TYPES OF MAINTENANCE

Center of Studies for Construction

Faculty of Architecture, Planning & Surveying
Universiti Teknologi MARA

Prepared by:
Ani Maslina Saleh
1
Azizan Abdul Aziz
 TYPES OF MAINTENANCE
2

Maintenance can be planned, responsive or ad-hoc. Most

organisation use a combination of the three. In most cases,
planned maintenance more than recovers its cost by
reducing consequent responsive maintenance.

Simply classified into routine or

remedial, or planned and
unplanned. A better division of
maintenance can be as;

 Strategic Repairs and

Maintenance
 Tactical Repairs and
Maintenance
 Strategic Repairs and Maintenance
• for the long term 
preservation of an 
asset.

• includes planned 
maintenance of the 
building fabric 
(decoration and routine 
replacement).

• maintenance of 
engineering services 
installations, and major 
repair items such as re‐
roofing. 

3
 Tactical Repairs and Maintenance
relate to day‐to‐day 
work, of a minor nature, 
in response to immediate 
need. 

4
 Chart shows :
5
Types of Planned and Unplanned Maintenance

Maintenance can be planned,

responsive or ad-hoc. Most
Maintenance
organisations use a
combination of all three.
Planned Unplanned
Maintenance Maintenance

Preventive Corrective lCorrective

Emergency
Maintenance Maintenance Maintenance
lMaintenance

Scheduled Condition-based
Maintenance Maintenance

(Source : Chanter & Swallow, 2003)

6
7
Planned Maintenance (PM)

Definition;

“Maintenance actions organized and

carried out forethought, control and the
use of records, to a predetermined plan
based on the results of previous
condition surveys”. (BS 3811)
Continue…
8

 Is the systematic inspection of buildings, equipment and all

assets within organization, the objective of which is to
maximize their economic life and utility.

 A PM system anticipates failures and sets in place

appropriate procedures to prevent or rectify these.

 Involves having a planned course of action for dealing with

the inevitable consequences of deterioration caused by
climate, user activities, etc.
Continue…
9

 Comprise of Planned Preventative Maintenance (PPM)

and/or corrective maintenance (PCM). PPM can comprise
schedule (PPSM) and/or condition based maintenance
(PPCM).

 PM is subject to a strategic plan.

 PPM is the process of using a strategic plan to replace

things before they fail as opposed to correcting them after
they have failed.
Continue…
10

 PPM can be operate as schedule or condition based.

 With a schedule based, the PPM is carried out on time

irrespective of condition.

 With a condition based, the condition of the element is the

trigger for precisely when it is replaced.
Table shows; An example of Yearly Planned
Maintenance
11
Programme;

TYPICAL YEARLY PLANNED MAINTENANCE PROGRAMME

BI-WEEKLY QUARTERLY SEMI- YEARLY
ANNUALLY

Heating system servicing X

Air conditioning system servicing X

UPS system servicing X

Generator set servicing X
Electrical system services X
BMS system servicing X
X
Fire Protection system servicing
Lift servicing X
Plumbing system servicing X
Pest control X
Carpeting - Shampooed X
Windows (interior and exterior)) X
Table shows; An example of 10-Year Planned
Maintenance
12
Programme;

YEARS 1 2 3 4 5 6 7 8 9 10
EXTERNAL SURVEY X X
FABRIC WORK EXECUTION X X
PRE-PAINTING SURVEY X X
MAINTENANCE WORK EXECUTION X X
EXTERNAL SURVEY X X
DECORATION WORK EXECUTION X X
EXTERNAL SURVEY X X
WORKS WORK EXECUTION X X
PLUMBING SURVEY X X
WORK EXECUTION X X
INTERNAL SURVEY X X
FABRIC WORK EXECUTION X X
INTERNAL FINISHES SURVEY X X
& FITTINGS WORK EXECUTION X X
HEATING SURVEY X X
INSTALLATION WORK EXECUTION X X
ELECTRICAL SURVEY X X
INSTALLATION WORK EXECUTION X X
13 Planned Preventative
Maintenance (PPM)
Definition

“Maintenance carried out at predetermined

intervals, or corresponding to prescribed
criteria and intended to reduce the
probability of failure, or the performance
degradation of an item”. (BS3811)
 Continue…
14

 Preventative maintenance was introduced to

overcome the disadvantages of corrective
maintenance, by reducing the probability of
occurrence of failure and avoiding sudden failure.

 Establishes an inspection and replacement procedure

based on preventing failures from occurring.
Continue…
15

 Concerned with identifying the element lifespan

based on that mean, and then designing a
maintenance plan which draws attention to the
component on or around that critical date.

 The idea is to replace component before many

of them have failed.
 Continue…
16

 The following are the advantages of preventative over corrective

maintenance (Raymond and Joan, 1991):

 Maintenance can be planned ahead and performed when it

is convenient to the building's user.

 Maintenance costs can be reduced by avoiding the cost of

consequential damage.

 Downtime, the time that an element of the building or the

whole building is out of service, can be minimized so the
habitability of the building can be increased.

 The health and safety of the user can be improved.

 Continue…
Other benefits of preventive maintenance are: 

• Safety. Machinery that is not well‐maintained can become a safety hazard. Preventive 
maintenance increases the margin of safety by keeping equipment in top running condition. 

• Lower cost. A modern and cost‐effective approach to preventive maintenance shows that 
there is no maintenance cost optimum. However, maintenance costs will decrease as the costs 
for production losses decreases. Obviously, no preventive maintenance action is performed 
unless it is less costly that the resulting failure. 

• Reduction in failures and breakdowns. Preventive maintenance aims at reducing or 
eliminating unplanned downtime, thereby increasing machine efficiency. Downtime is also 
reduced when the preventive maintenance process gives maintenance personnel sufficient 
warning so repairs can be scheduled during normal outages. 

• Extension of equipment life. Obviously, equipment that is cared for will last longer than 
equipment that is abused and neglected. 

• Improved trade‐in/resale value of equipment. If the equipment is to be sold or traded in, a 
preventive maintenance program will help keep the machine in the best possible condition, 
thereby maximizing its used value. 
17
 Continue…
• Increased equipment reliability. By performing preventive maintenance on equipment, a firm 
begins to build reliability into the equipment by removing routine and avoidable breakdowns. 

• Increased plant productivity. Productivity is enhanced by the decrease in unexpected machine 
breakdown. Also, forecast shutdown time can allow the firm to utilize alternate routings and 
scheduling alternatives that will minimize the negative effect of downtime. 

• Fewer surprises. Preventive maintenance enables users to avoid the unexpected. Preventive 
maintenance does not guarantee elimination of all unexpected downtime, but empirically it 
has proven to eliminate most of it caused by mechanical failure. 

• Reduced cycle time. If process equipment is incapable of running the product, then the time it 
takes to move the product through the factory will suffer. 

• Increased service level for the customer and reduction in the number of defective parts. These 
have a positive direct effect on stock‐outs, backlog, and delivery time to the customer. 

• Reduced overall maintenance. By not allowing machinery to fall into a state of disrepair, 
overall maintenance requirements are greatly decreased.

18
19 Planned Corrective Maintenance
(PCM)

Definition;

“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”.(BS3811)
 before
Planned Corrective 
Maintenance (PCM)
• Would be aimed at replacing a 
component as part of a programme 
after it has failed.

• i.e. painting all walls that have not been 
painted for ten years or more.

• In both cases, the cost of the painting 
will be the same, but there are less 
inspections (time & cost) in PCM than in 
PPM.

• The consequences of such a system 
could, however, be significant to the core 
business function.
after
20
21
22 Planned Preventative Schedule
Maintenance (PPSM)

Definition;

“Preventative maintenance carried out

to a predetermined interval of time,
number of operations, mileage, etc”.
(BS3811)
 Planned Preventative Schedule Maintenance (PPSM)

• PPSM would include inspection and replacement of components according to 
a schedule.
• This approach obviously involves a certain level of waste, as some good stocks 
will be replaces.
• Generally, the policy will result in more continuity for the organisation that 
owns the facilities.

23
Continue…
24

Usually, failure to do so may result

in such consequences…
Planned Preventative Condition Based
25

Maintenance (PPCM)

Definition;

“Preventative maintenance initiated as a

result
of knowledge of the condition of an item
from
routine or continuous monitoring”. (BS3811)
Continue…
26

 PPCM is also based on inspection.

 The overall programme is planned and the idea is to pick

out components for replacement before they fail outright.

 However, PPCM uses an inspection to determine whether

the component requires replacement at this particular time.

 PPCM uses the same approach as PPSM, but takes

advantage of exceptional components that are still in a
useable condition.
27
Continue…

28
Unplanned maintenance (UP)
29

Ad hoc
maintenance
carried out to no
predetermined
plan.
30
Emergency Maintenance

Definition;

“Maintenance which it is necessary to put

in
hand immediately to avoid serious
consequences”. (BS 3811)
Continue…
31

 The primary function of preventative

maintenance is to reduce the risk of emergency
failures. Regardless, emergencies do occur,
possibly due to the following reasons:

Component failure within estimated life span.

Despite the best monitoring and maintenance
programme, a number of components will fail
prematurely or systems down. Measures can be
taken to reduce the risk of premature failure e.g.
adjusting the active lifespan of a component in line
with its level of use, but the risk of component failure
can never be eliminated.
 Continue…
32

 Vandalism
This is not a life-span related problem, and can be
treated in the way as accidental, or weather related
incidents. It is usually completely random, and highly
inconvenient.
 Continue…
34

Maintenance failure or human error.

Even the best and most efficiently constructed
maintenance plan can be made ineffective by
carelessness, forgetfulness or laziness. It is essential to
have careful monitoring and feedback of
maintenance projects.
 Pesakit, kakitangan panik Hospital Teluk
TELUK INTAN 22 Jun - Pelawat dan
Intan terbakar. (Utusan Malaysia, 23/6/2012)
pesakit Hospital Teluk Intan (HTI) di
sini, kecoh serta panik apabila
bangunan Blok A hospital itu terbakar
dan diselubungi asap tebal, petang ini.

Kebakaran dipercayai berpunca

daripada litar pintas di kawasan
yang terlibat dan kerja-kerja
penyelenggaraan lif di blok tersebut
yang menempatkan wad-wad
pesakit.

Kakitangan hospital bertungkus-lumus

mengeluarkan berpuluh-puluh pesakit
yang terdiri daripada bayi, warga emas
dan kanak-kanak ke tempat selamat.

Kerugian akibat kebakaran di blok

tersebut yang menempatkan wad-wad
utama serta pelbagai mesin rawatan
dianggarkan RM1 juta.
 37
Continue…

 Well-established and practiced emergency

routines are essential to the efficient running of a
facility.

 It is prudent to consider the worst case scenario.

e.g. a major power failure at a time when
emergency service cover is stretched to
capacity.
38
Emergency Maintenance

Definition;

“Maintenance which it is necessary to put

in
hand immediately to avoid serious
consequences”. (BS 3811)
39
 Decision based types of maintenance

yes  Is the task no

planned?

Planned Unplanned
maintenance maintenance

yes  no
Is it a Corrective Is it
breakdown? urgent?
no  Maintenance yes
no yes

Preventative Emergency
Maintenance maintenance
Is scope
of work
known?
yes   no

Schedule Condition-based
maintenance maintenance

Figure: Decision based types of maintenance
Source: Chanter & Swallow, 2003
 Objectives of Planned Maintenance

• Clear evaluation of condition of the stock.
• Definition of maintenance standard.
• Calculation of a realistic budget plan.
• Definition of resource requirements.
• Establishment of reliable planning and management 
information.
• Establishment of control of workload.
• Calculation of monitoring performance against targets.
• Calculation of design performance.
• Indication of a logical procurement timetable.

41
1. Clear evaluation of condition of the stock.

• In order to develop a maintenance strategy, it is necessary to 
survey existing stock to evaluation its condition.

• The development of a maintenance programme forces the 
maintenance manager to commission a thorough stock survey 
– a time consuming and costly exercise.

• Increasingly, computerised systems, adopting purpose written 
specialist software, are being used as basic condition survey 
tools.

42
 2. Definition of maintenance standard.

• In conjunction with maintenance policy and established 
standards, the maintenance programme assets clear and 
stated maintenance standards.

• The programme must contain clear definitions of how 
the various sections should be execute, and what 
performance criteria be used to assess the works.

43
 3. Calculation of budget plan.

• The projected cost of the maintenance programme can 
be the largest single factor in determining the extent 
to which the programme should be approved or 
executed.

• The budget plan shows each section of the proposed 
works and a corresponding cost estimate.

44
4. Definition of resource requirements.

• A planned maintenance programme allows the 
maintenance manager to make the most efficient 
use of resources by planning their utilisation in 
order (where possible) to avoid peaks and troughs of 
over or under utilisation.

45
 5. Reliable planning and management 
information.

• The maintenance programme is just one part of an 
overall group strategy.

• It is possible that parallel construction works or new‐
build project should be in progress.

• Strategic planning information is required in order to 
ensure that the various programmes do not overstretch 
management and control of resources.

46
 6. Control of workload.

• An important factor where only a limited workload can 
be discharged at one time due to staff numbers, 
managerial time, resources …

• In some cases, the restriction on resources within the 
organisation can be the overriding factor in 
establishing the rate of progression of the 
maintenance programme.

47
7. Monitoring performance against targets.

• Using established monitoring and control techniques.

• This is discuss in full later in the module.

48
8. Calculation of design performance.

• The planned maintenance programme indicates 
those areas of the building design where there are 
maintenance problems.

• This information can be used as feedback for future 
designs.

49
 9. Logical procurement timetable.

• Depending on what type of maintenance, there may be a limited 
number of contractors available in the vicinity.

• If a large number of maintenance contracts are awarded, it gives rise 
to the risks of reduced competitiveness.

• If contractors know that an organisation is going to be issuing contract 
documentation for 10 or 15 maintenance contract over the next years, 
then there is risk that they may used some form of price fixing.

• Generally, the less work there is about at any time, the more 
competitive the contractors tend to be.

50
51