CHAPTER III

MAINTAINANCE
WORKS

It covers the topics of such as the

maintenance concept and the
identification of the types of the
maintenance work of a building. Design By:
Mr. Wan Asrul Asmi Bin
Rules and regulation by local Wan Ishak
Civil Engineer Lecturer
authority on maintenance work.
COURSE LEARNING OUTCOME (CLO)
Upon the completion of this course, students should be able
to:

 Explain clearly the electrical and mechanical system in a

building (CLO1, C5).
 Synthesize knowledge in maintenance and demolition
works of a building (CLO2, C5).
 Adhere the safety procedures, rules and regulations by the
authority in building services (CLO3, A4).
3.2 Definition of Maintenance Works
 British Standard 8210 defined maintenance as the combination of
all technical and administrative action intended to retain an item in,
or restore it to, a state in which it can perform its required function.

 The previous version of British Standard (BS 3811: 1964), defined

maintenance as a combination of any actions carried out to retain
an item, or restore it to, an acceptable condition.

 According to Wordsworth (2001), the action is referred to the

initiation, organization, and implementation of series of works.
3.2 Concept of Maintenance Works
 It is highly desirable but hardly feasible to produce buildings that
are maintenance-free, although much can be done at the design stage to
reduce the amount of subsequent maintenance work.

 All elements of buildings deteriorate at a greater or lesser rate depending

on materials and methods of construction, environmental conditions and
the use of the building.

 Maintenance work is carried out to maintain all facilities in acceptable

condition. Acceptable means that the facility is ready for use after repair
work could include extending the life of the building such as cleaning.
3.3 The Purposes of Maintenance Works

1. A main purpose of maintenance: to preserve a building

in its initial state, as far as practicable, so that it
effectively serves its purpose.

2. The other purposes are:

 Retaining value of investment.

 Maintaining the building in a condition in which it

continues to fulfill its function.

 Presenting a good appearance.

3.4 TYPES of maintenance
 3.4 TYPES of maintenance (Continued)

1) Planned maintenance: The maintenance organized and carried out

forethought, control and the use of records to a predetermined plan.

2) Unplanned maintenance: The maintenance carried out to no

predetermined plan.

3) Preventive maintenance: The maintenance carried out at

predetermined interval or corresponding to prescribed criteria and
intended to reduce the probability of failure or the performance
degradation of an item.

4) Corrective maintenance: The maintenance carried out after a failure

has occurred and intended to restore an item to a state in which it can
perform its required function.
 3.4 TYPES of maintenance (Continued)

5) Emergency maintenance: The maintenance which it is

necessary to put in hand immediately to avoid serious
consequences.

6) Condition-based maintenance: The preventive

maintenance initiated as a result of knowledge of the
condition of an item from routine or continuous monitoring.

7) Scheduled maintenance: level of maintenance that requires

planning, allocation of significant amount of time, and high
degree of coordination between different departments, and is
typically initiated through a work order.
 3.4.1 Preventive Maintenance (pm)

1. British Standard 3811:1993 Glossary of terms defined preventive

maintenance as: equipment is repaired and serviced before failure
occurred.

2. It is good for those machines and facilities which their failure would
cause serious production losses.

3. Its aim is to maintain machines and facilities in such a condition that

breakdowns and emergency repairs are minimised.

4. Its activities include replacements, adjustments, major overhauls,

inspections and lubrications.

 3.4.1 Preventive Maintenance (pm)

5. The frequency of maintenance activities is predetermine by schedules.

6. PM is aim to eliminate unnecessary inspection and maintenance task.

7. The higher the failure consequences, the greater the level of PM that is
justified.

8. This ultimately implies a trade off between the cost of performing PM

and the cost to run the equipment to failure.

9. PM performed at regular intervals will usually results in reduce failure

rates.

10. As significant costs are involved in performing PM, especially in terms of

schedule downtime, good planning is VITAL.
 3.4.1 Preventive Maintenance (Continued)

11) Researchers subdivided preventive maintenance into different kinds according

to the nature of its activities:

a) Routine maintenance which includes those maintenance activities that are

repetitive and periodic in nature such as lubrication, cleaning, and small
adjustment.

b) Running maintenance which includes those maintenance activities that are

carried out while the machine or equipment is running and they represent those
activities that are performed before the actual preventive maintenance activities
take place.
 3.4.1 Preventive Maintenance (Continued)

c) Opportunity maintenance which is a set of maintenance activities that are

performed on a machine or a facility when an unplanned opportunity exists
during the period of performing planned maintenance activities to other
machines or facilities.

d) Window maintenance which is a set of activities that are carried out when a
machine or equipment is not required for a definite period of time.

e) Shutdown preventive maintenance which is a set of preventive maintenance

activities that are carried out when the production line is in total stoppage
situation.
 3.4.1 Preventive Maintenance (Continued)

12. 5 Advantages of Preventive Maintenance:

 Extends the useful lifecycle of assets decreasing the need for

capital replacements.

 Enhances the efficiency of equipment keeping them running

more efficiently and lowering power expenses.

 Enhances the performance of assets by increasing uptime.

 Enhances customer (internal or external) service because

maintenance teams have less unplanned maintenance and can
respond quicker to new problems.

 Contributes positively to the reputation of companies.

 3.4.2 CORRECTIVE Maintenance (Cm)

1) In the British Standard 3811:1993 Glossary of terms, corrective maintenance

is defined as: the maintenance carried out after when a system or
component failure has occurred.

2) This type of maintenance is subdivided into three types:

a) Remedial maintenance, which is a set of activities that are performed to

eliminate the source of failure without interrupting the continuity of the
production process.

b) Deferred maintenance, which is a set of corrective maintenance activities that

are not immediately initiated after the occurrence of a failure but are delayed
in such a way that will not affect the production process.

c) Shutdown corrective maintenance, which is a set of corrective maintenance

activities that are performed when the production line is in total stoppage
situation.
 3.4.2 CORRECTIVE Maintenance (Continued)
3) The task of maintenance team in this scenario is usually to effect
repairs as soon as possible.

4) The cost associated with CM include repair costs (replacement

components, labour and consumables), lost production and lost
sales.

5) To minimize the effects of lost production and speed up repairs,

actions such as increasing the size of maintenance teams, the use
of backup systems and implementation of emergency
procedures can be considered.

6) Unfortunately, such measures are relatively costly and/or only

effective in the short term.
 3.4.2 CORRECTIVE Maintenance (Continued)

7) The way to perform corrective maintenance activities is

by conducting four important steps:

• Fault detection.

• Fault isolation.

• Fault elimination.

• Verification of fault elimination.

8) In the fault elimination step several actions could be

taken such as adjusting, aligning, calibrating, reworking,
removing, replacing or renovation.
 3.4.3 Predictive Maintenance (pdm)

1. Predictive maintenance is a set of activities that detect changes in

the physical condition of equipment (signs of failure) in order to
carry out the appropriate maintenance work for maximising the
service life of equipment without increasing the risk of failure.

2. It is classified into two kinds according to the methods of detecting

the signs of failure:
• Condition-based predictive maintenance: depends on continuous or
periodic condition monitoring equipment to detect the signs of failure.

• Statistical-based predictive maintenance: depends on statistical data

from the meticulous recording of the stoppages of the in-plant items and
components in order to develop models for predicting failures.
 3.4.3 Predictive Maintenance (Continued)

3. The drawback of predictive maintenance is that it depends

heavily on information and the correct interpretation of the
information.

4. Some researchers classified predictive maintenance as a type

of preventive maintenance.

5. The main difference between preventive maintenance and

predictive maintenance is that predictive maintenance uses
monitoring the condition of machines or equipment to
determine the actual mean time to failure whereas preventive
maintenance depends on industrial average life statistics.
 3.4.3 Predictive Maintenance (Continued)

BENEFITS OF PREDICTIVE MAINTENANCE:

 Provides increased component operational life and availability
 Allows for preemptive corrective actions
 Results in decrease in equipment and/or process downtime
 Lowers costs for parts and labor
 Provides better product quality
 Improves worker and environmental safety
 Raises worker morale
 Increases energy savings
 Results in an estimated 8% to 12% cost savings over which might result
from a predictive maintenance program
3.4.4 Safety procedure while maintenance

 Recognizing the importance of safety at the design phase;

 Having collaborative management, involving all relevant persons;
 Putting in place a sound risk assessment and prevention process;
 Ensuring effective implementation of all prevention systems;
 Motivation of all the workers and all parties involved in the project;
 Ensuring effective information, training and communication; and
 Monitoring performance.
3.4.4 Safety procedure while maintenance

Hoardings
well-protected Existing
by nets. facilities well-
covered and
protected
Overhead
protection above
road & alleys
3.5 SAMPLE OF PREVENTIVE MAINTENANCE
THE END