- B.S. 3811 : 1964 ( Bristish Standard)
- A combination of any actions carried out to retain an item a restore it to an aceeptable standard".
- The actions referred to are those associated with initiation, organisation and implementation.
- There are 2 process involved:
A) Restoring
B) Retaining
* Other definition
Work undetaken in order to keep or restore every facility in every part of a site, building and contents to an acceptable standard.
What is Acceptable Standard
* TO the owner of the building, based n the investment value. E.g. office, owner requerst to get a higher rented value.
* If to the tenant, follow the standard required by the tenant, E.g. must have office or shop, follow tenant requitrement.
* Meet law requirement
a. Safety to the residents and user of the building
b/ Health requirements
Facilities provided in the building.
E.g. Proper ventilation
Concept of Building maintenance
* Produce a building that is 100% maintenance free.
* All elements of building deteriorate at a certain rate dependent on
a. Material use
b. Method of construction
c. ENvironmental condition
d. Use of building
What is cinderellat activity
* Normnal activity in the builidng.
E.g. sweep, mop the floor , painting.
Objective of Building Maintenance
* To ensure that work considered necessary is carried out with maximum economy
* Work done satisfied the criteria for effectiveness and efficiency
Why need to maintain a building
* Prolong the economic life of the building so that its value and usefulness is sub stained.
* Maintaining value of the property investment
Pressure physical appearance.
* Statutory requirements
Types of Building maintenance
a. Preventive maintenance
carried out at predetermined intervals or corrsponding to prescribed criteria and intended to reduce the probability of failure.
b. Corrective maintenance
Work done once a fault has occurred to restore plant to normal operation; this approach would be subject to prior agreement by the building user that this is an acceptable basis for maintenance.
c. Emergency maintenance
The consequences are such that plant can be safely and cost effectively run to descrution without seruous loss of service. This may assume there is a stanby unit that will automatically operate on failure of the duty unit.
Nature of Maintenance
* Replacement
* Renovation
* Servicing
* Repairing
The scope and nature of planning
* Planned preventive maintenance programme
* Planned levels of expenditure on day to day and reactive maintenance
* Disaster planning
* Planned strategies of asset management in conjunction with a business plan or corporate plan
Nature
* Involves determining systems and sequences of operation
* Must relate with :
* Future policy of the owner
* Economic predictions about the cost of money
* Interest rates
Example
* Corporate Plan
* Enable the maintenance manager to predict with some degree of condifence will be in :
a. form of condition survey of the properties.
b. detailed of costs and cost trends in building an
c. Information related to the wider policies of the owners and users.
Planning
Embrances the whole process of maintenance management as detailed in the five categories.
* Determining the policy for maintenance
* Deciding and preparing maintenance programmes and obtained fund for them
Getting the work done
* Controlling progres of work and budget expenditure
* Monitoring the effectiveness of the programme .
Programming
Relates to scheduling the manner in which maintenance works will be carried out.
* Planned maintenance programmes ( in the narrow definitions)
* Day to day or breakdown maintenance
* Minor new works
* Refurbishment
Objectives of Planning
" To ensure that work considered necessary is carrid out with maximum economu." Meaning, work done satisfied the criteria for effectiveness and efficiency. Cost effective means, the quality of works and balance with the cost.
Effectivenesss - means to what degree the outcomes of work fulfill the goals of the plan
Effective - how well particular process carried out
Sources of ineffective cost
- Unnecessary work
- Unecopnomic work
- Inadequate work
Unnecessary work
- work above and over requirement to maintain the building to the specified standard.
- making good effect of neglect, improper maintenance and misuse of the building .
- rectification of design defect and faulty workmanship in the initial construction.
Uneconomic work
- Non- productive time
- Improper work method
- Lack of motivation
- In appropriate tendering procedures
- CVhanges to scope of work after commencement
- Lack of efficient system
Inadequate Work
a. Failure to identify truye cause of defect
b. Improper execution of work
c. Lack of adequate safeguar in contract
Componenets of planning system
* Failures are anticipated
* Appropriate procediures devise fo prevention or rectification
* Management of maintenance
* Work input
Schedule
THe maintenance plan must strike an economic and socially acceptable balance between the opration of two complementary and itneracting system :
a. Schedule / programme system
* Planning system
* Covers item that determine at uniform rate
* Scheduling work
* Scheduling inspections
* Scheduling work/ inspections
Contingency system
* Policy of waiting until complaint is received from user before taking any action.
Choice of system
Te predicatability of failure - componenets that deterioirate at a known and failry uniform rate can be schedules
* for inspection or for repair
The reporting delay time - elapse between the time of defect notified by qualified inspector and report time by occupier
The rate of deterioration - of the componenet and the corresponding increase int he cost of rectification
THe extent to which the user can be relied upon to report significant defects.
Factor Ifluencing delay time
- Safety consideration
- User satisfaction
- Cost growth
- Effect failure on primary activities of the organization
- Misuse of property
- Dispersion of job situation
Programmes in planned maintenance
* Maitaining programme
Shor term programmes
Transilating broad estimates into detail:
a. worklod by month
b. in house or contracting
c. programming pre-contract process
d. programming in house jobs
e. matching traes to tasks.
* Priorisation need whether necessary or desirable
* Flexible scheduling.
Medium Term Programmes
* Objectives
To provide more accurate assessment of amount of work to be carried out- basis of budget.
b. Points to consider
- Timing of work
- Uniform of continuous flow of work
- Programming contracting
- Avoid slack period
- Budget
C. Programme Comprises
- Long term plan items
- Annual inspections
- Contiungencies
- Items propsed by users
- Allowance for unforessen
- Routine - based on past record allowance
Long Term Programmes
The purpse of long term programme is
a. To determine the general level of expenditure on maintance to achieve the desidfered standard
b. TO avoid large fluctuation in annual expenditure by spreading large items and any backlog over a period.
c. To determine the optimum time for carrying out major repairs and improvements, so as not to interfere with the user of the building.
d. To determine the structuree and staffing of the maintenance organization and whether it would be advantageous to employ operatives directly to carry out part of the whole of the work.
e. To gear the maintenance programme to company poilcy .
f. TO conside rthe effect of propsoed capital works on the maintenance organization.
- The long term programme will therefor eseek to identify the major items of work over the enxt five to ten years.
- The information is obtained from past records showing when major repairs where last undertaken and from inspections of the current phsical condition of the varios elements.
Annual Programmes
- The objective of annual programming is to provide a more accurate assessment of the amount of work to be carried out during the forthcoming year and to form a basis for the financial budget.
What are the programming problem ?
- The small scale and diversity of a large proportion of the total workload.
- The need to determine the best work sequence for a large numb er of interlocking tasks involving several trades.
- The uncertain work content
- The dispersal of sites
- Interruptions to the normal progress of the work
- Irregularity of user request and the extremely short lead time for executing emergency repairs.
Why we need planner inspections ?
- Preparing a shcedule of the facilities to be maintained and their present condition
- Detecting deviations from predetermined standard and incipient faults.
- Ascertaining the cause of deviations, the extent of remedial work necessary to restore to the required standard and prevent a reccurrence of the defect, and the relative urgency of the work.
- Checking that previous work was done in accordance with the instructions and that the work specified was adequate.
What Should you Learnt in This topic
- Understanding on in house or direct labor and contract out labor
- Factor influencing the choice
- Advantages and disadvantages of direct labor or contract labor
Types of Work
- Renovation extension, refurvishment,
- Major Items for repair
- Emergency
- Planned maintenance
- Saping
What is own labor ?
* maintenance management must state the policy on the use of direct labors
* Structure of organization
* Things to bear in mind :
a) Works schedules
b) Supervision
c) materials
d) Tools plant and equipment
* Formula to adopt
Factors Influence The Choice of Direct Labor or Contract Laboor
- Cash flow
- Quality
- VOlume of work
- Natue of work
- Respone time
Nature of Work
- Influence the choice on whether to use direct labor or contract labor.
- Because different type of work needs a different type of specialist.
- For an example, if we wants to change the electrical and wiring system in a building, you will need a specialist contractor in wiring.
Volume of Work
- Must take into consideration because the capacity of work to be carried out needs the different types of labor
- For an example, if the capacity of work to be carried out is small, it will need a different type of labor
- If we choose, the direct labor, the quality of work can be maintain as the things we mention to the contractor.
- But if the capacity of work was too large or big. It will need more labor in order to cope the limitation of time with a good quality
Respone Time
- Importance to fulfill the requirement to finish the work according to the specific time frame.
- For an example, the normal rutine work will need a normal time frame as it can be carried out in a specific tijme frame with normal speed of work.
- But fo rhte emergency work , the work to be carried out need to be done as fast as possible where it might effect the whole work.
- The standard of work required need to be stated or mentioned such as high, medium or low quality.
- By using the direct labor, the full control of allocation of work is ensured.
- The contract labor has no control on work carried out and need for supervision .
Cash Flows
- If the cash flows of the projects need to be carried out is not in a good flows, that's mean the budget needs to be cut a little bit cut.
- For an example, by using direct labor, the cost control procedures in planning and execution can be developed more effective.
- But the contract labor is more expensive as it used skilled workers and professional attitudes worker.s
Advantages
- Full control of the allocation of work to operatives, resulting in a quicker respone to emergencies and greater flexibiility in term of the work done and the times worked.
- Directly emkployed operative acquire and Intimate knowledge of the buildings and becomes familiar with the user's requirements and any constraints on the execution of the work.
- Better control of quality through the employment of men of known and tested ability and through supervision.
- Delay is not incurred in inviting tenders or negotiating with contractors, and the procedures for initiating the execution of work are simplified.
- Where the work involves a security risks it is advantages to have knowledge of the background of the operatives.
Disadvantage
- Risk of invompetent technicians
- Difficulty in keeping full time in house staff busy at all times
- Lack of competition may lead to poor performance
- need for greater workmen's compensation and liability insurance.
Advantage
a. Skillful workers
b. Professional attitude
c. Work can be comleted on time
d. Less responsibility
Disadvantages
- No control
- More expensive
- need time to choose tender
- Need ofr supervision on work done
- Cannoit change specification once contract is chosen.
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