Buildingmaintenance

BUILDING MAINTENANCE
Civil & Structural Engineers Approach
Ir. Abdul Aziz Abas

MIEM, P.Eng., MIEAust, C.PEng, APEC Eng, Int. PE (MY)
PREFACE
Preparation for life…

• As a module of the Semester 7 of engineering course for the Bachelor of Civil
Engineering programme, Faculty of Civil Engineering, UiTM, Shah Alam
This “Engineers in Society” programme will provide basic overview of all aspects
of Building Maintenance from Civil Engineer’s prospective & approach
This programme is designed to enhance knowledge and skills required in addition

to basic civil engineering knowledge. It equips the prospective graduates with
appropriate skills in building maintenance and management.
PREFACE
Contents
Introduction
Overview of Civil engineering and facts
Engineers Responsibility
Definition of Building Maintenance, Objectives & Gain
Building Maintenance Planning

Brief discussion on Importance of Maintenance Planning
Brief discussion on Building Defects And Effect on Maintenance
Role of Engineers
Maintenance Factor & Defects
Engineer’s Responsibility,
Maintenance Factor duringApproach & Methodology for infra & services
Design Stage
Defects due to Design, Construction and Materials Failures
Structural & Infrastructural Maintenance

Brief discussion on Structural & Infrastructural Maintenance
Summary
Summary of discussion and Q & A
Introduction
INTRODUCTION
Overview
Civil engineering is a professional engineering discipline that deals with
the design, construction and maintenance of the physical and naturally
built environment.
FACTS
• Engineer deals with facts and figures

• Engineer’s responsibility & liability is for life (has no expiry date
except death)
• Engineer faces huge challenges to defend his works as

“anybody” has capability to query
• Engineer deals with safety of properties and lives
• Engineer converts ideas into reality

INTRODUCTION
Overview
CIVIL ENGINEERS
A. SPECIALIST ENGINEERS B. GENERAL ENGINEERS
• Geotechnical Engineer • Planning Engineer

• Earthworks Engineer • Site Engineer
• Roads Engineer • Maintenance Engineer
• Drainage Engineer • Administrative Engineer
• Water Supply Engineer
• Sewerage Engineer Knowledgeable in many subjects but not
• Marine / Port Engineer an expert Of any subject
• Structural Engineer
• Specialist
But, Managers / Decision Makers

Knowledgeable in less subjects but an expert
come under this category
Of specific subject(s)
INTRODUCTION
Overview
“Engineers in society” plays roles which on first impression are not
linked to their professional training. The training received as an engineer
is part of the reasons which an engineer can display his versatility.
FACTS
• Engineers as Managers
• Engineers as Scientists
• Engineers as Experts
• Engineers as Politicians
• Engineers as Academics
• Engineer as Lawyers, Salesmen, entrepreneurs, etc
INTRODUCTION
Overview
Engineers owe responsibility to

• the general public: safety, environment
• direct consumers of the project
• fellow engineers
• clients e.g. government, industry

INTRODUCTION
Overview
Engineers owe duty

• to themselves
• which are inherent in their works and

institution to which they belong
• legal requirements: professional negligence
• contractual duties
• “the greater God”

INTRODUCTION CH
Overview
Engineers must have exposure to other
fields of knowledge and skills in order to be able to
properly discharge his functions:
• communication and presentation skills: oral and written
• economics and finance
• law
• presentation of self!
INTRODUCTION
Overview
Paradigm shift: engineers should not merely

respond to need: they should create or anticipate the needs
and be leaders of society. Foresights for “unfulfilled needs”.
Building Maintenance
Definition
Building maintenance is the combination of technical

and administrative actions to ensure the items and elements of a
building in an acceptable standard to perform its required function.
INTRODUCTION
Condition-based Maintenance
is maintenance when need arises 8 Classification
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 a maintenance management methodology
INTRODUCTION
Objectives
 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
INTRODUCTION
Gain
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.
Maintenance Planning
MAINTENANCE PLANNING
 Maintenance planning should start at the design stage of any building project
and should continue throughout the life of that building
Maintenance
 many buildings are destroyed not by outsidePlanning
forces such as weathering factors
like heavy rains or drought but by insufficient/improper design during the
design stage, through bad housekeeping, inadequate maintenance and
neglect during its full operation.
 minor problem which can grow into a major one through neglect, and which can
be multiplied in many buildings
 All new buildings , as a matter of course,

should be provided with a maintenance
manual
Poor maintenance has resulted in damage and deterioration to this building

Is building maintenance important? …… why?

It was important that buildings continue to be
properly maintained to ensure that they can function as
efficiently and effectively as possible
the deterioration of buildings due to the

lack of maintenance could lead to future
financial burdens, pose legal and other
industrial relations issues and affect the
delivery of services
Identifying building problems and understanding of

building materials and its mechanical and electrical
systems are aspects of the process of preserving and
conserving building quality and to ensure the
efficiencies of the facilities
Category
Building maintenance can also be categorised according to who carries
out the maintenance work:
housekeeping maintenance
carried out by property managers; or
second line maintenance

carried out by specialist building trades people.
Serious defects in existing dwellings in 2000, United Kingdom
M&E
Engineering
C&S Design
Engineering Design Related
Related
Source: Building Research Establishment (BRE)

Occurrence of defect by element in mainly non-

residential properties, 1997
C&S
Engineering Design
Related
C&S and M&E

Engineering
Design
Related
Source : Building Research Establishment (BRE) for the Construction Quality Forum
Faults in new-build housing
C&S and M&E

Engineering
Design
Related
C&S
Engineering Design
Related

Substructure Require
Geotechnical
• most foundation difficulties arise from weak and Engineers input
compressible soils and exceptionally heavy loads
• Trouble may be caused by either the imposed load

or independent movement of the ground
• Approximately 50% housing substructure faults

relate to cracking and settlement, 33% to defective
damp-proof courses and 17% to durability of
masonry below damp-proof courses.
Durability
of masonry
17%
Crack &
Settlement
50%
Defective
damp-proof
33%

Distribution of defects by building type

When buildings are neglected, defects can occur which may result
in extensive and avoidable damage to the building fabric or equipment.
Why have a maintenance plan?

The main reason for a maintenance plan is that it is the most
cost-effective way to maintain the value of an asset. The
advantages of a plan are:
• the property is organised and maintained in a

systematic rather than ad-hoc way;
• building services can be monitored to assist their

efficient use;
• the standard and presentation of the property can

be maintained;
• subjective decision making and emergency

corrective maintenance are minimised.
Impact of Preventive Maintenance Frequency on Reliability
Reduce
Probability of failure prevention
reliability
1
Probability
of failure
prevention
0 “Danger” zone Frequency

Reduce frequency
Source : Oniqua Enterprise Analytics
Preventive maintenance costs markedly less than repairing

extensive damage or building failures
Diagram from Preventive Maintenance of Buildings, Van Nostrand Reinhold, New York, 1991.
Periodic inspection survey

• All properties should be inspected at regular intervals to identify any
deterioration and required maintenance work, including cleaning
• maintenance was inappropriate or if there are design or material defects
• All records should maintained for reference
• Advantageous to record the long-term

performance of repair materials and
procedures in order to assess their
suitability for future maintenance work
Maintenance review
The effectiveness of the maintenance work shall be reviewed regularly. An important
part of the maintenance planning for a building is to improve the previous decisions
to maintain the asset so that subsequent maintenance expenditure will be more
effective
Issues to consider when reviewing the work include:
• was it necessary or appropriate
• the timing and standard
• time frame of the planned

maintenance work
Preparing a budget
Annual budgeted expenditure on maintenance can be of three
kinds:
committed expenditure, which includes tasks that occur every
year as part of planned maintenance, such as maintenance
contracts;
variable expenditure, which includes regular tasks within an

overall program of planned maintenance that may not occur
every year. The building manager exercises some discretion
and decides on priorities for these tasks;
managed expenditure, which relates to unplanned

maintenance works carried out entirely at the building
manager’s discretion
The aim of a maintenance budget is to reduce managed expenditure

over time as far as possible and replace it with variable expenditure.
Regular inspections can help by identifying how components are
performing and when they might fail.
Preparing a budget
managed expenditure
Expenditure (RM)
variable expenditure
committed expenditure
Months
Preparing a program
At least two levels of programming are required:
 long term maintenance

cycle, which can extend to 50 – 100 years of a building life
 annual maintenance
annual inspection survey, day log book or diary and work carried
over from the previous year. The daily response system for carrying
out urgent maintenance should be upgraded annually.
Priority
This implies setting priorities for different works. Some of the
factors affecting priorities are:
• occupational health and safety

• security of premises
• statutory requirements
• vandalism
• increased operating costs
• loss of revenue
• disruption to business operations
• likely failure of critical building fabric
• policy decisions.
Maintenance Factor
Design Stage
MAINTENANCE FACTOR DESIGN STAGE B
Common Faults by Engineers

 most designers claimed to have knowledge and experience on building
maintenance aspects but only few are aware of the importance to consider
maintenance factors during design stage
 main problems that the maintenance firms are currently facing are caused
by building design deficiencies, poor construction quality and poor
performance of building which is directly related to functional layout,
choice of building material and choice of building equipment
 Lack of communication between designer firms and maintenance firms as

well as building users or owners resulted in designer firms not fully aware
of the maintenance-related problems frequently reported by building
owners
 neglecting the benefits of designing for ease of maintenance that can
prolong the building lifespan, reduce defects rate and therefore reduce
maintenance costs.
 to develop awareness and policy from the very early start of project to
ensure the concept for ease of maintenance can be understood and
implemented successfully
MAINTENANCE FACTOR DESIGN STAGE
Concept of design for ease of

maintenance
importance to consider maintenance of building aspects during design
stage for the future performance of the building
Critical factors for designers to take into

account during design stage
• A design shall be executed perfectly well within the Code of Practice
• to practice total building performance audit, benchmarking and quality

management procedures in guiding developments towards improved
maintainability
• Adopt Ease of maintenance concept
• To reduce the number of design defects, thus amount of maintenance

expenditure can be reduced
• Consultation with users, Property / maintenance managers /

maintenance consultants in design stage
• Consultation with the system manufacturer to provide information

relevant to the education and training required for the proper operation
and maintenance of the systems being considered
Design Life and Serviceability
o The design life of a structure is that period for which it is designed to

fulfill its intended function when inspected and maintained based on
agreed procedures
o A design life for a structure or component does

necessarily mean that the structure will no longer
be fit for its purpose at the end of that period
o Necessary continue to be serviceable with

adequate and regular inspection and routine
maintenance
Sultan Ahmed Mosque, Turkey

Serviceability of Civil Engineering and Building Works

• Exposed structures must be attractive appearance and carefully designed and
detailed to ensure long term durability
• Structural elements or components not accessible, shall be designed to be
maintenance free through intended design lives
• Dense, durable high strength concrete must be used in structural elements
constructed of concrete
• Area of severe exposure, secondary cementitious materials e.g. pulverized fuel
ash shall be used if feasible and if it assists to achieve required durability
• Reinforced Concrete not exposed to rainwater or
ground water must have a minimum characteristic
concrete strength of 30 kN/mm^2
• Paint systems for steelwork shall ensure a minimum
life of 10 years before full maintenance painting is
required
• Corrosion protection of non-structural steel items
shall be appropriate to the accessibility of the item
for inspection and maintenance
Durability And Maintenance

The design shall ensure, by means of the appropriate choice of structural forms,
details and materials, that the structure and building shall remain in a
serviceable condition over its life
a) Only materials and details having a proven record of durability in similar

conditions shall be used
b) Access shall be provided for inspection and maintenance to all elements of
the structure
c) Maintenance requirements shall be minimised by appropriate detailing and the
selection of suitable materials
d) Structures and Buildings shall be detailed so as to shed surface water in such a
way that ponding and streaking do not occur and
details which encourage the accumulation of debris
shall be avoided
e) Details shall be designed for ease of maintenance

Access for Inspection And Maintenance
The design shall incorporate suitable access provisions for the inspection and
maintenance of all structures and equipment
Essential components to ensure efficient operation of the

building through its entire life cycle
Input to designers by maintenance firms

Source: Universiti Teknologi Malaysia, 2006, Thesis of Construction Management
Criteria used by designers in specifying materials for buildings
Source: Universiti Teknologi Malaysia, 2006, Thesis of Construction Management

Building Maintenance Problems

Associated with Building Defects
Understanding the common cause of building defects

and learn to develop a framework for the management
of maintenance required to provide a consistent
approach to the planning, management and reporting
of building maintenance
• Defects Due to Design Failures
• Defects Due to Construction Failures
• Defects Due to Material Failures

Defects Due to
Design Failures
DEFECTS DUE TO DESIGN FAILURES
Defects within new buildings are areas of non-compliance

with the Building Code of Practice, Prevailing Design Codes and
published acceptable tolerances and standards. Older buildings, or
buildings out of warranty period, may not comply with these
standards but must be judged against the standard at the time of
construction or refurbishment
• Settlements Clients incur

• cracked huge maintenance
• damaged or deteriorated brick walls & repair costs due
• Leaking showers to professional
• dampness to a building negligence
• excessive sagging to a roof or ceiling
• Drainage blockage / backflow
• Sewerage blockage / backflow
Historical / Older buildings, or buildings out of warranty period, may

not comply with these standards but must be judged against the
standard at the time of construction or refurbishment
If a building collapses due to structural

failures, who is responsible?
Civil or Structural Engineer is the primarily responsible for it.
But then we need to investigate the construction quality if it is
constructed as per design and specifications?
Professionals are liable and

“most likely” to shoulder
repair costs due to professional
negligence
Causes of errors in constructed facilities

Design stage
1. Fundamental errors in concept
2. Site selection and site development errors
3. Programming deficiencies
4. Design errors
5. Construction errors
6. Material deficiencies
7. Operational errors
Construction stage
Service stage
1. Fundamental errors in concept

The project may have been located in an
unusual environment where the
prediction of environmental effects was
unreliable
2. Site selection and site development

errors
Certain sites are more vulnerable than others to failure.
Recognition of the characteristics of particular site conditions
through appropriate geotechnical studies can lead to decisions
about site selection and site development that reduce the risk
of failure
3. Programming deficiencies
The project does not perform as expected
4. Design errors
• Errors in design concept Fatal errors
• Lack of structural redundancy
• Failure to consider a load or a combination of loads
• Deficient connection details
• Calculation errors
• Misuse of computer softwares
• Detailing problems, including selection of incompatible
materials or assemblies that are not constructable
• Failure to consider maintenance requirement or

durability
• Inadequate or inconsistent specifications for materials
or expected quality of work
• Unclear communication of design intent
Defects Due to
Construction Failures
DEFECTS DUE TO CONSTRUCTION FAILURES
What is Construction Failure?

Inability to construct a building structure in
accordance to drawings & specifications, prevailing
Standards and sound engineering practice.
Leads to unnecessary building maintenance,

Technical & Financial burdens….. Or worst still,
Lost of investment & profits / debts
What is Stractural Failure?

Structural Failure is when the basic support system
of a form has lost integrity resulting in the inability
of the form to perform its original function.
What cause structural failures on

• Design errors
bridges? • Construction errors
• Excessive scour under pier
Either a design flaw or lack of proper maintenance.
• Continued flooding
• Materials defects
• Lack of maintenance
• Overloads
• Impact Accidents
• Landslides / poor soil
• Disputed
Construction
Number
Bridge Location Country Date type, use of Reason Damage Comments
death/injuries
bridge
The rebuilt
Bolt snapped Broughton
due to Collapsed at Suspension
ughton Broughton, Suspension mechanical one end, bridge Bridge in 1883
01831-04-12 12
Suspension Greater England bridge over River resonance 20 injured quickly rebuilt Collapse due to
April 1831
Bridge Manchester Irwell caused by and faulty design.
marching strengthened Caused "break
soldiers step" rule to be
issued to UK
military.
Known as the
Between
Railroad Great Mishawaka
Springbrook Mishawaka and 01859-06-27 27 41 (some accounts of
United States embankment Washout Train Wreck or
bridge South Bend, June 1859 60 to 70)
bridge South Bend Train
Indiana
Wreck
Wootton bridge
cast iron after the crash
Wootton bridge 01860-06-11 11 Cast iron rail total damage to
Wootton England beams cracked 2 killed flawed design
collapse June 1860 bridge floor
and failed using unreliable
cast iron, failed
from a repair
Section of broken
girder
bridge collapsed
while freight train
cast iron beam
Bull bridge 01860-09-26 26 Cast iron rail total collapse of was on it; engine
Ambergate England cracked and 0/0
accident September 1860 bridge bridge had passed
failed
bridge; rear cars
had not yet gone
onto it; train
moving slowly
due to f
Bridge Location Country Date Construction Reason Number Damage Comments

type, use of death/injuries
bridge
Silver Bridge Point United States 15 December Road bridge, Material fault and 46/9 Bridge and 37
Pleasant, WV 1967 chain link Corrosion vehicles
and Kanauga, suspension destroyed
OH
Hayakawa Saito, Kyūshū Japan 1980 1980 Wire Bridge Lack of inspection 7 people killed,
wire bridge (?) and maintenance injuring 15
for 10 years people
previous
Hyatt Regency Kansas City United States 17 July 1981 suspended overload/weak 114/200 walkway
walkway bridge in joint/construction destroyed
collapse hotel interior error
Schoharie Fort Hunter, United States 5 April 1987 I-90 New York Improper 10/? Total collapse
Creek Bridge New York Thruway over protection of
collapse the Schoharie footings by
Thruway Creek contractor lead to
Bridge scour of riverbed
under footings
Highway 19 Laval, Canada 30 September Highway Shear failure due 5/6 20 meter Demolished;
overpass at Quebec 2006 overpass to incorrectly section was rebuilt,
Laval (De la placed rebar, low- gaveway reopened on
Concorde quality concrete 13 June
Overpass 2007
collapse)
5. Construction errors
• Improper construction sequencing
• Inadequate temporary support
• Excessive construction load
• Premature removal of shoring or formwork
• Nonconformance to design intent

6. Material deficiencies
Manufacturing or fabrication defects may
exist in the most reliable structural
materials
7. Operational errors
A building, product or application can become defective through
age and lack of Maintenance
non-compliance with termite systems allow termites to access a

building and cause substantial damage including structural damage
to timbers
7. Others
• Act of God (Fire / Flood / Strong wind /
Earthquake
• Deterioration
Defects Due to
Material Failures
DEFECTS DUE TO MATERIAL FAILURES
Stainless Steel Band Clamp Failure
This Stainless Steel Band Clamp failed because

the screw fitting was made from a lower grade
alloy SS than that of the band material. Lower
grades of SS can suffer accelerated corrosion
when placed underground
Welding - Typical defect due to less penetration
Due to the high degree of N alloying in both

the plate and the filler material there is a
potential risk of getting porosity in the weld
due to either too thick or too thin weld beads,
wrong joint preparation and also if the arc is
not properly protected.
DEFECTS DUE TO MATERIAL FAILURES
Plastic Pipe Manufacturing Defect Failure

Plastic Pipe manufacturing defects such as
this void at the pipe bell made this section
of water transmission pipeline fail
prematurely.
prevent structural damage with a simple

waterproofing re-coat
Galvanized Pipe Failure at Couplings

Structural
Maintenance
STRUCTURAL MAINTENANCE BUILDING MAINTENANCE – C&S APPROACH
Structural maintenance restores the structural life of the building

thereby protecting the asset. The use of the building and exposure to
atmosphere increase wear and tear and heightened the need to monitor
condition and prioritise treatments at suitable intervention points.
• Mechanical impact (use damper, guardrails, stopper)

• Chemical / atmospheric attack (use anti-corrosion, heat shields)
• Humidity (use ventilation, insulation)
• Atmosphere (external) (use fungicidal treatment, cladding)
• Fire (use smoke detector)
We have to protect against future maintenance costs

STRUCTURAL MAINTENANCE BUILDING MAINTENANCE – C&S APPROACH
Coating
Cathodic Protection
Composite
Rust scaling / Greasing
Infrastructure
Maintenance
INFRASTRUCTURE MAINTENANCE
INFRASTRUCTURE DETERIORATION PHENOMENA

AND MAINTENANCE CONCEPT
• Maintenance-free or self-sustaining infrastructure is highly

desirable but not feasible
• Infrastructures deteriorates with time due to;
• wear and tear effect on the component,

• users and occupiers activity,
• inherent defects in design and construction
• effects of environmental role
hence left to themselves,
facilities will eventually become inefficient

CRITICAL SUSTAINABILITY FACTORS IN ENGINEERING

INFRASTRUCTURAL MAINTENANCE
(i) Previous users action (Vandalism):
Among the factors adduced as responsible for act of vandalism are wrong choice of
materials, poor space layout, poor lighting arrangements and lack of security
among others. Vandalism impairs the aesthetic of building, and reduces its life span
and cost intensive.
(ii) Environmental stress effects on infrastructure:

Climatic conditions impact stress building and occupants. Acts base on orientation
of the structure and on external elements of the structure. The resultant effect on
the building is referred to as sick building syndrome.
(iii) Deficiency in design construction and interdependency of building components:

The nature in which some elements in building were designed often
hinders their maintainability. The most effective maintenance strategy
should be one that minimizes the incidence of maintenance works through
appropriate design. To be able to sustain a design or concept, it should be
maintainable, and maintainability in the real sense
STRATEGIES FOR SUSTAINABLE ENGINEERING INFRASTRUCTURE

(a) Integrated approach in infrastructural design and construction
Coordination between Designers, Engineers, Suppliers
(b) Process management
engage other issues not only technical aspect, but as well
social, legal, economic and political matter
(e) Re-engineering of the building and maintenance process
New technology will lead to better output
(f) Improvement of environmental standard in construction and
maintenance of engineering infrastructures
should be a clear policy as regards standard obtainable in
design, construction and maintenance of infrastructures
(f) Introduction of new construction and maintenance concepts
new technology and design concepts, construction and
maintenance of infrastructure
(g) Incorporating eco-friendly construction materials
in order to sustain life and structure, that uses the construction
products and bye products
THE RISK OF FLOODING

historic buildings still can be affected by flooding and it is useful to identify the
causes and risk factors so that cost effective remedial measures can be taken
Waterfront sites
structures were expected to be intermittently flooded, and those that
have survived often include materials and design features that have
allowed them to withstand intermittent flooding
Coastal sites
can be flooded due to breaching of sea defences or 'backing up' of
floodwater by high tides.
Ground drainage
buildings suffer flooding due to defective or poorly managed ground
drainage. On a local scale, this is commonly due to rising ground levels and
defective street drainage, which may allow local surface water to 'run off'
and drain into, rather than out of, ground floor or basement structures
Roof drainage, services and building failures
due to failures of roof drainage systems or other building services
such as water mains
Structural Maintenance and Planned Surfacing Works

Road / Highway
Structural maintenance and resurfacing restores the fabric
and the structural life of the highway thereby protecting the
asset. Increased traffic flows have resulted in greater wear
and tear and heightened the need to monitor condition and
prioritise treatments at suitable intervention points.
Road / Highway Maintenance
Carriageway Repairs
Road Marking
Signs
Lighting
Street Furniture
Road Cleansing
Fencing
Traffic Calming
24 Hour Call Out Service.
Sewerage
Backing up and overflow of foul water and sewage systems are a not
uncommon consequence of flooding. The decontamination works required
then have a significant effect on the cost of refurbishment and the length of
time to re-occupancy.
The installation of additional breather vents and manholes may reduce this
risk, and detailing of access and drainage to under-floor spaces or cellars can
reduce the cost of decontamination. It is also important to cheek that the
system conforms to all building regulations, British standards and bylaws.
Marine Structural Maintenance
For many owners of waterfront

facilities, the marine structure is the
essential component of their
operation, without which their
business operation could not
continue. To ensure continued
operation, maintenance inspections
should be conducted at frequent,
planned intervals.
RISK MANAGEMENT
RISK MANAGEMENT
• Identify risk factors by enquiry and site investigation
• Risks reduced by repairing or re-detailing (re-designing).
• Handle matters out of the direct control of building owners. i.e. Authority
• In all cases, it is the responsibility of building owners to adequately maintain

their property
• Take all reasonable measures to mitigate losses, thus reduce risks. i.e.
refurbishment measures
Summary
SUMMARY
Critical Factors When Designing A Building

1. Develop design for “ease of maintenance” concept at management level
2. Form a policy which include design for “ease of maintenance” objective,

commitment from management, funding from project owners and
close linkage to construction implementation
3. Identify current maintenance practices and opportunities for future

improvement. Benchmarking against industry standard will provide
reference points
4. Develop procedures which provide framework and assure consistent

implementation of design for “ease of maintenance” activities
5. Form design for “ease of maintenance” implementation committee to
develop the design process and implement it on projects
6. Define maintenance strategy based on current maintenance practices
be it corrective, planned, predictive or proactive maintenance
7. Conduct design for “ease of maintenance” meetings and discussions

according to schedule, to address specific issues in more detail
8. Checklists and reviews ensure that the project design team addresses
the design for “ease of maintenance” objectives
SUMMARY
Prevention against structural failures

Most of the building / structural failures (other than those caused by
natural disasters) have occurred due to such faults, which are controllable.
1. Good operational planning and detailed deliberations can save the

failures of the valuable building / structures.
2. Well-designed structures, coupled with the hard effort of the experts
3. correct materials can ensure the structure a complete success.
Important points of failure prevention are:
• Professionalism
• Increased antagonism during construction bidding
• Statutory bodies should be more proactive in imposing strict regulations
• Integrated efforts by all parties

SUMMARY
SUMMARY
Rehabilitation
When rehabilitation is the best solution to restore a building / structure to its

original character, it is pertinent to appoint the experience, reliable, sophisticated,
progressive contractor to assure the desired results.
refuses temporary, "band-aid" approaches to resolving a rehabilitation

dilemma. It's not worth the client's budget and valuable time; and it's not worth
risking the impeccable reputation
recommends the best, proper solution based

on not only careful research and analysis, but
also on extensive experience
SUMMARY
Maintenance Policy
Apply preventive maintenance as much as possible
The Maintenance Managers shall identify any part of the

building or facility for structural maintenance treatment
using a system of regular inspections or other methods.
The Maintenance Managers shall prioritise any part of the

building or facility in need of structural and planned
maintenance works accordingly.
Correct contractors for correct works,

correct time and correct budget.
SUMMARY
INTRODUCTION
Vision
Maintenance planning
Planning
Poor Planning
Maintenance factors
Design
Poor Design
Supervision & Specs
Construction
Poor Construction
Maintenance Policy
Poor Maintenance High Costs Ease of Maintenance Low Costs
Condemn Corrective Maintenance Preventive Maintenance
Demolish & Regular Service

Reconstruct Replace Repair
Professional
Liability
SUMMARY
INTRODUCTION
The Law of Malaysia Act 663
Purchaser to pay maintenance charges
23. (1) The purchaser shall pay the charges for the
maintenance and management of the common property.
SUMMARY
INTRODUCTION
Developer not to be relieved of his obligations to carry out

repairs, etc.
29. The appointment of a managing agent shall not relieve the

developer of his obligation—
(a) towards the purchasers in his development area to carry

out repairs to the common property, to make good any
defect, shrinkage or other faults in the common property
during the defects liability period; and
(b) to carry out repairs and varied and additional works to

ensure that the development is constructed in accordance with the
specifications and drawings approved by the competent
authority
SUMMARY
INTRODUCTION
PART VII
Developer to pay deposit to rectify defects on common property
31. (1) The developer of a building shall deposit in cash or bank

guarantee with the Commissioner such sum as may be prescribed
by the State Authority for the purpose of carrying out any work
to rectify any defects in the common property of the development
area after its completion.
Thank You
Terima Kasih
Questions & Answers
Email: Ir.Aziz@yahoo.com

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BUILDING MAINTENANCE

Civil & Structural Engineers Approach

Ir. Abdul Aziz Abas

Preparation for life…

This programme is designed to enhance knowledge and skills required in addition

Building Maintenance Planning

Structural & Infrastructural Maintenance

• Engineer deals with facts and figures

• Engineer faces huge challenges to defend his works as

• Engineer deals with safety of properties and lives

• Engineer converts ideas into reality

A. SPECIALIST ENGINEERS B. GENERAL ENGINEERS

• Geotechnical Engineer • Planning Engineer

But, Managers / Decision Makers

Engineers owe responsibility to

• direct consumers of the project

• clients e.g. government, industry

Engineers owe duty

• which are inherent in their works and

• legal requirements: professional negligence

• “the greater God”

• communication and presentation skills: oral and written

• economics and finance

Paradigm shift: engineers should not merely

Building maintenance is the combination of technical

 To satisfy Lender / Insurer requirement, to provide a safe, secure and

 To maximize the aesthetic and economic values of a building as

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

• fewer breakdowns and lower future maintenance costs,

B. The improved condition of the

 All new buildings , as a matter of course,

Poor maintenance has resulted in damage and deterioration to this building

Is building maintenance important? …… why?

the deterioration of buildings due to the

Identifying building problems and understanding of

second line maintenance

Serious defects in existing dwellings in 2000, United Kingdom

Source: Building Research Establishment (BRE)

Occurrence of defect by element in mainly non-

C&S and M&E

Faults in new-build housing

C&S and M&E

Source: Building Research Establishment (BRE)

• Trouble may be caused by either the imposed load

• Approximately 50% housing substructure faults

Source: Building Research Establishment (BRE)

Distribution of defects by building type

Source: Building Research Establishment (BRE)

Why have a maintenance plan?

• the property is organised and maintained in a

• building services can be monitored to assist their

• the standard and presentation of the property can

• subjective decision making and emergency

Impact of Preventive Maintenance Frequency on Reliability

0 “Danger” zone Frequency

Preventive maintenance costs markedly less than repairing

Periodic inspection survey

• maintenance was inappropriate or if there are design or material defects

• All records should maintained for reference

• Advantageous to record the long-term

Issues to consider when reviewing the work include:

• was it necessary or appropriate

• the timing and standard