DEPARTMENT OF CIVIL ENGINERRING

BACHELOR OF TECHNOLOGY IN FACILITY MANAGEMENT

WITH HONOURS

BCF 7254 OPERATION AND MAINTENANCE

WORK BASED LEARNING TECHNICAL REPORT

No Student Name Matrix Number

1. NUR SHAKIRAH FARHANA BINTI ZAKARIA 08BFM19F3016

2. NIVASINI A/P PERIASAMY 08BFM19F3033

Lecturer’s Name : Puan Sr.Ts.Nik Zety Akthar Abdul Aziz

CONTENTS
1.0 COMPANY BACKGROUND................................................................................................1

1.1 BMES SERVICES SDN BHD...................................................................................................1

1.2 COMPANY QUALITY POLICY.............................................................................................1

1.3 ORGANIZATION CHART......................................................................................................2

1.4 SCOPE OF WORK BMES SERVICES SDN BHD................................................................2

2.0 PURPOSE OF TECHNICAL REPORT................................................................................3

3.0 PROBLEM/ ISSUES...............................................................................................................3

4.0 RECOMMEND THE MAINTENANCE TYPES AND APPROACHES...........................4

5.0 RECOMMEND THE MAINTENANCE ACTIVITIES.............................................................5

6.0 RECOMMEND SHORT TERM AND LONG TERM SCHEDULE OF..................................5

MAINTENANCE PROBLEM............................................................................................................5

7.0 RECOMMEND THE MAINTENANCE BUDGET....................................................................6

(SHORT TERM AND LONG TERM)...............................................................................................6

8.0 PRESCRIBE MAINTENANCE WORKS...................................................................................7

8.1 PROCEDURE AND TECHNIQUE.........................................................................................8

8.2 METHOD...................................................................................................................................9

8.2 SCHEDULE OF MAINTENANCE........................................................................................10

8.3 MAINTENANCE COST.........................................................................................................11

9.0 CONCLUSION............................................................................................................................12

10. REFERENCES............................................................................................................................12
1.0 COMPANY BACKGROUND

1.1 BMES SERVICES SDN BHD

BMES Services SDN BHD have development path over the years reflects the core values
which is to offer efficient and innovative services to our clients and their customers alike,
within a conducive, productive, and stimulating work environment. Being a closely held
private concern has enabled us to navigate through market challenges and business
uncertainties with a high degree of flexibility and adaption to current economic environment.
Never taking no for an answer and always focusing on our client’s needs and demands have
served to make BMES a trusted reference in our field of expertise.

Our main goal is to continue to strive hard and innovate to provide unparalleled quality of
services to our clients. We will achieve our objectives by relationship improvement and
continuous client’s engagement, our staffs and business associates in meeting the
deliverables.

1.2 COMPANY QUALITY POLICY

BMES is committed to become a premier Facility Management Company in Malaysia by

embracing the following policies:

1. Governed by the ISO 9001 Quality Management System

2. Standard of service meeting clients’ expectations
3. Ensuring good and consistent returns to stakeholders
4. Compliance to the relevant statutory requirements and standards
5. Inculcating the culture of continuous improvements based on transparency,
accountability and establishing measurable objectives

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1.3 ORGANIZATION CHART

1.4 SCOPE OF WORK BMES SERVICES SDN BHD

BMES provides planned preventive maintenance and reactive response, in addition to

planning and coordination of repair and refurbishment schemes. This is to assist potential
clients in preparing the financial requirement and means to tackle the problems. 

BMES also undertakes the regular examination of fire doors, fire partitions and escape routes
as well as arranging necessary tasks to ensure compliance with relevant statutory bodies’
rules and regulations.  

List of services offered in this category are:

 Civil and Structure Works

 Plumbing, Piping and Sanitary Works
 Carpentry and Ironmongery Works
 Drainage, Sewage and Water Related Works

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2.0 PURPOSE OF TECHNICAL REPORT
The main purpose of an Engineering technical report is to present a solution to a problem to
prompt action. Technical reports provide a record of your developing expertise and are a
legal record of your work and decision making.

3.0 PROBLEM/ ISSUES

The problems that happen to cooling tower in Kompleks Alam Bina dan Seni Reka UiTM
Puncak Alam is there a algae that grows inside of cooling tower. Algae needs three things to
grow: moisture, sunlight, and nutrients. Cooling towers are open to the outside air, so they
often allow outside microbes (nutrients for algae) and sunlight into the water. As a result,
algae can quickly grow out of control if left unchecked. Algae growth spells trouble for
cooling towers because it leads to Legionella growth. Legionella is the bacteria that causes
Legionnaire’s disease, a dangerous and potentially fatal illness. But that’s not the only reason
you should be focused on algae prevention. Algae growth can also hurt your cooling system’s
efficiency, block screens and distribution decks, interfere with water flow, and drive up your
cooling costs.

Figure 1 : Shows The Growth Of Algae In Cooling Tower.

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4.0 RECOMMEND THE MAINTENANCE TYPES AND APPROACHES

Maintenance is carried out following detection of an anomaly and aimed at restoring normal
operating conditions. This approach is based on the firm belief that the costs sustained for
downtime and repair in case of fault are lower than the investment required for a maintenance
program. This strategy may be cost-effective to this problem.There are several maintenance
types that approach to overcome the issues.

a) Maintenance Types : Corrective maintenance

Is the category of maintenance tasks that are performed to rectify and repair faulty
systems and equipment. The purpose of corrective maintenance is to restore systems
that have broken down. Corrective maintenance can be synonymous
with breakdown or reactive maintenance. To maximize the benefits of corrective
maintenance, companies need to provide training and education to maintenance
technicians and supervisors about what types of things to look for while they are
providing preventive or emergency maintenance services.

Maintenance Approach : This types of maintenance is unplan .Where Clean/service

the cooling tower 1 and cooling tower 2 after the growth of algae also known as
Legionella growth. This might be costing and leads to happen service intruptions..

b) Maintenance Types : Planned preventive Maintenance (PPM)

Extend asset lifetime. Predictive maintenance, also known as condition-based
maintenance, is a proactive maintenance strategy that monitors the condition and
performance of an asset in real time to predict when an asset needs maintenance
before it breaks down. Reduce service interruptions. Since corrective maintenance
work orders are scheduled and prioritized in a computerized facility management
system (CFMS), they can help maintenance teams resolve problems before delays in
production or service interruptions occur

Maintenance Approach : This types of maintenance carry out in the approach

planned earlier based on computerized facility management system (CFMS) so

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 technician clean/service the cooling town based on the planner which handle by
executive.

5.0 RECOMMEND THE MAINTENANCE ACTIVITIES

Recommended to carry out minor clean/service cooling tower by mechanical department

technician to check the physical condition of cooling tower 1 and cooling tower 2
approximately. If there is a growth of the algae, the civil technician will take picture presence
of the algae and pass it to the executive/ helpdesk to generate work order and the technician
carry out the service cooling tower

Secondly, recommended to carry out major clening/servicing cooling tower. This major
maintenance activity handle by mechanical technicians at UiTM Punck Alam .This activity to
carry out to do deep clean/service of cooling tower.its recommend to clean/ service colling
tower on weekend this because it’s wont disturb comfortability of users such as lectures,
student and office staffs schedules.

This maintenance activity carry out to ensure deliver quality services to BMES maintenance
services client which is UiTM Puncak Alam, Kampus Alam Bina. Moreover able to provide
comfortable environment in terms cooling of air conditioning. to user of Faculties, library
and auditorium hall. is well cared for and to check if there are any repair, maintenance or
health and safety issues. The first routine inspection can be carried out at any time.

6.0 RECOMMEND SHORT TERM AND LONG TERM SCHEDULE OF

MAINTENANCE PROBLEM

Short term and long-term schedule of maintenance can be defined based on the priority of an
machine/equipment function. It is also a weekly and preventive maintenance including
inspection and cleaning/ service consisting which will benefits to the equipment its self and
also benefit to organisation key performance indicator (KPI) achievement. Recommendation
for a short-term and long term schedule are :-

(i) Short term maintenance--weekly once clean/ service cooling tower by mechanical
technician using the existing equipment, tools based on usage.

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 (ii) Long term maintenance- recommended to do once a month by mechanical
technician of BMES maintenance sdn.bhd. There is also once a year maintenance
long-term schedule maintenance which done by outsourcing competent
contractor.

7.0 RECOMMEND THE MAINTENANCE BUDGET

(SHORT TERM AND LONG TERM)

(i) Short Term Budget

No Category/ Items Description Budgeting

1. Labour Cost 2 Person x RM 100.00 RM 200.00

2. Raw Material 1Kg X RM 250.OO RM 250.00
- Chlorine Tablet

3.
Utilities RM 10.00 RM 10
- Electric RM 20.00 RM 20
- Water
RM 480.00

(ii) Long Term Budget

No Category/ Items Description Budgeting

1. Site Visit Costing Contractors site visit RM 2000.00

(By contractor) to Colling tower

2. Transportation - RM 800.00

3. Other charges - RM 400.00

Rm 3200.00

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8.0 PRESCRIBE MAINTENANCE WORKS

Maintenance work is very important to maintain providing quality services. BMES

Maintenance Service implementing those management system to complete all the planned
preventive maintenance, Predictive Maintenance.

Figure 2: Show the maintenance work flow chart

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8.1 PROCEDURE AND TECHNIQUE

Step 1 : Get the printed work order From the help desk assistant

Step 2 : Prepare all the required equipment.

Water Jet

Step 3 : Maintenance work by technician.

Step 4 : Submit the Work order to helpdesk to key in system

Step 5: Work Order close in system.

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8.2 METHOD

Step 1 : Main switch are off to make sure no content in tank

Step 2 : Clean outer part of cooling tower

Step 3 : Clean inner part of cooling tower

Step 4 : Measles chlorine tablet 100mg (approx 5 tablets) for each space

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Step 5 : Turn on valve cooling tower

8.2 SCHEDULE OF MAINTENANCE

Carry Out Maintenance work once in a week in weekly as a minor service. Carry out by
mechanical technician.

Figure 3 : Shows the schedule for service cooling tower once in a week.

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8.3 MAINTENANCE COST

No Category/ Items Description Budgeting

1. Labour Cost 3 Person x RM RM 300.00

100.00
2. Raw Material RM 100.00
RM 2.00 X 50
- Chlorine Tablet
tablets

RM 400.00

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9.0 CONCLUSION

There is no single solution for preventing algae in a cooling tower. Chances are, you’ll need
a multi-faceted approach that focuses on being proactive in preventing algae, not just treating
it once it’s there. That’s because even a small number of algae can quickly grow out of
control, setting you up for the health dangers and efficiency problems we mentioned above.

Chemical treatments for cooling towers are necessary to prevent bacteria growth and costly
repairs to your cooling system. But that doesn’t mean you need the most expensive treatment
out there. More money doesn’t always mean better algae control. In fact, you could end up
spending money on chemicals you don’t even need. On the flipside, you don’t necessarily
want to choose the very cheapest option either, especially if it’s not suitable for your cooling
towers and type of water.

The best way to lower your chemical costs is to know the exact type of chemicals you need,
when to use them, and how much to use. When you have this knowledge, you can be sure
that you’re not only saving money by avoiding costs for unneeded chemicals, but that you’re
using chemicals that will be the most effective and safe.

10. REFERENCES

 https://hohwatertechnology.com/blog/preventing-algae-cooling-water-
systems/#:~:text=Why%20does%20algae%20grow%20in,of%20control
%20if%20left%20unchecked.
 https://bmes.com.my/v1/about/
 Quality Manual BMES maintenance Sdn.Bhd

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