BSR 257

INTRODUCTION TO BUILDING
LECTURE 1
MAINTENANCE
BY :
Sr DR MOHD FADZIL HJ MAT YASIN (RP)
Sr MOHD NURFAISAL BAHARUDDIN (LIC)
 LEARNING OUTCOMES

At the end of this lecture, you are expected:

• Able to define the definitions of building maintenance according
to international standard practice.
• Able to categorize various type of building maintenance and its
characteristic
• Understand the basic concept of building maintenance programme
in different types of buildings
THE DEFINITION

• British Standard 3811 - 1984

“ The combination of all technical and

associated administrative actions intended
to retain an item in, or restore it to, a
state in which it can perform its required
function”
 OVERVIEW
 
BUILDING SURVEYOR
(As agreed by BAM/LAM dan BEM/LJM July, 2007)

1. Building Control : Inspect, check, advise and prepare building control report (i.e.
Compliance to building laws/requirements) and propose for design, development
and building plans integrity for interested party/stakeholder
2. Maintenance and Conservation of Building : Inspect, report and prepare programs
for implementing planned maintenance, facilities management, building
conservation and restoration
3. Risk Management and Building Audit : Inspect and prepare report on the condition
and performance of building, post occupancy evaluation, building pathology works,
site condition inspection and safety and health, as well as building audit and risk
assessment

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 OVERVIEW
FULFILLMENT OF THE ROLES THROUGH MAJOR INPUTS

Us INPUT INPUT
ag ts
Po e&
n d efec
s t sp ck o
P.O oc
d ba ion
.E . c u p
ac
ea F e e s su g g es t
an ud (i) thod
cy
ev it
(i) n a n ce me
a ainte
Ris
k
lua
tio (ii) M
and mana n/ ilding laws
as s
ess
gem (ii) (iii) Compliance to bu
en t QUALITY OF CONSTRUCTIONa. In design
me (iii)
nt
AND BUILDING COMPLETIONb. In construction
ing
QUALITY c. In handover of build
Assessment of (iv) OF BUILDING USAGE AND POST d. In site works
service performance OCCUPANCY EVALUATION
building facilities (iv) Fulfillment /completion
of construction works

Corrective/responsive maintenance (i) QUALITY OF BUILDING QUALITY OF (i) Search of complete building record
ASSET MAINTENANCE & INSPECTION AND (ii) Building p
c he d u le /p re v entive (ii) FACILITIES MANAGEMENT BUILDING AUDIT athology me
S thod
(iii) ‘N
Maintenance AND DT’ m
M (ii i) (iv) ethod
ve/ Pd. C s
Predicti CONSERVATION OF (v) om
p
(iv) In f bui u
C M M S BUILDING ra- ldin ter a
(v) (vi red g in ided
o n ) spe i
sp e
cti )
(vi i) Co &u ctio n

(vi
l t

(v spe ed
i n g i Pa mp ra- n

i
st & in (v s

ii) c
vio

In troll on
t e a w g rtia lete le t

Co spec
n drreserved t & ildin

P l ti on
atio
UiTM:M.N Baharuddin (2016)|BSR330|©All rights l in a n me

In
d d

an
i n

n
p ur e e u ce sp d tho
Dila um ge b an

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e as n
ec ds

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M o n tio
M erita inte

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 OVERVIEW
SOME OF THE JUSTIFICATIONS
WHY THE SERVICE OF BUILDING SURVEYOR IS NEEDED
(WHAT-WHEN-WHY-HOW)
N0. WHAT TYPE OF WHEN THE SERVICE IS WHY THE SERVICE OF HOW A BUILDING
SERVICE NEEDED B.S IS NEEDED SURVEYOR CAN
(WHAT) (WHEN) (WHY) CONTRIBUTE
(examples of services needed) (HOW)
1, Building control & building Obtain building plans ●To overcome ●Inspect the needs of
completion inspection approval and certificate of problems of abandon building laws & protect
fitness for occupancy project, delay & non- public or stakeholder
(CFO) compliance to building interest.
laws
2. Building maintenance Building in the design ●To overcome building ●Provide advisory
management process, during dilapidation, defects, services, planned,
construction and after deterioration and not preventive & predictive
completion/occupation properly maintain. To maintenance as well as
promote/cultivate building asset audit and
maintenance culture maintenance training on
DIY techniques.
3. Building dilapidation and Purchase, rent, lease, sell, ●To determine actual ●Provide Added value/
condition survey take over, re-develop, physical value, cond of value for money’ & assist
construct new buildings & buildings/surrounding in cost planning for
conservation works and & plan for remedial client/ developer/
also asset maintenance works, costing and purchaser/ government.
maintenance programs Building asset
4. Post occupancy Building during occupancy ●To determine building assessment
evaluation period and still in use. performance, safety & ●Enforcement of COB,
health of building compliance to building
users & usage level laws & risk assessment,
building audit works
UiTM:M.N Baharuddin (2016)|BSR330|©All rights reserved
 DEFINITION OF BUILDING MAINTENANCE

Development of the maintenance definition has also been shifting from

solely technical responsibility into the importance of the balance of
both technical and management responsibility with time elapse.
 Maintenance is defined as work undertaken in order to restore
every facility, that is, in every part of site or building to an
acceptable standard (BSI, 1964);
 According to Seeley (1976), maintenance is defined as ‘work
undertaken in order to keep, restore or improve every part of a
building, its services and surrounds, to a currently acceptable
standard, and to sustain the utility and value of the building;
 Maintenance is defined as the combination of all technical and
administration actions, including supervision actions, intended to
retain an item in, or restore it to a state in which it can perform
a required function’ (BSI, 1991);
 Maintenance is defined as the effort in connection with different
technical and administration actions to keep a physical asset in,
or restore it to a condition where it can perform a required
function rights
UiTM:M.N Baharuddin (2016)|BSR330|©All (BSI, 1993).
reserved
 CLASSIFICATION OF BUILDING MAINTENANCE

Condition-based Maintenance
is maintenance when need arises
Corrective maintenance
is required when an item has failed or worn out
Planned maintenance
is a scheduled service visit carried out by a competent agent

Predictive maintenance
prediction when maintenance should be performed
Preventive maintenance
performed specifically to prevent faults from occurring
Proactive maintenance
is a maintenance strategy for stabilizing the reliability of
equipment
Reliability centered maintenance
is a process to ensure that assets continue to do what their users require
Value driven maintenance
is(2016)|BSR330|©All
UiTM:M.N Baharuddin a maintenance management methodology
rights reserved
 OBJECTIVES OF BUILDING MAINTENANCE

 To extend the useful life of the buildings and prevent premature capital
outlay for replacement
 To satisfy Lender / Insurer requirement, to provide a safe, secure and
efficient working & living environment and to avoid deterioration of physical
assets
 To maximize the aesthetic and economic values of a building as well as
increase the health and safety of the occupants

UiTM:M.N Baharuddin (2016)|BSR330|©All rights reserved

 BENEFIT OF BUILDING MAINTENANCE

The benefits can be short term or long term and can be reflected in the areas of
physical, financial or human resources.

A) Maintenance will preserve the physical characteristics of a building and its

services.
 fewer breakdowns and lower future maintenance costs,
 higher productivity,
 less wastage of materials and improve organization sales revenue.

B) The improved condition of the

building gives positive effect to
the users resulting in lower
staff turnover, better customer
relation and public image.

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THE IMPORTANT OF MAINTENANCE

• Retaining Value of Investment

• Maintaining the building in a condition
in which it continues to fulfill its
function
• Presenting a good appearance
-Ivor H.Seeley
Significant of Building Maintenance

Big business

Legal

Technical

Culture / pride

Quality life
Performance vs Time

Building Performance

Renovation /Refurbishment
Pre-set performance

Maintenance

Time (Years)
Understanding building life cycle
TYPE OF MAINTENANCE

BUILDING
MAINTENANCE

PLANNEND UN PLANNEND
MAINTENANCE MAINTENANCE

EMERGENCY/AD-
PREVENTIVE CORRECTIVE
HOC

CONDITION
SCHEDULED
BASED REPAIR REPLACE
MAINTENANCE
MAINTENANCE
TYPE OF MAINTENANCE

PLANNED MAINTENANCE • The maintenance organised and carried out with forethought, control and the use of records to a predetermined plan.

UNPLANNED MAINTENANCE • The maintenance carried out to no predetermined plan.

• The maintenance carried out at predetermined intervals or corresponding to prescribed criteria and intended to reduce
PREVENTIVE MAINTENANCE the probability of failure or the performance.

• The maintenance carried out after a failure has occurred and intended to restore an item to a state in which it can
CORRECTIVE MAINTENANCE perform its required function.

• The maintenance which it is necessary to put in hand immediately to avoid serious consequences. This is sometimes
EMERGENCY MAINTENANCE referred to as day-to-day maintenance, resulting from such incidents as gas leaks and gale damage.

• The preventive maintenance initiated as a result of knowledge of the condition of an item from routine or continuous
CONDITION BASED MAINTENANCE monitoring.

SCHEDULED MAINTENANCE • The preventive maintenance carried out to a predetermined interval of time, number of operations, mileage etc
SCOPE OF MAINTENANCE

• REPAIR
• Based on the report by end-user
• Nor functioning well/ not functioning at all
• Faulty found during inspection / scheduled servicing
• Severity of defect assessed by competent person or facility
manager/maintenance manager.
• Repairing work could be done in-situ or off site
• Could be done immediately for urgent works by in-house team or out-source
SCOPE OF MAINTENANCE

• REPLACE
• Parts or components
• Either based on schedule, condition based or emergency/ad-hoc based
• Replace defective component or replace the whole set of system
• Incurred higher cost
• Some mechanical items has manufacturer warranty and replacement of parts
need to be done by their appointed agent
SCOPE OF MAINTENANCE

• SERVICING
• Partial or complete overhauls
• Cleaning, lubricating, calibrate, tuning and adjusting
• Scheduled planned preventive maintenance
UNDERSTAND THE BUILDING COMPONENT

• CONSTRUCTION
• Methods of construction
• Technology used (machine and special tools)
• Skills required (some works required specialist and special skills)
UNDERSTAND THE BUILDING COMPONENT

• MATERIALS AND FINISHING

UNDERSTAND THE BUILDING COMPONENT

• NATURE OF USE