SCHOOL OF ARCHITECTURE, BUILDING AND DESIGN
BACHELOR OF QUANTITY SURVEYING (HONS)
VALUE MANAGEMENT [QSB 60203]
Chin Weng Lok 0323583
Darren Loong Chi Yoong 0318029
Lee Jian Ru 0318132
Liu Wei Qian 0322969
Mok Po Yi 0318207
Pang Khai Shuen 0318423
Sherlyn Ang Tse Yun 0317977
Lecturer : Sr Loo Seong King
Submission Date : 20 June 2018

TABLE OF CONTENTS
NO. TITLE PAGE
1.0 INTRODUCTION
1.1 The Purpose of Value Management Study 1
1.2 Benefit of Value Management 3
2.0 EXECUTIVE SUMMARY OF PROJECT
2.1 Brief Description of Project 4
2.2 Brief Summary of Problem 9
3.0 OUTCOME OF VALUE MANAGEMENT WORKSHOP
3.1 Value Management Proposal 11
3.1.1 Increase Usable Space 11
3.1.2 Maximize Energy Efficiency 12
3.1.3 Cost Reduction Approach 12
3.2 Value Management Tool and Technique 13
3.2.1 FAST Diagram 13
3.2.2 Function Analysis 14
3.2.2.1 Function Analysis as a Whole (Project Concept) 14
3.2.2.2 Function Analysis at Space Level 15
3.2.3 Priority Setting Matrix 17
3.2.4 Weight Scoring Matrix 17

NO. TITLE PAGE
3.3 Proposal for Floor Finishes 18
3.4 Proposal for Ceiling Finishes 19
3.5 Proposal for Wall Finishes 21
4.0 PROPOSED CHANGE IN DESIGN 23
5.0 MATERIAL SELECTION 26
5.1 Material Selection 26
5.2 Summary of Selection of Materials 29
5.3 Floor Finishes 30
5.4 Ceiling Finishes 30
5.5 Wall Finishes 31
5.6 Air-Conditioning System 32
6.0 COST PLAN 33
7.0 ACTION PLAN 34
8.0 CONCLUSION AND RECOMMENDATION 38

1
1.0 INTRODUCTION
1.1 The Purpose of Value Management Study
Value Management (VM) and Value Engineering (VE) are techniques concerned with
defining, maximizing and achieving ‘Value for Money’. It is a systematic team-based
collaborative approaches, initially pioneered in the United States during the Second World War
to secure maximum output from limited resources.
Value Management is important throughout the entire process from conceptual design
stage up to completion of construction project. With the implementation of Value Management
study, it can reduce the unnecessary cost of the project which is not similar to the traditional cost
cutting tool such as omission of an element in the contract. However, it is a systematic process to
optimize the original project cost through the elimination of unnecessary cost of the elements in
contract. Besides, it can provide better value for money to client’s investment and to align
client’s project objective with project outcome. It is also used to reduce the dissatisfaction with
project delivery such as late completion, cost overrun, poor quality and poor functional
buildings.

2
Figure 1.1: Construction - Cost Relationship
Based on the figure above, it shows the relationship between project development process
and cost implication. The benefits of Value Management will be maximizing when it is applied
in the early concept stage of development where the potential savings can be greater and the cost
of change at minimal.

3
1.2 Benefit of Value Management
Value Management can address most of the needs directly or indirectly which leads to a
degree of satisfaction to all the stakeholders involved. The benefits of Value Management are
shown as below:
● Value Management study identifies and removes unnecessary costs in the original design
of the project with alternative design solution while maintaining performance and quality.
● Value Management provides better value, quality and functional building.
● It provides a means for optimizing the balance between differing stakeholders’ needs.
● Value Management provides a clearer focus on the project objectives.
● Value Management works towards arriving at a more effective design
● It encourages creativity and innovation
● Future profitability can also be assessed if the lifecycle costs are known
● Discovery and discussion of project issues, constraints and risks involved
● Clearer project brief and decision making
● Decisions are made with greater confidence because it can be supported by data and
defined performance criteria
● Value Management seeks to obtain maximum efficiency ratios
● Over specification is addressed and an improved building programme can be developed
leading to time being saved and ultimately savings in cost
● It improves efficiency in construction
● Value Management study can improve communication and common knowledge

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2.0 EXECUTIVE SUMMARY OF PROJECT
2.1 Brief Description of Project
The proposed project to implement Value Management study is located in Port Dickson,
Negeri Seremban. Palmz Resort is a resort-style suite which offers unparalleled level of luxury
and comfort, and a large free-form swimming pool and well-landscaped garden. Also, it is
unique as its exclusivity and privacy amidst the mystic charms of its natural surroundings. In
addition, it features an amazing view of the sea beach and sunsets.
Palmz Resort is accessible via the North-South Expressway and the Port Dickson –
Seremban Highway, the average travelling time from the city of Kuala Lumpur to Port Dickson
takes approximately 75 minutes. Besides, Palmz Resort is located near to Lukut Town and it is
2km away from Port Dickson Town along the coastal area of Negeri Seremban.
Figure 2.1: Rendering View 1 of Palmz Resort

5
Figure 2.2: Rendering View 2 of Palmz Resort
Figure 2.3: Rendering View 3 of Palmz Resort

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Figure 2.4: Rendering View 4 of Palmz Resort
Figure 2.5: Ground Floor Plan of Palmz Resort

7
Figure 2.6: 1st
Floor Plan of Palmz Resort
Figure 2.7: Elevation Plan of Palmz Resort

8
The total development area of the Plamz Resort is approximately 8.01 acres, which
around 32, 415 m2
. The entire development has 800 units of room which comprises of five
blocks of building, each block has 17-storey height and 160 units of room. Besides, it has a large
public swimming pool at the center of the resort and a security guard post as well as 460 car
parking lots and 113 motorcycle parking lots provided. The estimated construction cost for this
development project is approximately RM 150 Million.
Table 2.1: Summary of Project Details
Criteria Description
Employer Developer
Status Under Design Stage
Design Features 17-storeys Apartment Resort
Project Detail - Development of new project
- Construction and completion of 5 blocks of 17-storeys with
800 apartment units and 1 security guard post

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2.2 Brief Summary of Problem
BinaMok Value Management Team was hired by the Developer of Palmz to conduct
value management on the project. This project is currently in the early design stage, and the
client has already gotten the building plan approval.
In the brief, the client has outlined his requirements and his main intention for hiring our
VM Team is to maximize profit from this project. As this is a resort, the client’s main purpose is
to obtain as much profit as possible by letting out the units. After intense discussion with the
client’s team, we have identified 2 major approaches from which we can improve the overall
returns from the client’s project
Client’s Objective: Maximizing Profit
Value Management Objective 1: Maximizing Floor Efficiency
As this resort will be let, it will be beneficial to the client if there are more spaces
designed to be let out, which translates into more rooms and more revenue from the operation of
the resort. This is generally done by transforming non-usable space into usable space, while
keeping in mind the importance of having adequate social and circulation spaces for the guests.
A higher floor efficiency is and efficient way of maximizing profit as it keeps construction costs
generally the same while providing more area that generates profit.

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Value Management Objective 2: Balancing Capital Costs & Lifecycle Costs
While it is always a go-to option to decrease the capital costs of a building development
as much as possible, in this project we advise the client to take into account of the overall costs
of the entire development, which include lifecycle costs. This approach will be more apt to this
development as the client is planning to operate the resort on their own. Therefore, a huge
savings in capital costs can only be justified if it does not bring unnecessary life-cycle costs
during the operation and maintenance of the building. Sometimes it may also be possible to incur
more capital costs in order to lower the building operation costs, such as using better window
glazing to lower the use of air conditioning.

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3.0 OUTCOME OF VALUE MANAGEMENT WORKSHOP
3.1 Value Management Proposal
Value management studies can be performed at any stage in the development of a project.
However, there is a potential for greater return on investment if the study was carried out at the
early stages of the project. As our value management study is being carried out at the conceptual
design stage, it is expected that our client will gain the highest possible potential savings. Based
on our value management study, we have proposed several approaches which can benefit our
client in terms of maximizing value of the project.
3.1.1 Increase Usable Space
The original design has not utilized the space well for its original purposes. There
seem to be a large space of common areas within the resort which is unnecessary. The
common areas referred are the event hall located at every block. With such large common
areas, there will be less rooms, which is the usable area of the entire project. Hence, there
is a need to decrease common area and convert into usable area, or in this case is to
increase the number of rooms. An increase of usable area will in turn maximize floor
efficiency and can ultimately maximize our client’s profit. Our proposed changes in
design by showing additional wall division to create the rooms can be referred in this
report as well.

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3.1.2 Maximize Energy Efficiency
The resort operates on a 24/7 basis and it requires a lot of energy supply to the
resort, such as air-conditioning and lighting. The large amount of energy supply required
can potentially increase operating expenses and the life cycle costs. A reduction in life
cycle cost will contribute to a higher profit for the client in the long run. Life cycle cost
can be reduced by a lower energy consumption. Utilizing a centralized system for the
entire resort can control the level of energy consumption which will then reduce
operating costs of the resort. For example, the energy supplied by air-conditioning to the
resort rooms can be controlled by a centralized system, either by setting a fixed fan speed
or capping to a maximum temperature or by controlling both.
3.1.3 Cost Reduction Approach
To achieve our client’s main objective of maximizing profit, capital costs should
be limited to a smaller amount, in other words, initial costs should be reduced. According
to Dell’Isola (1997), there are four approaches to value management, which are the cost
reduction approach, function increase approach, compound approach, and expand growth
approach. By using the cost reduction approach, value can be increased by reducing the
cost but maintaining its function.
Cost reduction approach can be applied to this project by substituting unnecessary
specifications. We found that there are several sections in the resort where the
specifications can be altered without devaluing while cutting the initial cost as well. For
example, the specification of suspended ceiling for the resort rooms are 8mm thick
fibrous plasterboard ceiling. By using a thinner suspended ceiling of the same material,
such as 6mm thick fibrous plasterboard ceiling, there will be a major reduction in overall
initial costs of the project.

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3.2 Value Management Tool and Technique
Value Management utilizes analytical tools which assists clients and the design team to
articulate and prioritize their ideas. There are tools which are specific to Value Management and
there are some generic tools which companies and individuals use. The tools that will be used for
this project are the Function Analysis System Technique (FAST) diagram, Priority Setting
Matrix and Weight Scoring Matrix.
3.2.1 FAST Diagram
Function Analysis System Technique (FAST) portrays how the functions are linked or
work together in graphical form. This tool enables the client and the design team to better focus
on the main function of the product rather than the physical features of products and processes.
Maximise
floor
efficiency
Increase
Usable
Space
Convert
common area
into usable
area
Increase wall
division
Decrease
common
area
Increase
number of
rooms
Utilising
centralised
system
Maximise
Profit
Maximise
energy
efficiency
Reduce
energy
consumption
Balancing
capital &
lifecycle cost
Substitute
unnecessary
specifications
HOW WHY
Reduce
lifecycle
costs
WHEN
Reduce initial
costs
Increase
ducting
Lifecycle
Costs
Capital
Costs
Cost reduction
approach

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3.2.2 Function Analysis
Function analysis is a method for analyzing the functions of the constituent parts of a
project. It identifies the core function of products, processes, projects or services by describing
the functions of an item in a general enough way so that some functions can be eliminated and
other functions combined. It also provides a very powerful tool to identify intended outcomes.
During the analysis process, functions are described through verb-noun combinations and
visualized through structured diagrams.
According to George and Palmer (1997), Function is classified at four different levels
which are function as a whole (project concept), function of the spaces within the project,
function of the elements and function of the components. In this study, we will focus on basic
function of the resort, function of each space in the resort and proposal for selection of
architectural finishes in order to complete functional analysis.
3.2.2.1 Function Analysis as a Whole (Project Concept)
First of all, we are required to conduct a Value Management study on Palmz, a resort
located at Port Dickson, Negeri Sembilan. The resort is formed by 5 blocks of 17-storeys. The
main function of the resort is to accommodate the tourists in a short period. The resort is also
aimed to satisfy vacationer’s wants such as food, drink, sports, entertainment and shopping, on
the premises. Table 3.1 shows the function definition of this project as a whole.
Table 3.1: Functional Analysis at Project Concept Level
Item Project Function Type of Function
Verb Noun
1 Palmz resort Accommodate Guest Basic Function

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3.2.2.2 Function Analysis at Space Level
The function of each space is analyzed and tabulated in Table 3.2 and Table 3.3. The
table includes the name of each space, function of the space, type of function, original area,
revised area and value index. This table helps to identify the space which serves unnecessary
function and reduce unnecessary cost of the project.
Table 3.2: Functional Analysis at Space Level (Podium)
Based on Table 3.2, BBQ area does not contribute directly to the profit of the resort.
Therefore, we categorized the BBQ area into unnecessary function. It will be removed to reduce
unnecessary cost.
Verb Noun
1 Main Entrance Allow Access Required Secondary function 664.44 664.44 1.00 No changes
2 Lobby Provide Service Required Secondary function 692.36 692.36 1.00 No changes
3 Lounge Cater Event Required Secondary function 164.50 164.50 1.00 No changes
4 Café Serve Food Required Secondary function 191.74 191.74 1.00 No changes
5 Kitchen Prepare Food Required Secondary function 82.84 82.84 1.00 No changes
6 Private Shop Provide Retail Required Secondary function 1,212.41 1,212.41 1.00 No changes
7 Management Office Provide Workspace Required Secondary function 111.16 111.16 1.00 No changes
8 Fire Control Room Observe Safety Supporting function 9.00 9.00 1.00 No changes
9 Luggage Room Store Luggage Required Secondary function 8.69 8.69 1.00 No changes
10 Utility Room Provide Storage Supporting function 116.64 116.64 1.00 No changes
11 M&E Store Equipment Supporting function 992.65 992.65 1.00 No changes
12 Terrace/Deck Promote Leisure Required Secondary function 666.79 666.79 1.00 No changes
13 Playground Provide Recreational Required Secondary function 449.57 449.57 1.00 No changes
14 BBQ Grill Food Unnecessary function 105.00 - 0.00 Removed
15 Pool Deck Promote Leisure Supporting function 1,171.30 1,171.30 1.00 No changes
16 Swimming Pool Promote Exercise Required Secondary function 1,735.84 1,735.84 1.00 No changes
17 Landscape Promote Leisure Required Secondary function 1,541.72 1,541.72 1.00 No changes
18 T&B Substation Provide Electricity Supporting function 272.26 272.26 1.00 No changes
19 Surau Allow Praying Required Secondary function 76.70 76.70 1.00 No changes
20 Toilet/Changing Room Allow Execretion Required Secondary function 139.74 139.74 1.00 No changes
21 Multipurpose Hall Cater Event Required Secondary function 68.28 68.28 1.00 No changes
22 Hallway Provide Circulation Supporting function 46.46 46.46 1.00 No changes
10,520.09 10,415.09Total area
SpaceItem
Podium
Remarks
Value
Index
Revised
Area
Original AreaType of function
Function

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Table 3.3: Functional Analysis at Space Level (Tower)
There is an event hall at every 10th
floor of every block. However, the resort does not
need to have event hall at the tower block because it does not generate revenue for the client.
Therefore, it serves an unnecessary function to the building. The total area of event hall is
2688.90 m2 which can be replaced in order to increase usable space.
Verb Noun
1 Guest Rooms Accommodate Guests Basic function 38,091.30 40,780.20 1.07 Increased
2 Pump Room Store Equipment Supporting function 106.23 106.23 1.00 No changes
3 Children Pool Provide Recreational Required Secondary function 119.40 119.40 1.00 No changes
4 Outdoor Sitting Promote Leisure Supporting function 460.80 460.80 1.00 No changes
5 Event Hall Cater Event Unnecessary function 2,688.90 - 0.00 Removed
6 Swimming pool Promote Exercise Required Secondary function 169.50 169.50 1.00 No changes
7 Deck & Snack Bar Promote Leisure Required Secondary function 599.85 599.85 1.00 No changes
8 Sky Dine Promote Leisure Required Secondary function 113.00 113.00 1.00 No changes
9 Landscape Promote Leisure Required Secondary function 399.90 399.90 1.00 No changes
10 Corridor Provide Circulation Supporting function 7,140.00 7,140.00 1.00 No changes
11 M&E Store Equipment Supporting function 480.00 480.00 1.00 No changes
50,368.88 50,368.88
Value
Index
Remarks
Total area
Tower
Item
Space
Function
Type of function Original Area
Revised
Area

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3.2.3 Priority Setting Matrix
Priority Setting Matrix assist in criteria decision-making to ensure that the people
involved in the matrix can agree on an ultimate goal that they are trying to achieve. The list of
criteria are as follows:
A – Capital Cost
B – Durability
C – Maintenance
D – Attractive Finish
E – Cleanliness
F – Ease of Installation
G – Pattern Formation
H – Reliability of Supply
3.2.4 Weight Scoring Matrix
This matrix is used to consider each of the solution or proposal, evaluate them against a
predetermined set of criteria which have been ranked in order of importance. The importance of
the criteria will be determined by the client, end-user or customers. The rating is represented as
following:
1 – Poor
2 – Fair
3 – Good
4 – Very Good
5 – Excellent

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3.3 Proposal for Floor Finishes
A
B B
A B C
D B C D
E E E E E
A B C D E F
A B C D E G G
H H H H H H H H
A B C D E F G H
3 5 3 3 6 0 1 7
Figure 3.1: Priority Setting Matrix A (Room)
Table 3.5: Weighted Scoring Matrix A (Room)
Based on the results from Priority Setting Matrix A and Weighted Scoring Matrix A,
ceramic tiles are the best option whereas marble flooring is at the second place. Ceramic tiles
obtained a high score for cleanliness as well as for reliability of supply which was decided by the
client, design team and facilitator. Ease of installation was rated to be the least important criteria
for floor finishes.

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Besides that, cement render was ranked third. The score was very close to marble tiling
but it lost due to the lack of aesthetic appeal and cleanliness which is an important factor for a
resort. However, carpet was the least desirable type of floor finishes as it is considered to be the
least durable amongst the floor finishes and it scored quite low for the maintenance and the
cleanliness.
Even though, timber flooring scored highest in terms of attractiveness, it has quite a high
capital cost and quite a low durability. This would equate to a high maintenance cost in the
future. Hence, ceramic tiles are chosen as the floor finish for the room as it scored the highest in
terms of maintenance, cleanliness and reliability of supply which is vital for a resort.
3.4 Proposal for Ceiling Finishes
A
B B
A B C
D B C D
E E E E E
A B C D E F
A B C D E G G
H H H H H H H H
A B C D E F G H
3 5 3 3 6 0 1 7
Figure 3.2: Priority Setting Matrix B (Room)

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Table 3.6: Weighted Scoring Matrix B (Room)
According to the results from Priority Setting Matrix B and Weighted Scoring Matrix B,
plasterboard ceiling obtained the highest score amongst the other available option due its’ many
attractive qualities such as obtaining high rating for its attractiveness as well as it being readily
available in the market. Suspended ceiling came close with a score of 115. It was tied with
plasterboard ceiling in terms of cleanliness and reliability of supply but it was not as durable and
aesthetically pleasing as plasterboard.
Exposed ceiling came in third with a score of 100. Even though it has received quite a
high score for capital cost and durability, it scored quite low for the cleanliness and the aesthetic.
In fourth place, acoustic ceiling due to the fact it is quite expensive and it is hard to maintain and
keep clean. Last but not least, radiant chilled ceiling got the lowest score for all its attributes.
Throughout all the options we have obtained, plasterboard ceiling is main choice for ceiling
finishes as it is easy to clean and it is aesthetically pleasing.

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3.5 Proposal for Wall Finishes
A
B B
A B C
D B C D
E E E E E
A B C D E F
A B C D E G G
H H H H H H H H
A B C D E F G H
3 5 3 3 6 0 1 7
Figure 3.3: Priority Setting Matrix C (Room)
Table 3.7: Weighted Scoring Matrix C (Room)

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Ceramic tiles got the highest with an overall score of 124, even though it is slightly
expensive, it has a high durability and low maintenance. Flakes finish is placed second for wall
finishes. It has low capital cost and good durability but it received a low score for pattern
formation. In third place, wallpaper has a score of 103. Wallpaper is readily available however, it
has quite a low score for durability as well as maintenance.
Plaster and paint got fourth place. Even though it had similar scores to wallpaper,
wallpaper has the upper edge since it is easier to install and it has a more attractive finish to it
compared to plastering and paint. Timber paneling received the lowest score amongst all the wall
finishes as it has a high capital cost, it rather difficult to install and the reliability of supply is
average which could pose some problems as the construction progresses.
Ceramic tiles was not chosen as the wall finish even though it has received the highest
score as it is not suitable to be applied to the entire apartment. Hence, we have chosen wallpaper
as our wall finish as our client does not like flake finishes.

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4.0 PROPOSED CHANGE IN DESIGN
An event hall that will only be occupied during special events or functions which does
not occurs frequently and being left unattended most of the time not to mentioned that there is
one event hall on every block a total of 5 event halls. Furthermore, Palmz Resort Hotel provides
other ballrooms and halls located at the ground floor area.
These event halls occupy a large space of area that through the conduct of value
management study it is identified as unnecessary function which could be replaced with typical
units of room to increase the usable area. Though due to few occupying of event there might be
less maintenance needed to be done, it could not generate as much profit compared to typical
units of room. The aim of changing in design is to satisfy and align with the client’s objectives.
Below shows the artist impression of event hall being changed to the typical units of room.

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Figure 4.1: The Original Floor Plan of Level 10 before Implement VM Study
Figure 4.2: The Amended Floor Plan of Level 10 after Implement VM Study

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Table 4.1: Floor efficiency
From the table above, the event hall area should be removed and guest room area should
be increased. Therefore, the floor efficiency is increased from 72.8% to 78.0%. It shows that the
usable area is increased and more revenue can be generated. The total unit of guest rooms is
increased from 750 units to 800 units.
1 Guest Rooms 52,302.50 38,091.30 750 72.8% 40,780.20 800 78.0%
Original
floor
efficiency
GFA Original
total unit
Revised
total unit
Tower
Item Space
Original
Area
Revised
Area
Revised
floor
efficiency

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5.0 MATERIAL SELECTION
5.1 Material Selection
Material selection is a process which is performed to select the best materials which may
have the potential to perform well both in industrially and commercially. It is one of the most
important process in the design stage that avoids the selection of bad materials. In an application
that demands high tensile strength, material that provide high tensile strength should be selected.
Whereas in an application that requires to outdoor, several factors needed to be consider in
selecting material for example the effect of ultraviolet light. Selecting proper material is highly
important due to the unpredictable product life that will affect the life cycle cost and long term
success of the project.
There are several factors to be considered when selecting materials. Three (3) main
criteria should be considered in selecting materials:
1. Project Profile
The nature and profile of the project has a huge impact on selecting material as different project
consists of different purposes. Palmz Resort Hotel serves as an accommodation provider that
offers comfortable stay and entertainment at the same time. Thus, it is important to match the
requirement of the project with the selecting of material. For example, vinyl tiles used at hotel
lobby might not provide as much aesthetic value compared to granite tiles.
2. Material Profile
Selection of material based on its profile is the process that match the function of material to the
requirement and constraints. For example, the product life of the material should be take into
consideration as it will affect the operation cost of the building.

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3. Processing Profile
Material selection based on processing profile is aimed at identifying the process that will form
the material into the desired final shape including joining and finishing at the minimum cost.
Several factors like physical, processing, cost and the availability of the material are important in
selecting materials.
In selecting material for Palmz Resort Hotel during design stage, value management
study is conducted using matrix system in proposing alternative materials that might provide
better added value to the project. The aim of selecting new material is to accommodate changes
in function, incorporate failure analysis recommendation, solve some materials processing
problems and reduce material cost while maintaining its functions and quality. To realize the full
potential of a new material the product must be redesigned to exploit both the properties and the
manufacturing characteristics of the material. The essence of materials selection process is not
that one material competes against another, rather it is that processes associated with the
production or fabrication of one material compete with the processes associated with the other.
There are several steps needed to be considered during the selection of alternative
materials. It consists of five steps which are analysis, classification, development, evaluation and
decision in selecting alternative materials that provide a better performance. Firstly, conducting
analysis of materials performance that required the following condition:
· Functional requirements (materials properties)
· Process ability requirements
· Cost & availability
· Reliability
· Resistance to service conditions (environment)

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Secondly, the classification of materials is required to carry out by using priority setting
matrix and weight scoring matrix with the consideration of materials properties, for instance,
capital cost, durability, maintenance, attractive finish, cleanliness, ease of installation, pattern
formation and reliability of supply of the materials. Next, followed by the development of
alternative solutions where one is need to search for the materials that best meet the requirement
elected in the previous stage. The selection from alternative solutions requires decisions.
Experience and judgement are sufficient to permit a sound decision without a formal process.
The fourth step would be the evaluation of alternative materials through value
management tools, priority setting matrix and weight scoring matrix. Having narrowed down the
number of possible materials to those that satisfy the rigid requirement, the search starts for the
materials that best meet the soft requirements. Several quantitative methods can be used to
further narrow the field of possible materials and matching processes to a few optimum
candidates and each candidate material must at least minimally satisfy all the requirements.
Lastly, the final step would be decisions making which means select a material from among all
the alternatives. The clarification of the need involves analyzing and clearly stating the problem.
Designer collects and writes down the requirements, constraints, standards to be adhered to as
well as the projected date of completion of the design. By using matrix system, it successfully
generating possible solutions, methods to solve the problem and all ideas are accepted and
evaluated according to their merits.

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5.2 Summary of Selection of Materials
The following table are the chosen materials which figured out to be the materials best
suited for the proposed project. The selection made satisfied and fit client’s requirement.
Table 5.1: Summary of selection of materials
Components Area Original
Material
Original
Material
Prices
(RM)
Alternative
Material
Proposed
Alternative
Material
Prices (RM)
Flooring Typical
Units
Timber
Flooring
RM
336/m2
Ceramic
Tiles
RM 75/m2
Ceiling Typical
Units
Suspended
Ceiling
RM
65/m2
Plasterboard
Ceiling
RM 60/m2
Wall Typical
Units
Plaster &
Paint
RM
46/m2
Wallpaper RM 80/m2
Air-
Conditioning
Entire
Project
Variable
Refrigerant
Flow
RM
7,200,00
0.00
Chilled
Water
System
RM
7,800,000.00

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5.3 Floor Finishes
Ceramic tile is chosen for the proposed project as it possesses a lot of benefits such as it’s
easy to maintain, it’s waterproof and easier to cut manually and can be made to fit any space. It
is eco-friendly and considered a green product since it is made with clay and glass tile in most
cases are made from recycled glass. It comes with a variety of styles, colours, shapes and sizes
compared to timber, some designs even replicate timber. Whereas for timber flooring, it’s not
suitable for the proposed project as it is not recommended for wet areas and it is vulnerable to
humidity and moisture. Moreover, some maintenance may be required i.e. standing, staining,
waxing and polishing which incurs additional cost. Hence, ceramic tile is selected for the
proposed project as it is considered a more affordable option than timber flooring.
5.4 Ceiling Finishes
Plasterboard ceiling is chosen as the suitable finishes for typical units of the proposed
project. Although installing a plasterboard ceiling requires more physical work and a lot of
finishing work to do, including covering screw heads, sanding, painting and the clean-up work
but it provides more head room with higher ceilings and gives a smoother look as well as easy to
maintain with paint. The reason of selecting plasterboard ceiling rather than suspended ceiling is
that suspended ceiling is not as durable and aesthetically pleasing as plasterboard. Suspended
ceiling tends to absorb the moisture and begins to get weighted down and over time the middle
will begin to sag. Furthermore, it is more expensive to paint than plasterboard. Plasterboard
ceiling is overall cheaper than suspended ceilings in installing and has a much nicer look. Thus,
it is chosen to improve the value of the proposed project.

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5.5 Wall Finishes
For wall finishes, we opted for wallpaper as the highest and second highest scoring
finishes in the matrix analysis were no viable options. While wallpaper may require slightly
higher upkeep compared to flake and ceramic tiles, it also means an easier means of changing
design in the future. This may be beneficial to the client as the resort will need to be upgraded to
suit the current tastes and preferences of the guests. Vinyl wallpaper is more durable and has a
longer lifespan of up to 15 years and beyond which makes it cost-effective in the long run. A
properly hung wallpaper will last 3 times as long as paint. Wallpaper adheres easily and
smoothly to walls, hiding many surface imperfections where paint will chip and cracks over
time, that requires touch up job more often. Wallpaper even offers more type with beautiful
designs, intriguing textures, and beautiful prints have an impactful effect compared to monotone
paint.

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5.6 Air-Conditioning System
Variable refrigerant flow (VRF) is a large-scale ductless HVAC system that can perform
at a high capacity. It provides the ability to supply for multiple indoor units or zones that will
operate in a same system. Whereas chilled water system is often used when there are many
individual rooms that needed individual controlling such as hotel. In a chilled water system, the
entire air conditioner is installed on the roof that cools water between 4.4 and 7.2 degrees
Celsius. The chilled water is piped throughout the whole building and connects to air handlers
where the water pipes work like the evaporator coils in a standard air conditioner.
Choosing the alternative chilled water system over VRF as it has lower operating cost
that being able to run more efficiently. Chilled water system operates more safely compare to
VRF as it uses AHU/FCU that delivers chilled water rather than refrigerant that is dangerous and
even threaten one’s life when it is being exposed to the refrigerant. In a resort hotel that provide
many individual units can be a burden to the management where there is large quantity of
outdoor units for VRF while there are only just a few units of chillers, pumps and cooling towers
for the chilled water system. The chilled water system has better impact on the building’s
aesthetics since it does not contain large quantity of outdoor units that have to be place on the
building external that causes limitation on the architectural design compared to VRF.
Furthermore, chilled water system can cater for larger buildings compared to VRF.

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6.0 COST PLAN
In summary, by applying these changes as mentioned in the previous sections, the client
will be able to save RM 4 Million, while at the same time increasing the value of the resort.
While the Water-Cooled VSD Screw Chillers costs RM 600,000 more than Variable
Refrigerant Flow (VRF) initially. Preliminary cost study on cooling systems showed that this
system can bring ~RM 230,000 savings in running costs every year, and will be able to recoup
the extra costs in less than 3 years

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7.0 ACTION PLAN
An action plan is the steps and sequence needed to take or performed for the strategy to
succeed or to achieve the particular goals over a given period. Goals that are aligned with the
objectives of the project. The preparation of action plan identifies the actions necessary and
implement the accepted recommendations to keep the project on track. Action plan comprises of
questions such as:
- What actions or changes will occur?
- Who will carry out these changes?
- By when they will take place?
- What resources are needed to carry out these changes
- Communication
Action Plan first involves the identifying of objectives and setting it as achievable and
measurable. Followed by prioritizing the activities and steps needed to achieve the goals. Laying
the steps on a list improve efficiency and ability to meet deadline. An Action Plan is considered
effective when it is “complete” where all action lists down are completed within the given
period; “clear” as it is apparent to the person responsible of the tasks and by when it needs to be
done; “current” where the action reflects the current work.
Developing Action Plan brings the following benefits:
- Lend credibility to the organization that shows members of the community that the
organization is well ordered and dedicated to getting things done.
- To avoid the overlooking of details.
- To understand the capabilities of the organization.
- Better efficiency for time, energy and resources saving in the long run.
- Better accountability that people will do what needs to be done.

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This Action Plan highlights the area that needs to be altered with the appointment of
suitable person that will be accountable for in ensuring the work progress. To succeed the
objective set through value management study depends on the efficiency and effectiveness on the
action plan.
The Action Pan of this project comprises of the following:
- Alteration of element or space
- Recommendation for alteration
- Identify of personnel to undertake the task.
- Indication of time frame

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Table 7.1: Action Plan
ACTION PLAN
CATEGORY RECOMMENDATIONS TASKS PERSONNEL TIMELINE
Flooring Finishes (Typical
Units)
i. Reduce costs of material
while maintaining functions
and quality
i. Changing of timber
flooring to ceramic
tiles
Architect Design Stage
ii. Prepare and compare
cost plan Quantity Surveyor Design Stage
iii. Implement as per
recommendation Value Management Facilitator /
Value Manager
Construction Stage
Ceiling Finishes (Typical
Units)
i. Reduce costs of material
while maintaining functions
and quality
ii. Increase aesthetic value
i. Changing of
suspended ceiling to
plasterboard ceiling
Architect Design Stage
ii. Prepare and compare
cost plan Quantity Surveyor Design Stage
iii. Implement as per
recommendation
Value Management Facilitator /
Value Manager
Construction Stage

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Wall Finishes (Typical Units)
i. Reduce costs of material
while maintaining functions
and quality
i. Changing of plaster
and paint to ceramic
tiles
Architect Design Stage
ii. Prepare and compare
cost plan Quantity Surveyor Design Stage
iii. Implement as per
recommendation
Value Management Facilitator /
Value Manager
Construction Stage
Event Hall
i. Increase usable space on 10th
floor of each tower
i. Redesign of event
hall to typical units
Architect
Mechanical and Electrical
Engineer
Design Stage
ii. Prepare and compare
cost plan Quantity Surveyor Design Stage
iii. Implement as per
recommendation
Value Management Facilitator /
Value Manager
Construction Stage
From the Action Plan, tasks that involves the alternation of finishes or spaces requires a new drawing layout in order for the
quantity surveyor to prepare and compare the cost plan with the previous cost plan. When it enters the construction stage, the value
management facilitator will have to monitor the works done according to the implemented Action Plan and later being reviewed and
audited by the client.

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8.0 CONCLUSION AND RECOMMENDATION
In conclusion, this Value Management study done by BinaMok Value Management Team
successfully applied the Compound Approach to this resort project. Some changes we have
suggested to the client include changing the use of spaces into usable space, an alternative for air
conditioning system, as well as alternative floor, wall, and ceiling finishes. Overall, we devised a
plan that will increase the value of the resort and while reducing the overall costs at the same
time, thus providing maximum profit opportunities for the client.