maintenance and management

1. 1
MAINTENANCE
Definition
BS 3811 (1964)
“Work undertaken in order to keep or restore every facility i.e. every
part of a site, building and contents to an acceptable standard”
Means according to user’s expectation, standards and as defined by
the building by laws

2. 2
MAINTENANCE
Definition (cont’d)
BS 3811: 1976
“Work undertaken in order to restore every facilities, i.e. every part
of a site, building and contents to an acceptable standard”
BS 3811: (1984)
“The combination of all technical associated administrative action
intended to retain an item in or restore it to a state in which it can
perform its required function”

3. 3
Building Maintenance Objectives
Although there are various definitions of building maintenance, a
simple one is to keep a building in a condition appropriate to its
use. In summary, building maintenance objectives are (Alner
and Fellows, 1990):
1. to ensure that buildings and their associated services are in a
safe condition;
2. to ensure that buildings are fit for use;
3. to ensure that the condition of the building meets all statutory
requirements;
4. to maintain the value of the building stock; and
5. to maintain or improve the quality of the building.

4. 4
Maintenance
Causes of defects
1. Lack of design
2. Details of workmanship
3. Wear and tear
4. Soil movement
5. Vandalism
6. Weather or natural deterioration
7. Misuse/abuse
8. Lack of maintenance

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Examples of building defect

6. 6
Maintenance
Agents of defect
1. Dampness
2. Biological agent
3. Heat
4. Weather
5. Air pollution i.e. solar radiation, chemical, gases,
etc
6. Fire
7. Human

7. 7
Maintenance concept
It is desirable to produce buildings that are
maintenance free, however it is not possible as all
elements of building deteriorate at a greater or
lesser rate dependent on materials and method of
construction and use of the buildings
There are two kinds of maintenance work that need to
be done. There are which are:
i. Predictable
ii. avoidable
This will determine the
type of maintenance to
be undertaken

8. 8
Classification of Maintenance
Emergency
Maintenance
Planned
Maintenance
Curative
Maintenance
Preventive
Maintenance
Maintenance
Routine
Maintenance
Condition-base/
Ad-hoc
Maintenance
Maintenance
Unplanned
Maintenance

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Classification of Maintenance
1. Planned Maintenance
Organized and carried out with forethought, control and the use of
records to a predetermined plan.
Based on a schedule and plan for the particular plan or
equipment. The schedule would indicate the time intervals at
which certain maintenance items will be carried out.
Is a proactive approach
Objective is to reduce to a minimum the need for corrective or
emergency maintenance

10. 10
Maintenance
1. Planned Maintenance (cont’d)
i. Preventive maintenance
● Maintenance carried out at predetermine intervals, or
corresponding to a prescribed criteria, and intend to reduce
the probability of failure, or the performance degradation of an
item.
● Carried out through periodic inspection and/or replacement
of critical parts.
● Its objectives are two fold: a. delay or prevent breakdowns;
b. Reduce the severity of the breakdown

11. 11
Maintenance
1. Planned Maintenance (cont’d)
ii. Corrective/ curative maintenance
● 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.
● Work to replace or restore a facility to an acceptable
standard
● This include reproofing, rewiring a building or simply
replacing a door, so that the building continues to operate as
intended.

12. 12
Maintenance
ii. Preventive maintenance
Classified into two types:
a. Routine/schedule maintenance
Works involve regular tasks done on daily or weekly or
monthly basis, e.g. floor cleaning, switching on the air
condition
b. Condition based maintenance
preventive maintenance initiated as a result of knowledge of
condition of an item from routine or continuous monitoring

13. 13
Maintenance
2. Unplanned Maintenance
● An ad-hoc maintenance carried out to no predetermined plan.
● Maintenance work is either not done at all or only done when
equipment, elements or plant suddenly a loss of productivity or
breaks down totally.
● will result in higher down time and higher cost compared to
plan maintenance.
● Such work is accidental and may include power failure, broken
water pipes or vandalized building facilities.

14. 14
Maintenance
2. Unplanned Maintenance (cont’d)
Emergency maintenance
● Maintenance that is necessary put in hand immediately to avoid
serious consequences.
● carried out or implemented within 24 hours.
● The test for emergency considerations is to pose the questions, could
there be serious consequences in the context of structural stability,
health risk, and safety risk to persons or adjoining property?
● If the answer is yes to any of these aspect the emergency
maintenance work should be put in hand, firstly to eliminate the
serious consequences which could arise and secondly to carry out
the necessary corrective maintenance.

15. 15
Maintenance
Types of Maintenance Works
1. Servicing
Operation undertaken at regular intervals for example: cleaning, lift
and air-condition service
2. Rectification
To rectify at an early stage of the building any defaults that can lead
to failure.
3. Replacement
Replacing the materials or elements due to physical breakdown as an
result of bad maintenance
4. Renovation
Restore structure or to improve the design in order to increase the
value of the building or to attract investment.