l7 managing maintenance and construction
TRANSCRIPT
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Managing Maintenance And
Construction
Siti Hasniza Binti Rosman
Universiti Teknologi MARA (UiTM)
Table of Content
• Basic Maintenance Procedures
• The Property Manager And Maintenance Personnel
• Preventive Maintenance And Maintenance Program
• Setting Up A Cost-Efficient Maintenance Program
• Key To Successful Maintenance Management
• Energy Management
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Basic Maintenance Procedures
1) Routine maintenance
2) Preventive maintenance
3) Corrective maintenance
4) New construction
Routine maintenance
• Regular housekeeping chores are the most
frequently recurring type of maintenance.
• For most multi-tenant buildings, residential or commercial, the common areas and the grounds around the buildings must be cleaned and patrolled daily.
• Example: cleaning and housekeeping.
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Preventive maintenance
• Regular maintenance activities and routine
inspections of the building and its equipment should be scheduled on a predetermined basis.
• Example: replacing air-conditioning filters on a regular basis.
Corrective maintenance
• Corrective maintenance involves the actual
repairs that keep the building’s equipment, utilities and amenities functioning as contracted for by the tenants.
• Example: repairing a boiler, fixing a leaky faucet and replacing a broken air-conditioning unit.
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New construction
• Often performed at the request and expense of
the tenant.
• Cosmetic maintenance is designed to increase the marketability of the property.
• Upgrading/Renovation/Extension
• Refurbishment
The Property Manager And
Maintenance Personnel 1) Resident managers – responsibilities to
increase with the size of the building, this individual should report directly to the property manager.
2) On-site maintenance staff – to make sure that the full-time staff is large enough to meet the routine maintenance chores of the building.
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The Property Manager And
Maintenance Personnel 3) Contract services – services performed by
outside persons on a regular basis for a specified fee.
4) Hiring and firing maintenance employees – the approval of hiring and firing employees should be under the control of the property manager or the owner’s agent and not left entirely to the discretion of the resident manager or superintendent.
Preventive Maintenance And
Maintenance Inspections
• Preventive maintenance has become a highly developed set of procedures.
• It involves carefully scheduled maintenance activities and prepared inspection forms that list the important physical elements and systems of the property.
• The purpose of preventive maintenance is twofold – to cut down on repair and replacement costs and to avoid interruptions in service to the tenants.
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Preventive Maintenance And
Maintenance Inspections
• Routine Inspection
The manager’s first responsibility is to be aware of the overall condition and operations of each property under his or her care.
The manager’s effectiveness as a maintenance administrator will depend on the thoroughness of routine inspections and on the ability to pinpoint and correct laxness in the maintenance team.
Preventive Maintenance And
Maintenance Inspections
• Maintenance Requests
The property manager should tell all tenants to report problems and maintenance needs immediately to the management or building office, preferably in writing.
Tenants should be personally thanked by the manager for passing on information about needed repairs in their rented space or public areas, even if the manager was already aware of the condition.
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Setting Up A Cost-Efficient
Maintenance Program
• A program to reduce maintenance costs is not easily engineered, implemented or maintained.
• It requires the cooperation of all persons involved in the management of the property from the resident manager or superintendent to the maintenance crew.
Setting Up A Cost-Efficient
Maintenance Program
• Designing the program
Prepare an inventory of equipment and building.
Determine necessary maintenance tasks.
Calculate the cost.
Scheduled the tasks.
Keep records.
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Setting Up A Cost-Efficient
Maintenance Program
• Control plans
Short-term plans – redecorating, landscaping and supplying stocks offer short-range opportunities to exercise cost control.
Long-term plans – to identify opportunities to save an operational expenses.
Key To Successful Maintenance
Management
• Knowing what needs to be done, who is doing it, how much its costs and was the job done right.
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Key To Successful Maintenance
Management
• Information required to handle maintenance requests
1) Scope of the job
2) Location of the job
3) Job priorities
4) Method to accomplish each job
5) Materials needed
6) Number of personnel
7) Hours of work performed
Key To Successful Maintenance
Management
• Computer software
To assist the manager when scheduling requested repairs, tracking time and cost of repairs, and scheduling regular preventive maintenance.
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Energy Management
• Energy costs are increasing at a rapid pace, yet
with effective planning and management, a property manager can demonstrate his or her professional ability and achieve dramatic savings.
• The manager should begin by meeting with maintenance personnel to solicit their recommendations.
Energy Management
• Conservation measures
Extensive programs of replacing or upgrading HVAC equipment (called retro-fitting), that often are controlled and monitored by a computer.
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Energy Management
• Instituting an energy management plan
Convert consumption costs into unit costs for each type of energy used.
Lighting, heating, refrigeration, etc. should be calculated separately.
Select areas where savings appear possible.
List various method of effecting savings and determine the cost of each.
Analyze each method to determine cost-effectiveness using the payback method and life-cycle costing.
Energy Management
• Instituting an energy management plan
Select the method to be used.
Prepare a plan for implementation, including sequence and timing.
Execute the plan.
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Energy Management
• Gaining the owner’s approval
The property manager must explain the recommendations in terms of dollars and cents.
The cost of each part of the plan must be calculated and the payback period established.
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