BSR307

MAINTENANCE MANAGEMENT II

Dr. Sr. Mohamad Ridzuan Yahya (MRISM, PJM)

Maintenance Program
Two main core of maintenance program are
preventive and corrective maintenance
Preventive maintenance is a schedule of planned
maintenance actions aimed at the prevention of
breakdowns and failures.
The primary goal of preventive maintenance is to
prevent the failure of equipment before it actually
occurs
Corrective maintenance involves the repair or
replacement of components that have been identified
as worn, defective, or broken.
This is the ideal situation-find the casualty and
repairs it before it affects the operation situation. 2
Maintenance Program
Maintenance works should be carried out
on time
Program should be planned as far as
possible
Any delay should be kept to a minimum
time only.
Maintenance Program
BUILDING MAINTENANCE
◦ Work, other than daily and routine cleaning,
necessary to maintain the performance of the
building fabric and its services
PLANNED MAINTENANCE
◦ Maintenance organized and carried out with control
and the use of records, to a predetermined plan based
on results of previous condition surveys.
BREAKDOWN MAINTENANCE
◦ Operation of Restoring an item to fulfill its original
function after a FAILURE in its performance
Maintenance Policy
BS3811 defines maintenance policy – as a strategy
within which decision on maintenance are taken.
Alternatively defined as the ground rules for the
allocation of resources (men, materials and money)
between the alternatives types of maintenance action
that are available to management.
Related to allocation of resources and cost involved.
Example:

1. Broad Policy
2. Specific Policy

5
Maintenance Policy
A maintenance policy should consists of
these items;-
◦ Value of money (Asset Value and Resource
Value)
◦ Owners requirements (Physical Performance
and Functional Suitability)
◦ The presents use of the buildings and
upgrading works
◦ Legal conditions
◦ Cycle of maintenance works
Policies – How Shall We Proceed?
Involves laying down operational and cost objectives for the
maintenance department starting with:
 Identification of maintenance tasks
 Standard to be achieved
 Limits of cost (lead to policies concerning the proper balanced
between preventive and corrective maintenance)
 How far work should be programmed rather than relying on users
request.
 Priority of work according to the different types of work
 Work should be carried out by direct labor / contract out.

Policies will determine the structure of the maintenance

organisation and the roles and duties of the staff.
Example of Maintenance Policy
PENSERA SDN BHD

“ Kami berjanji untuk melaksanakan usaha

yang bersistematik ke atas bangunan dan
segala sistem serta peralatan untuk
mencapai ‘maximum operating efficiency
and optimum economic life”
 TECHARTA (M) SDN BHD
“ Bertekad dan beriltizam untuk
menyelenggara bangunan secara
bersistematik, berjadual dan terancang
mengikut budget yang optimum selaras
keperluan pengguna bangunan kini dan
masa hadapan”
The Component of Maintenance Expenditure for building:
Maintenance contract (services) / out sources – Cleaning, Landscaping,
M&E system, security, etc.
Rent, rates, taxes and insurances

Rent – any asset rented by the management

Rates – government tax, assessment etc.
Insurance – Fire Insurance, Public Liability, major services insurance
(lift, a/cond etc.)
Utilities – electricity bill, water supply, gas, fuel, compressed air and other
specialized services (air-conditioning system)
Repairs to fabric and engineering services & grounds. Building fabrics,
decoration, drainage, furniture & fixtures, electrical services, lamp
changing and other services.
Ancillary & housekeeping services. Security, car park attendance,
cleaners, waste disposal (Alam Flora) etc.
Maintenance office expenditure – utilities bill, post and stationery
equipment etc.
Staff salaries – maintenance manager, executive, technician, handyman,
etc. 10
Maintenance Strategy to increase the Financial Profit:
Create a financial policy of the company.
Outline of annual inspection report
Outlines of long term program to show timing of
major works
Plan Supervisory and Clerical Work
Any changes of maintenance organization should be
inform / allocation of staff.
Number of men employed and anticipated wage bill.
Give a specific reason for any change in the number
of direct labor is compare with the previous period.
Purchase of additional plant with reason.
Introduce of incentive scheme.
11