needed.

• Self-Cleaning and Durable Materials – Glass coatings, anti-microbial surfaces, and weather-resistant cladding reduce the need for regular cleaning and repairs.

• Modular Façade Systems – Easily replaceable façade panels allow localized repairs without major renovations.

• Sustainable and Long-Lasting Finishes – Stone composites, engineered wood, and recycled metals provide durability with minimal upkeep.

3. Passive Design to Reduce Mechanical System Strain

Architects can minimize reliance on mechanical systems by designing buildings that naturally regulate temperature, ventilation, and lighting.

• Natural Ventilation and Smart Shading – Optimized airflow reduces HVAC load, and automated shading systems lower cooling demand.

• Thermal Mass and High-Performance Insulation – Improves indoor comfort while reducing energy consumption.

• Daylighting Strategies – Well-placed windows and reflective surfaces reduce dependence on artificial lighting, lowering maintenance for fixtures.

Engineers' Perspective: Designing Maintainable Systems for Smart and Green Buildings

Engineers ensure that smart and green buildings have efficient, maintainable, and reliable mechanical and electrical systems.

1. Smart Building Management and Predictive Maintenance

• IoT-Based Monitoring – Sensors detect faults before they become major issues.

• Automated Diagnostics – AI-driven analytics optimize performance and prevent breakdowns.

• Remote Monitoring and Control – Reduces the need for physical inspections and troubleshooting.

2. HVAC System Maintainability

• Modular HVAC Systems – Allows for easy servicing and upgrades.

• Ductless and Low-Maintenance Cooling Solutions – Reduces moving parts, lowering maintenance frequency.

• Accessible Air Handling Units (AHUs) – Proper placement ensures quick filter replacement and coil cleaning.

3. Renewable Energy and Water Management Systems

• Solar Panel Maintenance Access – Walkways and tilting mechanisms facilitate cleaning.

• Leak Detection and Smart Plumbing – Sensors prevent water waste and damage.

• Rainwater and Greywater Recycling – Designed with accessible filtration for easy servicing.

Property Management Consultants’ Perspective: Ensuring Long-Term Operational Efficiency

Property management consultants bridge the gap between design and real-world operations, ensuring that maintenance strategies are practical and cost-effective.

1. Lifecycle Cost Analysis for Maintainability

• Evaluating Material and System Longevity – Balancing initial investment with long-term savings.

• Energy Performance Monitoring – Recommending upgrades to improve efficiency.

• Service Life Planning – Predicting when key components will require replacement.

2. Maintenance Planning and Staff Training

• Preventive vs. Predictive Maintenance Strategies – Reducing unexpected failures.

• Vendor and Contractor Coordination – Ensuring proper maintenance schedules.

• Smart System Training for Facility Teams – Educating staff on automation and digital interfaces.

3. Regulatory Compliance and Sustainability Certifications

• Ongoing Green Certification Audits – Ensuring continued compliance with LEED, WELL, or BREEAM.

• ESG (Environmental, Social, and Governance) Data Reporting – Tracking building performance.

• Retrofitting Advice for Green Upgrades – Identifying cost-effective sustainability improvements.

4. Enhancing User Experience and Tenant Satisfaction

• Intuitive Smart Building Interfaces – Ensuring occupants can easily interact with systems.

• Feedback Loops for Continuous Improvement – Using tenant input to refine maintenance strategies.

• Balancing Efficiency with Comfort – Optimizing operational costs without compromising livability.

Collaboration Between Architects, Engineers, and Property Management Consultants

A maintainable building requires early-stage coordination between all stakeholders. BIM (Building Information Modeling) allows for:

• Virtual Maintenance Walkthroughs – Identifying potential access issues before construction.

• Lifecycle Maintenance Simulations – Assessing long-term operational challenges.

• Smart System Integration Planning – Ensuring seamless collaboration between automation and physical infrastructure.

Conclusion

A truly sustainable smart and green building is one that remains efficient not just at opening, but throughout its lifecycle.

• Architects ensure accessibility, durable materials, and passive design strategies to reduce maintenance needs.

• Engineers design smart, efficient, and serviceable systems that optimize building performance.

• Property management consultants bring real-world insights to ensure long-term cost-effectiveness and sustainability compliance.

By designing for maintainability from the start, the industry can create buildings that not only meet today’s sustainability goals but remain functional, efficient, and cost-effective for decades to come.

Acknowledgement:

"This article was generated with the assistance of ChatGPT, an AI language model by OpenAI, and subsequently reviewed and edited by the author."