BUILDING MAINTENANCE

AND
MANAGEMENT I
AP225 : BACHELOR OF ESTATE MANAGEMENT (HONS)
Fakulti Senibina, Perancangan & Ukur,
Kompleks Tahir Majid
UNIVERSITI TEKNOLOGI MARA
DR. Noraliza Basrah
Nurzafira Zainul Abidin
 LESSON 1

CONCEPTS

■Introduction

■Definitions

■Concepts of building maintenance

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 THE IMPORTANCE OF BUILDING
MAINTENANCE & MANAGEMENT

• VALUABLE ASSET INVOLVING GREAT

AMOUNT OF MONETARY VALUE
• PREMISES FOR SHELTER,
WORKPLACE, PLACES OF WORSHIP,
ASSEMBLY PLACES, LEISURE &
OTHER USES
• NATIONAL HERITAGE – PRESERVED
FOR NEXT GENERATIONS
• NATIONAL LANDMARK –
PORTRAYING NATIONAL
DEVELOPMENT
• CONSTRUCTION INDUSTRY
REPRESENTS A HEAPING PORTION
OF GROSS NATIONAL PRODUCT
(GNP)

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 •Modern building technology
•Building services and facilities
MAINTENANCE TECHNICAL
KNOWLEDGE

MANAGEMENT
REQUIRED SKILLS
• Knowledge of the law as it affects
people, property and contracts,
LAW AND • Knowledge on building by laws and
REGULATIONS related regulations
A combination of a variety
of technical knowledge
and site experience is •Organization culture and
necessary to identify and
BUSINESS AND
ORGANIZATION
business management
satisfy maintenance
needs.
•User needs and
PEOPLE SKILLS
requirements

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 FOUR (4) MAIN CATEGORIES OF PEOPLE
CONCERNED WITH BUILDINGS:

•maintenance as
desirable/undesirable
•complicated or
overhead and low flexible design
/high priority
•concern with the
budget OWNERS DESIGNERS

USERS
BUILDERS
•changing •quality of
needs and workmanship
requirements

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 Owners, Designers,
Builders & Users

■ These people are interconnected

with the concerns of the
buildings’ characteristics from the
moment of the buildings’
conception and throughout its
lifespan.

■ Their decisions determine for the

GOOD or ILL of the buildings’
physical characteristics, the
building lifespan and aesthetic
qualities.

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DEFINITIONS
 MAINTENANCE
Dictionary “the act of keeping
definition something in good
condition by checking
or repairing it
regularly”.
The Oxford Advanced
Learner’s Dictionary
(7th Edition, 2005)

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 MAINTENANCE
“the combination of all
technical and associated
British actions carried out to
Standards retain an item in, or
definition restore it to an acceptable
condition in which it can
perform its required
function”.

BS 3811:1984
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 BUILDING
MAINTENANCE
“work other than daily
British and routine cleaning
Standards necessary to maintain
definition the performance of the
building fabric and its
services”.

BS 8210:1986

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 BUILDING MAINTENANCE
“work undertaken in
order to keep, restore or
The Committee of improve every part of a
Building building, its services and
Maintenance surrounds, to a currently
accepted standards, and
to sustain the utility and
the value of the building”
(Seeley, 1976)

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 The Chartered Institute of Building
supports the following definition:

Building Maintenance
“work undertaken to keep, restore
or improve every facility which
includes every part of a building, its
services and surrounds to an
agreed standard, determined by
the balance between needs and
available resources”.

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 British Standard Glossary of Terms
(3811:1993)
■ BUILDING MAINTENANCE is the combination of all technical
and administrative actions, including supervision actions,
intended to retain a building in, or restore it to, a state in
which it can perform a required function.
■ Work undertaken in order to keep or restore every facility,
every part of a site, building and contents to an acceptable
standard (no less than the statutory requirements set)
■ The routine recurring work required to keep a facility in such
condition that it may be continuously used at its original or
designed capacity and efficiency for its intended purpose
■ Any activity such as tests, measurements, replacements,
adjustments and repairs intended to retain a functional unit
in a specified state in which the unit can perform its
required functions.
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 • minor repairs upon demand suchlike
jobbing / electrical and plumbing
FOUR PRINCIPAL responsive
repairs
• day to day, routine, reactive management
• emergency call outs caused by

TYPES OF WORK breakdowns

• preventive maintenance undertaken at

regular intervals
cyclical • applicable to items like heaters, fire
maintenance alarms, lifts, security installations,
■ Within this overall definition, external paintwork, etc
BUILDING MAINTENANCE can be
sub-divided into a number of
different types of work, each of planned • more extensive repairs or renewals,
which may be used by a building maintenance / programme of works to restore major
programmed elements or components of a building to
owner to fulfill a particular an acceptable condition.
repairs
purpose during the life of a
building and for which specialized
systems and practices may be refurbishment • refurbishment or improvements in order
identified. / to maintain a standard appropriate for
improvement building's intended use and maximise its
asset value.
works

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CONCEPTS
 CONCEPT 1:

CONCEPT “CINDERELLA CONCEPT 3:

2: ” activity of the
construction
industry Cradle to
Maintenance Grave Building
Free Care

CONCEPTS OF
BUILDING
MAINTENANCE

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 CONCEPT 1
“CINDERELLA” activity of the
construction industry
 CONCEPT 1: Maintenance
work is absolutely vital for
everyone in all walks of life, yet
it remains the “Cinderella”
activity of the construction
industry, often thought as
unattractive and the first to be
omitted or being cut off from
organization's budget during
financial crisis.

CONCEPT 2:
CONCEPT 3:
MAINTENANCE
FREE. CRADLE TO
GRAVE
CONCEPT OF BUILDING CARE
BUILDING
MAINTENANCE

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 CONCEPT 1:
WHY CINDERELLA?
Maintenance of property and estates
■ unattractive.
■ performed on an ad hoc basis as
the need arises.
■ seen as a function entirely
separate from design and
construction.
■ Seeley (1976) described building
maintenance as regarded by many
being a CINDERELLA activity with
little glamour, unlikely to attract
very much attention and frequently
regarded as unproductive.
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Maintenance budgets are very vulnerable
to changes in the economic climate:-
■ Often singled out for reductions
DURING RECESSION.
■ GOOD TIMES = a general reluctance to
spend sufficient funds for maintenance
works.
■ In EXTREME CASES, inadequate sums
are spent for maintenance, causing the
value of the facility being converted
into a liability.
■ Thus, the maintenance policy has often
failed to keep buildings to their
optimum function, usage and lifetime.
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CONCEPT 2
Maintenance FREE?
 CONCEPT 2:
Maintenance is
prevention of FAILURE
with its main concept of
producing a building that
is MAINTENANCE
FREE. However, no CONCEPT 1:
building is immune from CINDERELLA
ACTIVITY
the ravages of time and
weather and to preserve
it, maintenance is CONCEPT
essential. 3:
CRADLE
CONCEPT OF TO GRAVE
BUILDING
MAINTENANCE BUILDING
CARE

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 CONCEPT 2:
MAINTENANCE FREE?

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CONCEPT 3
CRADLE TO GRAVE?
 CONCEPT 3: Maintenance
is NOT just about after
care.
Rather, it is about effective
initial design to produce
intelligent buildings, using
CONCEPT 1: sustainable techniques,
CINDERELLA and incorporating modern
ACTIVITY
value management. It
requires a new paradigm
shift in understanding and
CONCEPT 2: practice of maintenance
MAINTENANCE
FREE.
management.

CONCEPT OF
BUILDING
MAINTENANCE

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 CONCEPT 3:
SUSTAINABILITY?
NEW PARADIGM NEW CHALLENGE
BUILDING CARE CONCEPT: ■ A new approach is to carry out
■ It is a pursuit of the enduring systematic and planned
supply of the best MAINTENANCE only when
environmental conditions in necessary to ensure the
which to support the corporate continued, safe and profitable
objectives of the organization use of the building at
(Brian Wood, 2003). acceptable levels of satisfaction
or when there is the possibility
■ The new paradigm is looking of extending the useful life of
beyond the intelligent buildings the elements of the building.
and towards building
sustainability. ■ Finding the appropriate
maintenance strategy is the
NEW challenge facing
maintenance management.

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 LEFT BUILDINGS:
long Life; low Energy;
Flexible, low Technology RIGHT BUILDINGS:
Reuseability; Intelligence;
Greenness; High Technology

Building Futures:
LEFT or RIGHT
a new look at the maintenance agenda
https://www.youtube.com/watch?v=ez3KMZ9cp30
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 THE FUTURE CONCEPT

■ The new paradigm in building maintenance should focus into

THE FUTURE CONCEPT: BUILDING CARE which encompasses
the management and maintenance of premises with the
“Cradle to Grave” mentality.
■ One should bear in mind that the premises-related costs
typically represent 15% of the costs of running a business. It is
the second largest after salary and wages.
■ Additionally, it forms the largest area of readily reducible costs
to seriously impact on the bottom line.
■ Previous paradigms of planned preventive have been
challenged by the changed technology, commercial and
environmental imperatives.
■ Alternative approaches and innovations to achieving building
care that may be more appropriate for survival in the future
needs to be conceptualized.
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