ATGB3612 Building Maintenance

Technology
Chapter 1: Introduction to Building Maintenance

Prepared by: Gs. Dr. Nur Fadzlina Aini Mohmad Lehan

Learning Outcomes
1. Objectives of Building Maintenance
2. Introduction of various types of building
maintenance strategies
3. The application of building maintenance
management decision diagram
4. The study of significant items (health, safety and
environmentally significant items and utility items)
and non-significant items
Objective of Building Maintenance
I. To maintain / preserve / keep building element, services,
machinery in good operating condition
II. May enable timely identification of deteriorated building
element thus prevent downtime for building operation
III. To improve the services / facilities due to the rapid growth
of building technology
I. To maintain/ preserve…… in good operating
condition
• Building are design to last for a period of time to serve as a shelter
and living/ working environment for human
• Describe what happened to the wall?
• What are the problem that might occurred
due to this?

• Mortar that give way causes, brickwork to give way

• This will cause water to seep through the crack gap
and dampen the internal wall. In worst scenario,
the wall might collapse.
• Describe what happened to the wall?
• What are the problem that occurred
due to this problem?

• The paint of the wall started to peel off

• Moisture will trap in the gap which
expedite the growth of fungus and
bacteria which is harmful to human
living environment
II. May enable timely identification of deteriorated building
element thus prevent downtime for building operation

• Regular and timely check on building, enable deteriorate building

component be identified earlier so that action can be taken for
rectification work
III. To improve the services / facilities due to the rapid growth of
building technology
• Newer building services technology can improve life span and
performance of the services
1. Building maintenance technology essentially deals with the study
of the occurrence of building defects and the remedies which
such defects would require.
2. The maintenance of the built environment affects everyone
continually, for it is on the state of our homes, offices and
factories that we depend not only for our comfort, but for our
economic survival.
3. Maintenance starts the day the Builder leaves the site.
4. Design, materials, workmanship, function, use and their
interrelationship, will determine the amount of maintenance
required during the lifetime of the building.
5. Effective building maintenance requires the correct diagnosis of
defects, and implementation of the correct remedial measures, all
based on sound technical knowledge.
6. It is highly desirable but hardly feasible to produce buildings that
are maintenance free, although much can be done at design stage
to reduce the amount of subsequent maintenance work.
7. Understanding some basic terms and concepts used in
maintenance is necessary in order to learn maintenance
technology.
8. BS3811 defines maintenance as the combination of all technical
and associated administrative actions intended to retain an item in
, or restore it to , a state in which it can perform its required
function.
9. To retain implies that defects are prevented from developing by
carrying out work in anticipation of failure.
10.To restore means that minor defects are allowed to occur before
they are corrected
11.Maintenance management is defined in BS8210:2012 as process
of ensuring that most effective and efficient maintenance
programmed is formulated and delivered to ensure that assets
continue to perform their intended function
 Building Maintenance Terms
1. Property management is an economic service designed to create the
greatest possible net return from a land and its buildings, taken over
their remaining economic life.
2. Maintenance management involves the organizing of resources to deal
with the problems of maintenance.
3. Building maintenance technology essentially deals with the study of
occurrence of building defects and remedies which defects would
require. It involves the application of the principles of physical sciences to
the process of determining the effects on building performance.
5. Building maintenance management involves describing how a system of
maintenance effort could be organized to deal with the problems of
building maintenance as a whole.
6. Aside from locating and rectifying defects, an effective programme to curb
maintenance costs must start with the design of the building itself.
7. This must justify itself, not only in terms of minimizing cost of
maintenance, but also in maximizing the benefit of the investment.
8. This means that financial consideration and techniques play a vital role.
Types of Maintenance
BS3811 subdivides maintenance into planned and unplanned.
1. Planned Maintenance:
a) Planned preventive maintenance is work directed to the prevention
of failure of facility carried out within the expected life of the facility
to ensure its continued operation.
b) Planned corrective maintenance is work performed to restore a
facility to operation or to an acceptable standard.
c) Predictable maintenance is regular periodic work that may be necessary
to retain the performance characteristics of a product as well as that
required to replace or repair the product after it has achieved a useful life
span.
2. Unplanned Maintenance:

a) Unpredictable maintenance is work resulting from unforeseen

breakdowns or damage due to external causes.
b) Avoidable maintenance is work required to rectify failures caused by
incorrect design, incorrect installation or the use of faulty materials.
Comparison of Maintenance
Nature of Maintenance
1. Servicing –
a) This is essentially a cleaning operation.
b) The frequency of cleaning varies and is sometimes called day –
day maintenance e.g. floors are swept daily, windows washed
monthly and painting done every 3-5 years.
c) As more sophisticated equipment is introduced so more
complicated service schedules become necessary.
2. Rectification work –
a) Usually occurs fairly early in life of the building because of
design shortcomings, inherent fault in use of materials or faulty
construction.
b) These short comings often affect the performance of the

component.
c) Rectification represents a point at which to reduce the cost of
maintenance, because it is avoidable.
d) All that is necessary is to ensure that components and
materials are suitable for their purpose and are correctly
installed.
3. Replacement –
a) Service conditions cause materials to decay and there is need to
consider replacement.
b) Much replacement work stems not so much from physical
breakdown of the materials or element as from deterioration of
appearance.
c) The frequency of replacement could often be reduced by the use

of better quality materials and components.

4. Renovation or Modernization –
a) This is concerned with alteration, addition and
enhancement to existing buildings, on both small and large
scale.
b) It also includes all work designed either to expand the

capacity of a facility or to enable the facility to perform

some new functions.
c) It consists of work done to restore a structure, service and
equipment by a major overhaul to the original design and
specification, or to improve on the original design
Maintenance Needs
1. Main purposes of maintenance of buildings are:-
a) Retaining value of investment.

b) Maintaining the building in a condition in which it continues to fulfill

its functions.
c) Presenting a good appearance (increase the aesthetic value)
Assessing Maintenance Priorities
 Building Maintenance Management Decision
Diagram
Application of building maintenance management decision diagram

• Is a logical process used to choose/select a correct/appropriate and cost

effective maintenance strategy for each element/services or a group of
element/services in a building
• Its objective is also to determine the best combination of maintenance
strategy for each individual element of building.
• Decision make also have to include the consideration of health, safety and
satisfaction of user/owner.
 Step to Develop Management Decision
Diagram
1. Carry out a comprehensive review of all constituent item in a building.
2. Breaking the building into physical elements and items of each functional
system and subsystem.
3. Conduct an engineering failure analysis that can simulate type of failures
that is likely to experience.
4. Element and services failure that can cause chain effect or catastrophe
failure should be analyse.
5. Propose suitable maintenance strategy on for each identified failure from
analysis.
 Building Maintenance Item

After analysis, in general the failure elements/services in

building from the maintenance management decision diagram
can be categorize into three group.

a. Significant item &

b. Utility Significant
c. None Significant item
a. Significant item
• Items from this are referring to those whose failure affects health, safety, environment or
utility or

• Failure that create a possibility that occupant could be injured or killed, or that
environmental standards could be breached

i. Crack on beam

• Main beam having major crack

line

• The beam will collapse and

endanger all occupants in the
building
ii. Buckling column

• The column buckle

• The structure on top will

collapse and endanger all
occupant in the building
iii. Corroded structural joint

• Main steel beam is badly corroded.

• The bridge will collapse and endanger

the user
iv. Fail trusses

• The trusses collapse

• It will endanger the occupant in

the building
v. Spalling concrete cover

• The concrete cover spalling, exposing steel

bar is badly corroded

• The building might collapse and endanger

the occupant in the building
vi. Clogged gutter

• Leave choke on gutter and

eventually the rain water down pipe

• Rain water might accumulate and

getting heavier, the additional load
might pull the entire gutter or roof
collapse
vii) Hair line crack on column

• Crack line on concrete structure

• Water might seep through the gap and making

the gap wider, when it reach the steel bar,
causing the steel bar to corrode, spalling
happen
viii. Car park too dark

• Some of the lightings are not

working

• It will jeopardize the safety

and security of the user.
b. Utility significant item

• When the cost of maintenance is less than the cost of failure is consider
as utility significant. In determining the cost of failure, it is important to
take into account all losses that might occur due this this failure. The
cost might be direct or indirect.
• The cost might be direct or indirect , quality, user satisfaction,
appearance, serviceability or availability of the building are potentially
utility significant.
i. Water Pipe Leakage

• Water Supply main piping

leakage

• It will cause some economical

impact on commercial building
• ii. Faded signage

• Due to deterioration, the paint on the

artwork of signage faded, exposing
the metal eventually corroded.

• Might effect the perception of the

customer toward the shop operator
iii. Defective lighting

• One of the lighting is not working

• It might cause uncomfortable to residence.

(Note if it is a hotel or restaurant, it might
cause dissatisfaction of its customer)
iv. Warm air from air‐condition

• It might due to a leak or low level of

refrigerant. At top up of refrigerant is
needed.

• It will cost uncomfortable for the

occupant inside the building.
v. Dirty wall and flooring

• The painting and flooring of the of

the toilet is dirty.

• It reflect the hygienic level of the

operator that customer might lost
confident in its service.
vi. Dampness on ceiling joist

• There is a leakage on the top part of the

room causing dampness on the soffit of
the floor

• It will cause dissatisfaction on its

customer/occupant
c. None significant item

• None significant item referring to elements/services whose failure has

no significant impact on health, safety or environment.
i. Plaster crack

• Lintel is not properly install causing

crack line at the edge of door
frame

• Not significant, appearance not

nice.
ii. Peeling paint

• The painting start to peel off.

• It will become eye sore to the

passer-by.
iii. Corroded door hinge

• The hinge is badly corroded.

• The door is hard to open

iv. spoil lighting

• The lighting is malfunction.

• The space below is darker (Note: the

space below will not impose any
hazard to safety e.g. in a reading
room).
 Benefit of Proper Building Maintenance

• Regular attention to the maintenance requirements of building

provides a number of tangible benefits
- Maintaining the value of your property
- Enhancing the serviceable life of building materials
- Improving the appearance of the property
- Identifying and fixing minor problems before they become major
and more expensive problems
- Maintaining weather tightness
• The consequences of not attending to maintenance needs will
caused:
- Premature or accelerated failure of building materials
- Loss of function- the building does not perform the tasks required
of it effectively such as keeping out moisture
- Loss of asset value
- Wasting money – a dripping hot water tap will increase water
heating cost
- Increased costs of repairs the longer the items left unfixed
- Damage to fittings, materials, furnishings
• The importance of maintenance throughout the life of a building
- Ensure the safety of occupants, visitor and general public
- Maintain services such as heating, lighting, escalators and fire
alarm systems
- Maintain decorative surfaces and carry out adequate cleaning
- Prevent or diminish significantly deterioration of the fabric
Before we ends,

Thank you.