International Journal of Advances in Mechanical and Civil Engineering, ISSN: 2394-2827 Volume-4, Issue-1, Feb.

-2017
http://iraj.in
THE BARRIERS TO THE IMPLEMENTATION OF INDUSTRIALIZED
BUILDING SYSTEM (IBS) IN HIGH RISE STRUCTURE IN
SELANGOR
1
MUSHTAQ AHMAD, 2OSAMA OMAR HASENESHKORFU, 3KASHIFNIGAR
1
Department of Civil Engineering; UniversitiTenagaNasional Malaysia Putrajaya Campus
2
School of Built Environment; Infrastructure University Kuala Lumpur Malaysia (IUKL)
3
Department of Civil Engineering; CECOS University Hayat Abad Peshawar, Pakistan
E-mail: 1ma_5099@yahoo.com, 2Kashifnigar@yahoo.com, 3osama.shk72@gmail.com

Abstract- Industrialized building system (IBS) is adopted as an alternative construction industry in Malaysia. This study is
conducted to investigate the barriers in the implementation of IBS in Selangor, Malaysia. Quantitative study was carried out
to collect primary data. Questionnaire survey was conducted among CIBD employees and construction experts involved in
IBS projects. Lack of awareness among the people, lack of government incentives and promotion, lack of manpower, low
quality and poor skills and knowledge are the top most barriers in the implementation IBS construction in Selangor. In the
conclusion, the acceptance level of IBS among experts and general public found lower further studies need to be carried out.
The study recommends awareness, skills and training program and government initiatives of promotion for the
implementation of industrialized building system (IBS) in Selangor, Malaysia

Key Words- Barriers, Implementation, Industrialized building system (IBS), High Rise structures; Selangor

I. INTRODUCTION including innovation, motivation of workforce,

The Construction industry plays vital role in the
country economy. The Malaysian Productivity Report
(MRP, 2013) revealed statistical data indicated that
construction industry growth rate increased from
4.5% in 2011 to 18.5% in 2012 with gross domestic
product GDP of 3.4%. Improvement has been
recorded in mega construction projects in 2012 both
private and government sectors in Malaysia.
According to world commission for environment and
development, (1987) life of common people changed
now and new ideas of sustainably development,
economic growth, increasing population in the world
change the behavior of the people which directly or
indirectly effect our environment.
Hamid et al., (2008); CIDB, (2003-07) defined
industrialized building system (IBS) techniques use in
construction in which components developed on/off
the site assembled into a structure to reduce extra cost
and time. According to CIDB, (2007) industrialized
building is made off precast components, innovative
fabrication of components such as steel, concrete
block and timbers structures.
On site fabrication and construction process of
structure components of IBS are safe, innovative and
green (CIBD, 2007; CIBD, 2005). Presently,
industrialized building system (IBS) in developed
countries comes out to cope various construction
problems such as to reduce land space, cost, time and
low productivity labor etc (Nawi et al., 2014;
Yahya&Shafie, 2012; Kamar et al., 2009). IBS
roadmap survey study revealed that since 2003-2010
only 15% IBS system was followed in the
construction projects completed locally in Malaysia
(Kamar et al., 2009; CIBD, 2007). Recently,
construction industry is facing many challenges
scheduling, quality, safety and unskilled overseas
workers are on the top prior issues in implementation
of IBS in Malaysia Malaysian dependency on
overseas unskilled workers, which has lack of
knowledge and less productive rate in construction, is
the main problem in construction industry. The key
aim of this research study is to investigate barriers to
the implementation in industrialized building system
in Selangor state Malaysia. Research objectives are
listed as;
1. To determine the barriers in implementation of
IBS in high rise buildings in Selangor;
2. To study level of acceptance for IBS
implementation in high rise buildings in
Selangor;
3. To explore the ways to reduce barriers in
implementation of IBS in high rise building and
promote to use IBS in Selangor State, Malaysia.
Primary significance of this study is investigation of
barriers in ways of IBS implementation in high rise
buildings. Investigation of the barriers is important to
find which further help to develop strategies and
solve the major issues in the implementation of IBS.
II. LITERATURE REVIEW
Sharni& Ismail, (2003); Abdullah & Egbu, (2009)
defined IBS with more wider scope and extensive
view as IBS is transformation of traditional
construction attitude, pre fabrication of constructional
components off sites and once fabricated transport to
the site and assembled, modern method of
construction and off site production are the key
definition of IBS terms use in construction.

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 International Journal of Advances in Mechanical and Civil Engineering, ISSN: 2394-2827
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Rahman& Omar, (2006) defined industrialized
building system (IBS) as the process of construction
of building erections based on previously fabricated
construction components off site.
Chung and Kidar, (2007) describe IBS as the huge
production of building components transport to the
actual site erected the building based on design and
shape.
2.1 IBS Overview in Malaysian Context
According to Thanoon et al., (2003) industrialized
building system is not new in Malaysia, the history
start just after independence of Malaysia in (1960)
when country housing ministry and local government
traveled to some European countries to study their
housing program. IBS was initiated in (1964) in
Malaysia, just after successful visit to Europe and
government lunched their first project on 2.7 acres
land along jalanPekeliling Kuala to construct 300
units in seven blocks and 17 stories tall with forty
shops lots and aim was to enhance quality, reduce
completion time compare to conventional method of
construction and build low cost buildings, project was
completed in 27 months period (CIBD, 2003).
Figure 2.1; Development of IBS in Malaysia (Abedi
et al., 2011)
Figure 2.1 shows that much effort has been done by
Malaysian government to establish IBS system in
country since 1960s onward for future and much
improvement has been reported. In addition to,
second IBS project in Malaysia was launched in
1965, consist of six blocks seventeen stories flats and
three buildings eighteen stories flats at Penang state.
Numerous private construction industries with
cooperation of foreign investment involved in IBS
and in the result several method of IBS construction
developed in Malaysia. Selangor State government
(PKNS) in the period of 1981-1993 made contract
with Germany based construction company
PratonHaus to build low and high cost house for the
development of new township in Selangor. The
company built around 52,000 house units using IBS
technology in Selangor (CIBD, 2003). Thriving
period of Malaysian construction 1994-1994 shows
The Barriers to the Implementation of Industrialized Building System (IBS) in High Rise Structure in Selangor
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Volume-4, Issue-1, Feb.-2017
that using IBS system broadly in many projects done
in Malaysia such as hybrid construction technique to
build national landmarks such as Bukit Jalil Sport
Complex, Kuala Lumpur Convention Centre,
Lightweight Railway Train (LRT), Petronas Twin
Towers, KL-Sentral, KLIA airport, construction of
new administration capital of Malaysia in Putrajya
and first Malaysia cyber city (Cybberjya) are the
example of IBS construction in Malaysia. The current
IBS systems used in Malaysia housing projects are
large panel systems, metal form systems and modular
system. In the past, many foreign based companies
involved in developing IBS construction system in
Malaysia but Malaysia was always keep to develop
IBS technologies named Zenbes, CSR, IJM and HC
precast. Kamar et al., (2009) documented that total
registered number of contractors in 2007dealing with
IBS in Malaysia is 895 companies. Registered IBS
manufacturer in Malaysia until 2007 is 138 producing
347 IBS products which are available in the market.
Malaysia is in the row of developing nation by using
IBS technology with cooperation of many local and
foreign companies and completed many projects.
Government of Malaysia emphasized to use IBS
technology in government and private project any
government projects must not be less than 70% use of
IBS and IBS must be the part of construction
documents (Kamar et al., 2009).
2.2The Barriers to IBS Implementation in
Malaysia
Strong encouragement of IBS implementation from
the government and private sectors construction
industries has big contribution to implement IBS in
Malaysia (Kamar et al., 2009). Unavoidable benefits
of IBS and highly progress in construction witnessed
hurdles and barriers to the implementation on large
scale of Malaysia Selangor state is also one of them.
Based on past studies followings barriers have been
identified to IBS implementation in Malaysia.
2.2.1 Awareness and Knowledge
IBS Roadmap review (2007) reported that to adopt
IBS technology system based on client good
awareness and knowledge, and surely they will
encourage if they have idea and knowledge.
Knowledge deficiency among skilled worker
including designer, engineers and others led the
project delay and request for extra time to finish task
also one o the hurdle in IBS implementation. IBS
Roadmap review, (2007) awareness of IBS will
accelerate the overall performance of the project and
it is knowledge of IBS is necessarily important for all
stakeholders. Chung &Kadir , (2007) observed that
most of the authorities has no idea and knowledge of
IBS design which further take them long time to
understand the design and process which delay
overall project duration.
2.2.2 Planning and Implementation
At presents, the pre-casters and contracting firm in
Malaysia are involved after tender stage of the
 International Journal of Advances in Mechanical and Civil Engineering, ISSN: 2394-2827 Volume-4, Issue-1, Feb.-2017
http://iraj.in
construction value chain. However, the paper important and this is one barrier in the
observed that, IBS design needs to be addressed and implementation of IBS in Malaysia.
plan form the design stage to be successful adopted
trough the integration of pre-caster, designer and III. METHODOLOGY
contracting firm (IBS Roadmap Review, 2007). As a
result, a lot of IBS project in Malaysia is not cost Questionnaire was designed based on previously
effective as it is proposed to be an alternative design conducted surveys which consist of several sections
to traditional method. IBS application has to be to validate research objectives. Reliable close ended
incorporated during the design stage. questionnaire was generated comprise 20-30
Rahman and Omar, (2006) alignment and leveling are questions to represent the aim of the study. Structure
critical to the IBS implementation but lack of of the questionnaire is given in Table 2.1.
planning and management not handle them well so
for proper erection of structural member’s alignment Table 2.1; IBS questionnaire structure
and leveling is important.
2.2.3 Negative Perception
Lack of knowledge and unavailability’s of skilled
workers in the past, the image of IBS is presenting
negatively today (Rahman& Omar, 2006). Several
reasons presented to indicate negative impact of IBS
is due to low quality production, alignments, leveling,
mass construction method, leakage unpleasant
architectural appearances and other drawbacks. Due
to the poor architectural design, the old pre-fabricated
buildings have given the public, bad impression about
pre-cast concrete. Clients are often in doubt of using
IBS because of fear of customer rejection. Even
construction professionals are in doubt in IBS
3.1 Respondents of the Study
technology and relate IBS with a potential post-
Many construction manufacturing companies are
construction problem. In addition, it is always not
involved in IBS in Selangor state. According to
popular among the designers as they found pre-
construction industry development board, (CIBD,
fabrication has limiting their creativity in design
2011) registered companies are 36 in Malaysia and
process (Hamid et al. 2008).
most of them are in the state of Selangor and Kuala
2.2.4 Components Standardization
Lumpur. CIBD employees and CIBD registered 10
One of the key reasons of IBS technology success in
construction companies involved in IBS were the
construction is utilization of standard components in
respondents of the study.
construction. Study revealed that low quality
components using in IBS is obstacle and issue to
3.2 Sample Size
implement IBS in future. Every skilled person related
In this study, total 60 questionnaires were distributed
to IBS has standard, architects, designer, engineers,
among the following construction experts CIBD staff
contractors and the material technology use in IBS.
;Company owner; General Manager /Project Manager
2.2.5 Transportation /Project Engineer ; Project Designer; Project
According to Hass &Fagerlund, (2002) to manage
Contractor etc.
IBS construction feasible transportation is important.
Transportation of fabricated components and using
3.3 Data Analysis
crane, lift machines to erect the components
Frequency and Descriptive Analysis (Mean and Std
according to the design and nature of the work. When
deviation) was determined using SPSS.
structural members transported to the site need
additional machinery to erect and complete the
project. Advance and quality transportation is

IV. RESULTS AND DISCUSSION

A total of 60 questionnaire samples were distributed among CIBD staff and construction expert involved in IBS
construction in Selangor Malaysia. The survey response was 95.0%. Likertscale five was used where 1.0
strongly disagrees and 5.0 strongly agree.

4.1 Level of Acceptance of Industrialized Building System

Among others factorstop five IBS level of acceptance is shown in Figure 2.0. The respondents of the study
claimed that more research studies should conduct to enhance the level of acceptance in IBS. More research

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 International Journal of Advances in Mechanical and Civil Engineering, ISSN: 2394-2827 Volume-4, Issue-1, Feb.-2017
http://iraj.in
studies will improve and spread awareness among public regarding IBS construction system. In the parallel
CIBD should encourage private and public sectors is ranked top. Less involvement of the government sectors in
IBS shows lower level of acceptance. Normally construction companies followed client request so the client
lack of awareness and attitude towards IBS shows the main barriers in Selangor. This part of the study is
concluded likewise IBS acceptance level in Selangor is not very high according to the obtained results
respondents neutral views regarding higher cost of IBS mean value of 3.28 shows that high cost of IBS is not the
reason of acceptance IBS in construction. In contrast of the findings respondents highly recommend that CIBD
should have to encourage private and government sectors to accept and adopt IBS construction in Selangor.

3.5
3.38 3.38
3.4
3.28
3.3 3.24
3.2
3.1 3.03
3
2.9
2.8
Conduct more CIBD sould Higher cost public sector Companies
research encourage affect IBS involved more less
studies private and acceptance in IBS involvment in
public sector IBS

Figure 2.0: Level of Acceptance of IBS

4.2 Barriers to Industrialized Building System

This study has found five top ranked factors as shown in Figure 3.0. Most of the respondents claimed that lack
of awareness among public is one of the main barrier in the implementation of IBS. Lack of government
incentives and promotion among private and government sectors is ranked second. Lack of manpower followed
by the low quality and poor skills and knowledge are the top most occurring barriers to the adoption of IBS in
Selangor. Chung &Kadir (2007) found similar barriers factors and stated that lack of manpower and lack of
general public awareness are the amongst top ranked barriers factors. Lack of knowledge and skills lead the
employees to low quality and which is also shown few of the most top ranked barriers in the implementation of
IBS in Selangor. In every system development and promotions government played huge role but in this scenario
study found that lack of government promotion in private and public sectors lead the factor to the top barriers in
the adoption of IBS in Selangor. In contrast, legal and cultural issues were ranked lowest ranked barrier
followed by the lack of technology issues. Study found that cost, time and wastage of material are the least
affecting barriers to the implementation of IBS in Selangor.

4.8 4.7
4.6 4.42
4.4 4.28 4.26
4.2 4.1
4
3.8
Lack of Lack of Lack of Low quality Poor skill and
awareness government manpower knowledge
among people incentives and
promotion

Figure 3.0: Barriers to Industrialized Building System

4.3 Method to reduce Barriers in the Implementations of IBS

In the last section of the questionnaire, respondents were asked to rank the most influential methods to reduce
barriers in the implementations of industrialized building system (IBS) in Selangor is shown in Figure 4.0. The
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 International Journal of Advances in Mechanical and Civil Engineering, ISSN: 2394-2827 Volume-4, Issue-1, Feb.-2017
http://iraj.in
study has sum up top most ranked method suggested by the respondents to reduce the barriers of industrialized
building system (IBS) are create awareness program among public has found the most influential method of
reducing barriers in the implementation of IBS in Malaysia. The second influential method was ranked by the
respondents is formal education in business and engineering process will significantly reduce the barrier present
in the implementation of IBS in Malaysia. Offer more incentives for users of industrialized building system
(IBS); Training program of local labors to encourage and reduce manpower cost to hire professional from
abroad followed by scientific supply chain management will significantly reduce barriers in the implementation
of industrialized building system (IBS).

5
4.8
4.6 4.78
4.68
4.61
4.4
4.2 4.4

4 4.1
3.8
3.6
Create awareness Formal education Offer more Training program Scientific supply
programs in business incentives for user for local labors chain
process management

Figure 4.0: Methods of barriers reductions

CONCLUSIONS AND RECOMMENDATIONS market. BuHu 9th International Postgraduate Research

Industrialized Building Systems (IBS) is a
construction process that utilizes techniques,
products, components, or building systems which
involves mainly the prefabricated components and
onsite installation. Successful and effective
implementation of IBS in Malaysia construction
industry can offer various benefits compare to
conventional in-situ systems. Study concludes that
awareness of industrialized building system in
Selangor; private and in government level incentives
should be provided to attract people by
implementation of IBS as well as promote with
benefits and flexible cost.
Study recommend local as well as foreigner
construction employees properly be trained and
organize training program to enrich employees with
high skills and knowledge. In the last study
recommend based on findings scientific supply chain
management should be employed in the process to
enhance and promote industrialized building system
in Selangor, Malaysia. Due to short time study has
limitation of study area in Selangor state only. This
study further recommends to extent the study area to
other parts of the Klang valley as well as cost
comparison with traditional building system in
Malaysia.
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