MAINTENANCE WORKS

DCC6242 – BUILDING SERVICES

BY: MAZLINA BINTI ABDUL GHANI
Definition
British Standard Glossary of terms (3811:1993) defined maintenance as:

• the combination of all technical and administrative actions, including

supervision actions, intended to retain an item in, or restore it to, a state in
which it can perform a required function.

maintenance is a set of organised activities that are carried out in order to keep an item in its
best operational condition with minimum cost acquired.
OBJECTIVES
retaining value of investment
maintaining the building in a condition in which it continues to fulfill its function, and
presenting a good appearance.

• Buildings not maintained will cease to fulfil their intended functions

• Regular maintenance, attending to defects while they are still minor, is
the most cost-effective strategy for providing well functioning buildings
and will reduce operating costs.
• Buildings not maintained have a limited life span
• A poorly maintained building is usually a poor working environment
likely to reduce the staffs job motivation.
Building Maintenance
Building systems that will be included in the maintenance program include:

1. Structural systems
2. Roofing systems
3. Exterior envelope including windows, caulking, stucco, paint
4. Air conditioning, heating, and ventilation systems
5. Elevators and escalators
6. Electrical switchgear, lighting, power distribution, emergency generators
7. Plumbing systems
8. Fire sprinkler systems and pumps
9. General housekeeping and janitorial
10. Pavements and grounds
11. Utilities
12. Swimming pools and other amenities
Causes of Deterioration
Buildings deteriorate from the moment they are constructed because of exposure to a variety
of natural forces and wear and tear by the users.

Solar radiation and wind, particularly in a tropical climate, rapidly break down paint, bitumen
and plastic components and cause unprotected timber to dry out and crack.
Causes of Deterioration……cont.
Water from leaks and floods is a major cause of deterioration and rapid wear and tear. Many
items can be badly damaged immediately on contact with water, such as soft-boards, polished
wooden surfaces, electrical apparatus. Other components absorb water and form ideal breeding
grounds for micro-organisms - mould and rot - which will damage the host as they thrive. Some
materials, such as low-quality concrete and mortar, get soft on contact with water and
deteriorate rapidly.
Causes of Deterioration…cont
Insects such as termites and wood-borers feed on dead plant material and can cause severe
damage to items such as wooden structures, doors, ceiling boards and furniture. In some areas
pests such as rats and bats cause damage.

Normal activities such as foot traffic, opening and closing of doors and windows, use of electric
and sanitary installations will gradually wear out surfaces, locks, switches, water-taps, flushing
mechanisms, etc.

Excessive scrubbing, use of large quantities of water or inappropriate abrasives or solvents can
cause serious deterioration in a short time. Still, if carried out regularly and systematically with
appropriate methods, basic cleaning of the building and its surroundings will substantially
reduce wear and tear, and at a very low cost.
Causes of Deterioration……cont.
Improper use or direct vandalism by staff or the public may cause instant destruction of just
about any part of a building, but windows, locks and technical installations are particularly
vulnerable.
Types of maintenance (British Standard
3811)
Maintenance

Planned Unplanned

Corrective
Corrective (including
Preventive (including emergency)
emergency)
Condition
Scheduled
based
 Planned Maintenance The maintenance organized and carried out with forethought,
control and the use of records to a predetermined plan
Types of maintenance Unplanned The maintenance carried out to no predetermined plan
Maintenance
Preventive The maintenance carried at predetermined intervals or
Maintenance corresponding to prescribed criteria and intended to reduce the
probability of failure or the performance degradation of an item
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
Emergency The maintenance which it is necessary to put in hand immediately to
Maintenance avoid serious consequences.” This is sometimes referred to as day-to-
day maintenance, resulting from such incidents as gas leaks and gale
damage.
Condition-based The preventive maintenance initiated as a result of knowledge of the
Maintenance condition of an item from routine or continuous monitoring
Scheduled Maintenance The preventive maintenance carried out to a predetermined interval
of time, number of operations, mileage, etc.
 EXAMPLES
Types of maintenance Planned Maintenance membuat perancangan dahulu..cth: servis air cond, eskalator
Unplanned Tidak dirancang, tiada plan, cth: jalan berlubang
Maintenance
Preventive Mengikut masa/berkala
Maintenance Cth: alat pemadam api, air cond..
Corrective Maintenance Terus betulkan dlm waktu terdekat
Cth:dinding retak
Emergency Perlu perbaiki serta merta
Maintenance Cth: kebocoran gas memasak
Condition-based Pemantauan/through monitoring
Maintenance Cth: lampu rosak/tombol pintu
Scheduled Maintenance Rancang ikut jadual yg ditetapkan
Potong rumput stp bulan
Maintenance at the classroom
• Repaint the wall
• Make sure all the facilities are in good condition( a/c,
fan, lamp,projector,chair,desk)
• Proper installation of wiring
• Switch cement floor to marble mosaic for better
esthautic value
• Install safety aids such as water sprinkle
Items Type of maintenance

Lamps Corrective
Condition based
scheduled
Air cond Scheduled-servis
corrective
projector Condition based
Scheduled
Paint Scheduled

Ceiling Corrective
Components of building maintenance
Major repair or restoration:
Such as re-roofing or rebuilding defective walls and often incorporating an element of
improvement.

Periodic maintenance:
A typical example being annual contracts for decorations and the like. Example cleaning air
conditioning window unit service.

Routine or day-to-day maintenance:

This is largely of the preventive type, such as checking rainwater gutters and servicing
mechanical and electrical installations
How to Schedule Building Maintenance
Proper building maintenance is imperative to keeping a
business or apartment building suitable for occupation and
keeping it a sound investment. A comprehensive building
maintenance schedule to address any repair issues as well
as preventative maintenance will ensure your tenants will
stay as happy as your profit margins are high.
How to Schedule Building Maintenance
(CON’T)
1-Inspect the building
• You should have a professional
building inspector visit and do
a complete assessment of the
building from interior and
exterior to plumbing and
heating.
• He will give you a detailed list
of the areas that need
improvement as well as give
you an idea of which projects
should be prioritized.
• In some cases, he may be able
to estimate repair costs.
2- List your repairs
• Write each area of the building
along the top of a piece of paper,
such as plumbing, interior,
exterior, electrical and appliances,
then write down each repair
under its appropriate category.
• This gives you an idea of which
areas need the most
improvement.
• You may be surprised at the sheer
number of the items on the list,
but remember that they do not all
have to be done at once..

3- Prioritize the projects
• Any projects that may affect
the health and well-being of
your tenants should be done
immediately so as not to
endanger your tenants or
expose you to litigation.
• Outdated wiring and
appliances should be made a
priority after that, and any
cosmetic changes can be done
at your leisure.
4- Make a list of
preventative
maintenance
• Just because the heating and
requirements
cooling system wasn't on the
list, doesn't mean it shouldn't
be cleaned or checked out.
• Scheduling in time to replace
intake filters or refill water
softener tablets can save you
money in repairs later and
show your tenants that you are
looking out for them and their
business.
 5- Draft the schedule
• Your list should now be prioritized by section of the
house.
• Look at your finances and financial outlook to see how
much you can do right away and what you can afford
down the line.
• Create a plan for the year, if not two years, with goals
and objectives for each month, that also incorporates
preventative maintenance.
Building maintenance schedule
PREVENTIVE
MAINTENANCE &
CORRECTIVE
MAINTENANCE
 Preventive maintenance: goal is to reduce
the incidence of breakdowns or failures in
the plant or equipment to avoid the
associated costs
 Preventive maintenance is periodic
 Result of planned inspections
 According to calendar
 After predetermined number of hours
 The key for a successful PM
system
• Scheduling – Should be automated to the maximum
extent possible

• Execution – Should be done before the actual break

down occurs.
Examples of PM…
Berikut adalah beberapa contoh program penyenggaraan :

1. Kerja penyerenggaraan fabrik bangunan, perhiasan/kekemasan, pembersihan,logi n servis –

5 tahun sekali.

2. Bangunan dan tapak dibahagi kepada beberapa zon

3. Kerja penyenggaraan dikawal dgn sistem rekod dicatat bidang kerja dan kos.

4. Kerja memperbaharui perhiasan/ kemasan setiap 9 tahun

5. Pembersihan pejabat setiap 3 tahun sekali

6. Pembersihan dinding di kaki lima setiap 18 bulan.

Benefits of PM
Extend equipment service lives
Reduce equipment break down and emergencies
Saves money by extending service life and maintaining equipment efficiency
Improves the experience of building occupants
Works of the maintenance department more manageable
Find small problem before it become big
 Corrective maintenance
In this type, actions such as repair, replacement, or restore will be carried out after the occurrence of a failure in order to
eliminate the source of this failure or reduce the frequency of its occurrence.

This is an immediate works which require urgent action to protect the building or parts of the building from further
destruction which may effect the safety of the building, occupants and the entire activities inside the building. This apply
to all parts t the of the building inclusive as follows:-
• Electrical supply interruption due to tripping.
• Roof leaking.
• Wall crack.
• Pipe/water tank busting.
• Minor burning due to defective electrical appliance.
• Broken glass.
• Lift or escalator not working. The action shall be immediate
• Fallen ceiling. and the completion is subject
• Broken chair/workstation. to the severeness of the
• Defected door and windows. defects.
• Sunken ground.
Disadvantages of CM
Breakdown generally occurs inappropriate times leading to poor and
hurried maintenance
Excessive delay in production & reduces output
Faster plant deterioration
Increases chances of accidents and less safety for both workers and
machines
More spoilt materials
Direct loss of profit
Can not be employed for equipments regulated by statutory provisions
e.g. cranes, lift and hoists etc
 Differences of PM and CM
PERKARA PM CM
MASA Secara berkala Setelah item rosak
Tujuan Untuk memanjangkan jangka hayat Perbaiki sampai elok
Kos Menjimatkan Menggunakan kos besar
Kerja Pembaikan tidak perlu tergesa- Perlu pembaikan segera
gesa
Kemahiran Tidak perlu technician yang pakar Perlu technician yang pakar

Jangka hayat Memanjangkan jangka hayat Boleh memendekkan jangka hayat sesuatu
sesuatu mesin mesin
Proses kerja Tidak mengganggu sistem Sistem pengeluaran harus diberhentikan
pengeluaran barang untuk melakukan pembaik pulih
Jenis maintainance Rancang Tidak rancang
Get ready for quiz!!!!!