Professional Documents
Culture Documents
BY
JALAL A. AL-KHATAM
( 934307 )
TABLE OF CONTENTS
TABLE OF CONTENTS..............................................................................................2
LIST OF FIGURES......................................................................................................5
CHAPTER ONE: INTRODUCTION.........................................................................6
1.1 BACKGROUND...................................................................................................6
1.2 BUILDING MAINTENANCE OVERVIEW.......................................................7
1.3 OBJECTIVES OF THE RESEARCH................................................................10
1.4 RESEARCH METHODOLOGY........................................................................10
1.5 LITERATURE REVIEW....................................................................................11
CHAPTER TWO: BUILDING MAINTENANCE COST CONCEPT..................14
2.1 CLASSIFYING MAINTENANCE COST ........................................................14
2.2 CONTROLLING MAINTENANCE COST.......................................................18
2.3 DECISION INCURRING MAINTENANCE EXPENDITURE........................21
21
2.4 INEFFECTIVE MAINTENANCE COST..........................................................24
2.5 FORMS OF MAINTENANCE CONTRACTS..................................................25
2.6 RELATIONSHIP BETWEEN DESIGN AND BUILDING MAINTENANCE 28
2.7 RELATIONSHIP BETWEEN CONSTRUCTION AND BUILDING
MAINTENANCE.....................................................................................................30
CHAPTER THREE: BUILDING MAINTENANCE COSTS FACTORS..........31
3.1 ENGINEERING SERVICES..............................................................................31
3.1.1 Design Complexity......................................................................................31
3.1.2 Faulty Design...............................................................................................32
3.1.3 Low Concern to Future Maintenance...........................................................32
3.1.4 Life Cycle Cost Techniques (LCC).............................................................33
3.1.5 Poor Quality Control....................................................................................34
3.1.6 Unfamiliarity with Maintenance Methods...................................................34
3.1.7 Unfamiliarity with Local Conditions...........................................................35
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LIST OF FIGURES
Figure
1
Due to the growth of housing with the lack of building Standards, more
maintenance, rehabilitation, and renovation work have become necessary
to ensure the serviceability and safety of the constructed houses. In
addition, the existing houses need to be sustained as long as possible.
Therefore, ways must be found to reduce the maintenance cost works due
to ageing of the buildings while keeping the same quality.
restore or improve every facility, i.e. every part of a building, its services
and surrounds to a currently acceptable standard, and to sustain the utility
and value of the building(Mills, 1980).
10
11
The British Former Minister of Public Building and Works recognized the
importance of research in various aspects of building maintenance when
he established the committee on building maintenance in 1965. In the
three decades after World War II, research in the field was mainly
directed at properties of materials and few of the results were actually
implemented. Therefore, the relationship between design, maintenance,
execution of maintenance, economic significance of maintenance, and the
actual performance of the materials and components under varying
condition should be considered (Al-Shiha, 1993).
In the early nineties, Neely developed data bases of takes that cover all
maintenance work required over the building. The data bases include the
entire component that could be found in buildings constructed by private
industry and government agencies. The results of Neely identification
include:
All tasks that had to be performed to maintain the components in
the standard operating order.
All possible components that could exist in any building.
Task resource information was developed for each task to record
labor and materials resources.
12
In the early nineties, researcher notes the heavy need to conduct such
types of studies. Moreover, many researchers did specific studies related
to their countries.
inadequate
waterproofing
and
drainage,
unqualified
13
Iqhwan in the early nineties proposed some concrete measures that can
lead to the improvement of maintenance status in Saudi Arabia along the
following dimension:
Developing and enforcing sound of maintenance practices.
Supporting researches in maintenance management systems
appropriate to Saudi Arabia.
These measures are
Study and assessment of maintenance status along with the two
dimensions.
Development of adequate maintenance management information
education program.
14
15
16
17
Causes: the causes of failure are many and varied. It can fall into on of
the following categories (Lee, 1987):
Normal wear and tear.
Abnormal wear and tear and may be due to design fault,
exceptional weather condition, improper use, inappropriate
18
The strategy of estimating can be either long-term or medium and shortterm estimate. The long-term estimate may extend over a number of years
and required for a verity of purposes. Also, it must be based on the
19
Financial Criteria
In this method, maintenance costs can be expressed as a percentage of
(Lee, 1987):
Occupation cost: the reduction in the occupation costs may increase the
maintenance costs. For example, the improvement in the thermal
efficiency of the building will reduce the energy consumption cost and
may increase the cost of maintaining and monitoring the system to ensure
its effectiveness.
20
21
22
artificial light and air should be used if the natural types are
inadequate (Lee, 1987).
Value consideration: the value of any building to be maintained is
determined by the need for it services. If there is no need for its services
then there is non-value to maintain it. Therefore, if the need exists, the
question is how the condition of a building would affect its value?
Determining the relationship between building condition and user
activities would assist in answering the arising question. Maintenance
interacts with other costs and also revenues. The optimum level of
expenditure on maintenance work is that which gives the maximum return
in value. However, any additional increment, which is not necessary, in
maintenance expenditure produces smaller increase in value.
23
Inefficient work will not alter the optimum standard but it will raise the
total cost of achieving that standard.
24
25
26
Plus a Fixed Fee Contract, Cost Plus Percentage Fee Contract, Cost Plus a
Fixed Fee with a Guaranteed Maximum, Term Contract, Purchased Labor
Contract, and Schedule Contract.
The Unit Price Contracts: A fixed price contract where the contractor
agrees to furnish services at specific amount of money per unit work and
the final price is dependent on the quantities needed to be carried out. This
type of contract is used when the actual amount of work is unknown.
27
Term Contracts: under this type of contract, the contractor is given the
opportunity to carry out certain types of work within certain limits of cost
for an agreed period. The work done is usually priced on either a
measured term or day-work term (Sceley, 1987).
28
2.6 RELATIONSHIP
MAINTENANCE
BETWEEN
DESIGN
AND
BUILDING
29
can be taken which will have a vital effect on the amount of maintenance
the completed building will need. The lowest initial cost in not necessary
the most economical at the end, for cheaper materials often require more
frequent maintenance and may have a shorter working life than the more
expensive.
30
everyday wear and tear. The designer must choose materials and building
that meets his client's functional needs and meets the budget constraints
laid down and can be maintained in good working order for a reasonable
time at a reasonable cost. Maintenance planning should be started at the
design stage and continue throughout the life of that building (Mills,
1980).
2.7 RELATIONSHIP
BETWEEN
BUILDING MAINTENANCE
CONSTRUCTION
AND
31
32
33
34
35
36
This will not only do nothing to rectify the original defect but may
substantially worsen the condition of the building. Therefore, worker
should examine carefully all symptoms, consider all the probable causes,
by a process of elimination identify the true causes and its source, and
then decide on appropriate remedial action (Lee, 1987).
3.2 LABORS
37
Some building defects have their origin in the building process itself. Due
to inaccuracies during construction, the fixing and bearings cannot
tolerate the differential movements leading to structural defects (Mills,
1980).
38
39
40
3.4 ENVIRONMENTS
41
can or cannot do, and realizes that his regulations are built upon his past
performance (Al-Hazmi, 1995).
42
43
44
45
46
47
4.1 INTRODUCTION
The maintenance is a key factor in retaining longer economic life for
buildings. Longer building life results in forestalling replacement which in
turn results in spacing out replacement times and hence capital
expenditure. Maintenance is really a productive activity both at the private
(leads to lower depreciation cost) and at the national levels (leads to lower
expenditures on replacement). To achieve maintenance goals some issues
need to be developed like, proper guidelines and standard, proper
48
49
Preventive.
Condition-based.
50
51
52
53
54
55
analysis, all the constituent items in the building can be divided into two
groups depending on the significance of the consequences of failure.
56
An item is utility significant if the cost of maintenance is less than the cost
of failure. In determining the cost of failure, it is necessary to take account
of any loss of availability which may result from the failure. Thus, all
items whose failure is likely to have an effect on the revenue, direct and
indirect maintenance costs, quality, user satisfaction, appearance,
serviceability or availability of the building are potentially utility
significant.
Care should be taken to ensure that all items that have failure
consequences are included in the list of significant items.
57
could be applied to every item in the building, but only one will yield
optimal results. The process is illustrated in Figure 1.
58
59
Figure 1.
Building Maintenance Decision Diagram
KEY
HSES = Health, Safety and Environment Significant
US = Utility Significant
Non-significant
items (NSI)
HSES items
US items
Condition-based
maintenance (CBM)
Y
f
to
os BM st
e c C co
th ng e
Is lyi th ing
n
y
p
a
l
ap s th app ?
M
les of FB
Condition-based
maintenance
(CBM)
Failure-based
maintenance
(FBM)
I
a s
le pp the
ss ly co
i
of than ng st o
a
t TB f
FB pply he M
M ing cos
t
?
Time-based
maintenance
(TBM)
e
lin
n- n
e o tio g
th di rin
Is con ito que nd
on i a ?
m hn le ive
tec ilab ect
a ff
av st e
co
e
th of
n on I
Ca diti ES
n S
Co e H e d?
th b tore
i
on
m
e
th of
n on e
Ca diti I b ?
n S ed
Co e U or
th onit
m
Time-based
maintenance
(TBM)
Time-based
maintenance
(CBM)
60
4.6 SUMMARY
To determine an optimal maintenance strategy for a building, it is
necessary to integrate the three types of maintenance strategy because:
Not all items are significant.
Not all significant items can be condition monitored.
Condition monitoring techniques are not always available.
The application of condition monitoring techniques is not always
cost-effective.
61
62
might not consider the hard condition of the gulf area such as hot
weather, humidity and nature of the society.
Owners always concern about the initial cost more than the running
cost. Therefore, the financial support for maintenance work after
the building has been constructed is weak. The reason may be that
from the standpoint of the individual firm the amount spent on
maintenance appears small in comparison with other operating
costs. But when viewed on a national scale it is quite clear that
maintenance is an activity of primary importance. Also, it can be
attributed to the existing belief that leaves the minor problem to be
worse before repairing it.
Good supervision and management of any project requires the
implementation of a special knowledge, skills, tools and technique
to the project activities in order to meet stakeholder needs and
expectations such as scope, time, cost and quality.
Lack of maintenance date makes the designers uncertain to
determine the high maintenance cost area, which need annual
inspection and then incorporate in the buildings maintenance
manuals.
Lack of defined uniform maintenance contract which will make
maintenance contractors more familiar with the terms and
63
64
REFERENCES
Arabia. Journal of King Saud University, Eng. Sci., Vol. 4, PP. 67-80,
1996.
7. Kelly, A. and Harris, M. J. Management of Industrial Maintenance,
65
London, 1987.
16. Seeley, H. Building Maintenance. Macmillan Press Ltd, London, 1976.
17. Shear, M. Building Maintenance Management. Virginia, Reston
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