Building maintenance practice is one of the responsibilities of facilities management. The top to presenting building director in the building as to monitor, planning, and put into practice the maintenance works. Nowadays, the demand of creating maintenance is increasing due to the increase range of development by programmer and government. In Malaysia, the building maintenance practise is regular condition as having less the experienced and specialist people in this part. Besides that, the weakness can be found in the task of the maintenance which will not all natural between users need. The quality of maintenance is regarding to the performance and value of the building. The strategic process should be applied to sustain the building. The advancements of technology uses are for easier of maintenance work such as tracking and keep the data information of the building. The planning of the maintenance work should be set up accordingly credited to efficiency of maintenance. The good planning will certainly reduce the maintenance cost much better than replace to the new one. The ways to ensure efficiency of creating maintenance have to be review as reference to the building director in this day which the challenges are more advanced.
2. 0 INTRODUCTION
British Standard 3811:1984 defines maintenance as:
An affiliation of any activities carried out between to keep something in, or bring back it to an acceptable condition (Barrie Chanter, 2007).
What can be known from this is is the action taken is not only about the physical of the building but including the financial and company. In addition, the suitable condition means the effective use of the building as the performance revealed.
Nowadays, the needs of creating maintenance management are speedily changing throughout the years. Building maintenance usually related to the procedure to maintain, maintain of the building composition and its condition. Usually, the building maintenance systems are used for factory, housing, university, hotel or office. This essential to ensure the building itself can provide convenience and attractive environment to the people work and stay in the building.
The private and public sector should provide these services in case the building is under construction and completed. Usually for general public building, government had spent a budget to allocation maintenance of the building. In the mean time, for private developer they also have to provide this about the need to keep the building and fulfil their users. Regrettably, we always heard that open public sector that federal government had problem to keep up the building. Our ex - Primary Minister, Dato' Seri Abdullah Ahmad Badawi said that government had spent big money allocated equipment for the building since it better than spend cash in the long run when the serious problem already occurs. The Ministry of Works Malaysia should take the responsibility very seriously and stop accused each other when the weakness revealed (Henti tuduh menuduh isu bangunan kerajaan rosak, 2007)
Malaysia still has many weaknesses in practising building maintenance management system. The machine did not have connection between your need of maintenance the building and client or individual (lateef, 2009). The good maintenance should entail the satisfaction of users. So, we can see the actual user's needed in the building to keep up it function.
This project is to recognize what can be done to ensure efficiency of the building maintenance management. The building administrator got to know how it's important to be kept corporation in the building and keep maintaining the building as well. The machine practice is based on the planning, understanding and solution to be use before we start the engineering.
3. 0 THE METHODS TO ENSURING EFFICIENCY IN BUILDING MAINTENANCE PRACTICES.
The meaning of efficiency is 'do the right thing' or what actually the produced and performed with can be achieved with the same consumption of resources (BusinessDictionary. com, 2012). So, in framework of creating maintenance practise, the efficiency is how the building supervisor can set up and manage the building to maintain its good shape. The elements have been figuring out to guarantee the building supervisor can do the task efficiency as explained below:
DESIGN/ MAINTENANCE Romance OF THE BUILDING.
The role of building manager start is at the level building in design brief. The initial level of the building design brief must be follow the key points such as produce a building is suitable and effective for the function, produce building that's supplies the perfect physical and environment, produce building that balance between original and operating cost and lastly, regular of the building basic on the need and aspiration of the community (Barrie Chanter, 2007). This is very important to seek a satisfactory design and to set off problem solution in the future.
Another meaning of design quick is including of the function of the building, performance requirements, and overall design (Brian Atkin, 2009). The relationship between design and maintenance is to guarantee the building can be accomplishing as its function. This is special for aesthetically design of building to ensure the permanent maintenance. Then, the building manager taking part in this stage to assist the engineer installs the equipment correctly because they need to be mindful the building after the construction completed. For example, the building director consult with the engineer regarding installation of machinery and electronic equipment. They need to be deciding where to put the lift, and escalator. Besides that, the building manager should know how the equipment maintenance such as easier to get the extra parts. This design brief can also be referring by the job associates, consultants as well as others to get the more descriptive information.
The personnel attribute is the top element in controlling building maintenance. The attribute needed is qualification, soft skill and also the knowledge in the maintenance (Emma Marinie Ahmad Zawawi, 2009). Usually, the building director practice platform on the knowledge. The partnership between consumer and building users is highly recommended. As acknowledgement, the building manager knows that the customers and users is centre of maintenance management. This group should be concentrates as to preserve and enhance value of the building (lateef, 2009). The customers are owner of the building, who provides funding in addition to a project brief in the first level of maintenance works (Ali, 2009). The building administrator should have good communication and romance between them to avoid any misunderstanding and make sure the budget allocation is enough.
Next, the building administrator should be pondering beyond the existing condition of building as the initial of beware action (lateef, 2009). The good maintenance is also predicated on the money collection. The building manager has to ensure that the bank account funding to maintain and repair the building is enough. The insufficiency in maintenance finance could influence maintenance performance (Ali, 2009). Hence, the customers have to cooperate with the building manager in order to acquire the account besides offering moral support to the management. The decision of payment cash is influence the maintenance budget of the building.
In addition, the nice building manager should organize the organization of the division. The design of the business must be good in order to get the efficiency of the building maintenance. Each of them got to know their responsibility taken. As the building supervisor, he/she must be monitoring the staff doing the work properly (Emma Marinie Ahmad Zawawi, 2009). Besides that, the building manager have to choose if the maintenance work is done by outsource or in-house management. This shows that relationship between companies and building supervisor should be concern as they need to do the maintenance work in the building.
Furthermore, decision making. The building manager must be excited into this sector. The decision making created by the building supervisor depends on the complete information of the building matters. The element that must definitely be consider is the client's demand, building age, financing, security and health requirements, and existing building condition (Ali, 2009). The good decision making will have an effect on the performance of the building. The administrator can manage the cost expenditure with efficient and effectively.
Planning is needed in the building maintenance. The look must be plan as the best way to forecast on the failing incoming as to keep carefully the equipment and system can be functionally with efficiently matching to its design life aspect (G. P. Sullivan, 2010). You will discover three types maintenance program found such as:
The maintenance work is basic on the predetermined intervals. The idea is reducing the likelihood of failing or before the problem occurs.
The maintenance work done as the condition mechanical or operation condition. For instance, lift. The building director must check the equipment of lift as the tedious or continuous screen to prevent more expensive of fixing.
The maintenance timetable is by intensify and doing something to solve the challenge before becomes issue. The other so this means is avoiding the challenge in first place. For instance, the equipment that is redesigns or altered. The building manager has to analyse the situation before occurs.
The building maintenance establish predicated on the concept of value for money. The other name is Push-pull factor. The idea work has been evaluating the performance strategy and from then on they have to put into action the new way of the management (Barrie Chanter, 2007). This idea provides a simple description and the goals of the maintenance programmes and plans as the condition can be solve (lateef, 2009). The shape 1 below show how the principle applied in this technique:
PUSH FACTORS RESPONSE Yank FACTORS
VALUE FOR MONEY
NEED FOR PERFORMACE MEASURES
Strategic building evaluation
Building condition assessments
Strategic facility planning
Improve office environment and productivity
Cost-effective property management and maintenance
Figure 1: Push-pull factors
Source: (Barrie Chanter, 2007)
The value founded maintenance is when the maintenance is unforeseen occurs, therefore the effective and proactive action should be studied place as the demand of current users craving for high quality service, good with time and less cost (Arazi idrus, 2009).
Computer-aided facilities management (CAFM).
The CAFM is between computer-aided design (CAD) and space planning of the building, in order to monitoring and planning space and activities in the building (Brian Atkin, 2009). This system needed by building manager to update the information of the building maintenance work. This technique does not keep carefully the administration data only but are the maintenance work plan. Out of this, the building manager can always check, review and planning result plan of the maintenance. The info collection in this system is about the property record file, service provider file, works requests, live orders record, and invoicing (Barrie Chanter, 2007). The diagram below shows the info collected and the perfect solution is of the maintenance work:
Figure 2: Five steps of maintenance solution program
Source: (Emma Marinie Ahmad Zawawi, 2010)
HEALTH AND Security IN THE BUILDING
The quality of the building is taken into account. The building director must enhance the efficiency and satisfaction and efficiency of the activity around the building (lateef, 2009). For example, the building must be installed by fireplace extinguisher, building alarm system, security shield and else. The customers and users will feel safe when they in the building. The building administrator also has to check the protection equipment to prevent malfunction when crisis occurs. The health and safety analysis procedure is documented by the building director (Ali, 2009).
4. 0 CONCLUSION
The essential of the building maintenance procedures would have to be review by the building administrator whether from open public or private sector. The efficiency of the building maintenance can end result the nice performance of the building. The building administrator should have the knowledge and delicate skill in managing the team of maintenance. Besides that, the maintenance budget must be sufficient to enough time wait of the restoring work. The users' satisfaction is considering as the benchmark of the worthiness system. The existing of brilliant building is need for good maintenance and requires well-trained maintenance organisation. Finally, the effective and reliable of the building maintenance practise is bottom on the allocation of resources to meet maintenance needs.
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