6.0 TYPE OF MAINTENANCE
3.0
Type of Maintenance
3.1
Introduction of maintenance
Maintenance is often knowns as the series of
activities which undertaken to take care on the building services and structure
to ensure the intended functions and optimal performance of the building entire
life-cycle. Maintenance activities is important to protect building’s owner
real estate investment which comprises of physical integrity, risk management,
aesthetic preservation, and responsible stewardship. In order to show the
maintenance activities is important to the building, the following terms were
elaborate how the maintenance activities influence them:
a. Physical
integrity
In term of physical integrity,
maintenance allowed to maintain the building assets in a good condition thus
minimize disruptions and downtimes.
b. Risk
Management
Risk management can ensure the
building assets in a state of well repair hence increase the level of owners’
health and safety.
c. Aesthetic
preservation
Maintenance work ensures the well
maintain work to the aesthetics of the building such as avoiding the building
assets from deteriorating in appearance thus becoming unsightly.
d. Responsible
stewardship
Maintenance activities also helped in ensuring the
building assets inside the building are able to achieve their full potential
services life which is under responsible stewardship.
3.2
Maintenance work in Prangin Mall
Maintenance works are essential to the Prangin Mall
which to ensure that the building is able to perform well. Since, it is a
commercial building comprises of multiple floors with many different size of shop
lots and they are many people visited to the building and works inside the
building in a day. Hence, the maintenance works such as cleaning must be carry
out day to day. Also, the maintenance works to the broken components must be
carry out as soon as possible to create safety concern to the building
occupants. Apart from this, to preserve the healthy condition of equipment and
avoid failure through the preservation of deterioration in Prangin Mall, the
daily maintenance such as cleaning, oiling, inspection, and retightening also
important to the Prangin Mall.
3.3
Maintenance objective
During interview section with the Prangin Mall’s maintenance
manager named William (Mr.), he had mentioned that there is various reason and
objective to carry out the maintenance work in Prangin Mall as listed below:
a. Reduce
errors in daily operation
b. Prevent
breakdown or failures
c. Maximize
useful life of equipment
d. Reduce
production loss from failures
e. Increase
reliability of all operating systems
f.
Maximize performance of production
equipment
g. Keep
equipment safe and prevent safety hazards thus reduce the risk of injury.
h. Reduce
cost of replacement
i.
Reduce unnecessary maintenance and
inspections
j.
Reduce number of expensive repairs due to
equipment failure that are required to resolved as soon as possible.
k. Improve
product quality and customer satisfaction through adjusted and serviced
equipment.
According to the maintenance manager, he proven that
maintenance works that has been carried out to the Prangin Mall are helped to
prolong the life-cycle of the building and equipment. Therefore, Prangin Mall
are become aware of taking concerns to the maintenance management. Furthermore,
he said that without a proper maintenance management to that building, it could
lead to significant repairing cost such as HVAC system fail to function. Hence,
it will reduce the uncomfortable condition to building occupants. Therefore,
maintenance works must carry out with a proper plan to increase the comfortable
level of building occupants.
3.4
Type of maintenance in Prangin Mall
Computerized Maintenance Management System (CMMS) was
utilized by Prangin Mall or sometimes referred as Enterprise Asset Management
(EAM). It is a system or software helped to store all the maintenance data and
information on a computer. By using this system or software, the maintenance
department of Prangin Mall are able to track work orders, quickly generate
accurate reports, and instantly determine which of their assets required
preventive maintenance. Hence, CMMS has led to extended asset lifespans,
improve organization, and ultimately reduced costs and increased profits.
3.4.1
By utilizing CMMS, maintenance managers said that it has been create a lot of
advantages to their department. The advantages of CMMS as provided as below:
a. Plan
and schedule preventive maintenance
Prangin Mall used CMMS to automates
the scheduling of inspections and maintenance. Through the automates scheduling
of inspections and maintenance, it has avoided the occurrence of maintenance
problem and expensive repairs. By using CMMS, it has prolonged the lifecycle of
the equipment and minimize the overall operating cost to Prangin Mall.
b. Manage
work orders efficiently
In terms of manage work orders
efficiently, CMMS has improved the maintenance workflows and increase the
efficiency of the maintenance. It is due to CMMS are allowed the maintenance
department of Prangin Mall to schedule, assign, and close work orders quickly
and easily. Hence, CMMS give the ability to configure work order screens with
the desired fields, automatically tracks all the work orders in the system, and
captures the history that associated with every parts of equipment inside
Prangin Mall.
c. Manage
spare parts inventory
In Prangin Mall, there are many
different small department under maintenance department and these small
department will handle various types of services and systems. Sometimes,
maintenance department will disorganize and cause the maintenance department
facing difficulties to finds the assets along with their exact location and
automate reordering of parts in order to perform repairs quickly. Hence, CMMS
allow maintenance department to track the assets quickly that they need to be
repair and maintained and set up the automatic reordering of parts. So, they are
able to carry out the repairing works as soon as possible with the right spare
parts on hand. Furthermore, maintenance department no need to waste their time
to search the spare parts in the storerooms because the CMMS has recorded the exact
location of the parts that they need.
d. Eliminate
paperwork
CMMS are allowing all the maintenance
data and information in Prangin Mall eliminates the need for paperwork and
clipboards. It is because the software can be set up to capture information
automatically. In addition, all the people who involved in the maintenance
works are able to view all information that related to work orders on their own
mobile device or computer. Hence, the maintenance department in Prangin Mall no
need to search the folders and cabinets to find the information that they need.
e. Enhance
productivity
When carry out the maintenance work for
Prangin Mall, CMMS enable the maintenance technicians to access real-time
maintenance information, check inventory, and initiate work orders without
returning to the office. It is due to CMMS enables maintenance software linked
with the mobile devices. Hence, maintenance technicians will reduce their
appreciated time return to the maintenance office. Moreover, CMMS provided the
details procedures, parts, and necessary tools to maintenance technicians to
ensure the maintenance work can carry out on time.
f.
Reduce downtime and repair assets
By utilizing CMMS, it was helped
Prangin Mall in preventing revenue loss and damage to organization’s brand by
focusing on preventive maintenance and minimizing equipment downtime. It is due
to CMMS system enables maintenance department to regularly maintain structure
and assets. Hence, they are less prone to breaking down thus the repairing
costs will reduce.
g. Increase
safety
In terms of safety, computerized
maintenance management software able to aid organizations in regularly
inspecting and maintaining equipment, and meeting safety laws and regulations
in order to prevent malfunction and critical failures. CMMS will minimize the
error work time due to accidents in Prangin Mall, thus ensures the equipment is
under safe condition in both operators and the environment.
h. Maintain
organization’s pulse
By using the business intelligence
dashboards feature in the CMMS to monitor key performance indicators (KPIs), by
looking the big picture and create reports for decision makers. Furthermore, Prangin
Mall using CMMS to analyze the historical data and trends. Hence, maintenance
department can identify the problems areas such as rising costs, low
productivity and constant repairs.
i.
Ensure compliance with regulatory
standards
CMMS able to ensure all the
maintenance works in Prangin Mall comply with national and international
regulatory standards. The reason to ensure the maintenance works are carry out
comply with the regulatory standards is due to all the maintenance managers
will face periodic audit or random inspections by the regulatory agencies.
Therefore, CMMS will help them to demonstrate regulatory compliance and reduce
the amount of preparation and paperwork that is required for an audit. So, it
makes compliance easily traceable and reduces the risk of non-compliance
penalties.
j.
Reduce overtime
By utilizing CMMS, it can used to
reducing the need for emergency maintenance and repairs. Hence, maintenance
department can cut overtime significantly. By the scheduling the maintenance, staff
can work more efficiently and effectively.
3.4.2
BEAM (CMMS) System
In addition, Prangin Mall has improved all the
maintenance services for the whole building through the implementation of BEAM
(CMMS) system. Whereby, BEAM (CMMS) is known as computerized maintenance
management system. It is including building automated system which easier for
the staff and building occupants to make a report and review the data which
including of numbers of complaints and defect that occurred in Prangin
Mall. For an example, every staff or
building occupants are able to make report or complaint to the maintenance
department by accessing the BEAM (CMMS) system. Hence, the report will be
recorded and handled by the responsible party as soon as possible.
|
3.4.3
Building Automation System (BAS) - CMMS
Moreover, CMMS is a software package that maintains a
computer database of information about an organization’s maintenance operations
and it includes Building Automation System (BAS). Building Automation System
(BAS) integrate different kinds of disciplines such as HVAC control, light and
blind control, subsystem which coordinated by maintenance management level in
Prangin Mall. A modern building automation system help to monitor the various
facilities it controls to understand how to optimize for maximum efficiency in
Prangin Mall. It can easily control heating a room to a specific temperature,
adjust to the needs of the tenants, and then conserve energy when none is
needed. Additionally, BAS system can get the various components and facilities
within a building to coordinate and work together toward greater overall
efficiency.
Figure 3.2: Process of BAS system for
building services in Prangin Mall
Therefore, the implementation of CMMS by maintenance
department of Prangin Mall was helped to increase the maintenance productivity.
This technology or software was helped to manage the maintenance work of the
whole building of Prangin Mall. However, without CMMS the maintenance
department could not be carry out efficiently and efficiency. Therefore, CMMS is
an important tool to enhance the efficient maintenance works in order to
minimize the significant cost for emergency repairs.
3.5
Organizational chart for maintenance department of Prangin Mall
 |
|||||
 |
|||||
 |
|||||
According to the organization chart above that
provided by maintenance department manager shows that currently there are seven
small department under maintenance department of Prangin Mall. The seven small
department including maintenance for water supply department, maintenance for
lighting department, maintenance for security and alarm department, maintenance
for HVAC department, maintenance for fire safety department, maintenance for
lift and escalator department, and maintenance for plumbing and sanitary
department. First of all, there is one maintenance department manager, one assistant
maintenance department manager and one admin in the maintenance department.
Furthermore, water supply department, lighting department, and security and
alarm department comprises of one manager in each department and two staff in
each department. However, for HVAC, fire safety, lift and escalator, and
plumbing and sanitary comprises of one manager in each department and one staff
in each department only. Currently, it shows that there are total number of 20
staff in maintenance department of Prangin Mall.
3.6
Framework of maintenance works in maintenance department of Prangin Mall
Figure 3.4: Framework of maintenance works in
maintenance department of Prangin Mall
According to the framework of maintenance works in
maintenance department of Prangin Mall above shows that currently the
maintenance works are separate into seven small department. The seven small
department including maintenance for water supply department, maintenance for
lighting department, maintenance for security and alarm department, maintenance
for HVAC department, maintenance for fire safety department, maintenance for
lift and escalator department, and maintenance for plumbing and sanitary department.
However, some of the maintenance works such as water supply, lighting, security
and alarm in Prangin Mall are carried out by maintenance department of Prangin
Mall. It is because there is enough human resource in their department to
handle this kind of maintenance works. In addition, maintenance works that need
to follow the standards regulations such as HVAC, fire safety, lift and
escalator, and plumbing and sanitary will carry out by certified contractor
(outsider). It is because the maintenance department of Prangin Mall are
lacking in human resources in these services. Hence, in order to follow the
standard regulations, the maintenance department of Prangin Mall will employ
the certified contractor to carry out the maintenance works. Therefore, ensure
all the maintenance works are carry out comply with the standard
regulations.
3.7
Summary
Currently, the maintenance works in Prangin Mall will
carry out by themselves which is maintenance department of Prangin Mall or by
certified contractor (outsider). Whereby it is depending on what type of
services need to be maintenance. If there is minor problem, then majority of
the maintenance works will be carry out by themselves. However, when there is
major problem, then the maintenance works will be carry out by certified
contractor (outsider).
CONCLUSION & RECOMMENDATION
Prangin Mall is a commercial building
comprises of multiple floors with many different size of shop lots and they are
many people visited to the building and works inside the building in a day. Furthermore,
this building equipped with various kind of facilities and services such as
HVAC system, lighting system, transportation system and so on. Hence, the
necessary maintenance works are essential to improve the cleanliness and safety
level of that building which allowed people to conduct their own business
transaction comfortably.
After visited and investigated the
maintenance works in Prangin Mall, the output shows that the overall condition regarding
the building facilities and building services of that building is under
satisfied level. All the building facilities and building services are
performed well and maintain functionality.
Besides, during interview section
with the maintenance department’s manager, manager said that Prangin Mall are
take higher concern to maintenance works. Hence, the board of directors for
Prangin Mall have employed almost 20 staff under maintenance department to ensure
there are enough human resource to carry out the repairing work as fast as
possible when emergency breakdown systems appearance.
Additionally, there still have some
maintenance works do not carry to improve the aesthetic value of the internal
building. For example, the cleaning, polishing and painting works to the
internal wall of the building. The internal part of walls inside the Prangin
Mall are quite dirty due to maintenance department of Prangin Mall always
taking concern on maintenance works for building services and building
facilities. Hence, they neglect to carry out the maintenance works to improve
the aesthetic value of the building.
Moreover, maintenance department
should carry out the maintenance works for the defects such as cracks, dampness,
fungus, concrete spalling and so on. After visited to the site, we found that
there are many defects occurs in Prangin Mall. Therefore, repairing works must
carry out to prevent the defects growth and becomes more serious.
Furthermore, there is lack of
maintenance works to the remote areas. For example, cleaning and repairing
works to the remote areas such as corner part of the building. Maintenance
department of Prangin Mall neglect to carry out the maintenance works to the
remote areas that has been abandoned to reduce the maintenance costs.
Lastly, all the maintenance works are
essential and important to the Prangin Mall. So, the maintenance department of
Prangin Mall must carry out all the maintenance works with the compliance.
Comments
Post a Comment