3.0
MAINTENANCE MANAGEMENT
Through using techniques like maintenance planning, scheduling, and budgeting, maintenance
management organises the resources and activities required to keep the assets in excellent
working order or to return them to a good state. Therefore, the purposes of maintenance
management are to:
3.1

To ensure that the facilities and machinery are always in good condition

Maximize the endurance of equipment and infrastructure.

To manage budget and maintenance costs

To increase operating safety and guarantee a safe environment
MAINTENANCE STRATEGIES
Any task carried out to maintain or repair each component of a building to a usable condition is
referred to as maintenance. Planned maintenance and unplanned maintenance are the two
categories of maintenance. According to the time of repairs, the maintenance plan is typically
divided into two categories which is preventive and corrective maintenance (DoD, 2008). There
are, however, a number of maintenance techniques that were tried and proven over time.
Enhancing equipment efficiency and facility performance while balancing the associated
resources used and cost, are key components of a good maintenance strategy. We must ensure
that the profit on our investment is relevant (Michael, 2016). The PJD Tower's property
management prioritises planned maintenance while keeping an eye on the users. Planned
maintenance will be any scheduled, documented, and planned maintenance action. The benefit
of performing preventive maintenance is that it lowers the cost and budget for corrective
maintenance, that is only 20% of the corrective maintenance that management has set as a target.
Additionally, it can shield the structure from serious shortcomings and issues.
3.1.1
Corrective Maintenance
When a system experiences a failure, corrective maintenance is a failure-based
maintenance strategy that assesses the system's condition and returns it to its initial state
(Xu,2017). Because it typically requires fewer resources and infrastructure, including as
tools, technologies, and skills, CM is generally less expensive (Michael, 2016). The
manufacturing process is typically paused when this kind of maintenance is carried out,
which lowers output and raises expenses. Both the length of the repair process and the
costs associated with the breakdown and any ensuing production line disruptions are
unpredictable. Corrective maintenance is therefore carried out on assets with low
criticality, where flaws do not result in significant temporal or economic consequences
(Diego, 2017). Corrective maintenance entails the actions listed below (Anil,2014):

The failure must be checked when it has been found. The item is typically put back
into service if the failure is not proven. This no-fault-found issue results in a major
time and money waste.

If the failure is proven, the item is readied for maintenance and the failure report is
done. It also requires carrying an unnecessary huge inventory constantly.

The next logical step in corrective maintenance is localization and isolation of a
defective part in the assembly, after which the part is removed for disposal or
repair.

If discarded, a replacement part is put in its place. Broken connections or an
unrepaired PCB are two examples of reparable components and connections.
3.1.2
Preventive Maintenance
The purpose of planned preventive maintenance is to minimize breakdowns. Contrary to
corrective maintenance, planned maintenance is not carried out during production times
(Diego, 2017). The fundamental idea is to anticipate a part's typical lifespan and replace
it before it lapses (Heinz, 2001). This strategy results in improved life cycle and more
reliability (Hiyam, 2021). This strategy's effectiveness significantly depends on all
replacement parts being accessible in time for the planned maintenance tasks (Hiyam,
2021). Scheduled maintenance and condition-based maintenance are two types of
preventive maintenance (Xu,2017).
3.1.2.1 Condition-Based Maintenance
Condition-Based Maintenance is a maintenance strategy based on the system
operating state in which the system condition is continually tracked to detect
defects in the system's components, ascertain the system's present state, and
anticipate the trends in that state (Xu,2017). According to Wanga et al. (2007),
condition-based maintenance and predictive maintenance are considered to be
synonymous (Sharma et al, 2005; Mobley, 2002; Edwards, Holt & Harris,1998;
Ahmad & Kamaruddin, 2012; Sartori, 2020). Although the names are vary, the
meaning is the same since they are all maintenance tasks that use techniques for
fault diagnosis and condition monitoring to assess the state of the system
(Xu,2017). The CBM provides us with advanced notice of impending failure and
improved failure prediction accuracy (Shin, 2015). Additionally, it emphasises costcutting over use-maximizing (Heinz, 2001). However, the investment cost for CBM
is typically substantial for employee training and monitor equipment installation
(shin, 2015). According to Lampis (2010) and Gilberto (2022), the fault rectification
procedure in the CBM strategy involves five stages.
1. Fault Finding When a Problem Occurs.
It may result in unusual actions, being taken by the physical asset or even by
the system to which it belongs. Such symptoms are discovered by the defect
detection step through the examination of monitoring data.
2. Fault Diagnostic
Analysis of the previously noted symptoms is necessary to determine the fault.
The fault diagnostic stage is in charge of determining which physical asset, out
of all those being monitored, is malfunctioning. The system components can
be manually examined to determine the cause of a failure, but if it is vast and
complex or must be swiftly determined for safety concerns, the use of an
automated fault diagnosis approach is necessary.
3. Fault Assessment
If a fault is not adequately addressed, it may have negative effects on the
system. This should be considered. In the fault assessment process, the
diagnosed problem is categorised according to its seriousness or the hazard it
represents, and eventually the remaining usable life of the faulty asset is
determined.
4. Making a decision
After analysing the issue, a choice regarding what needs to be done must be
made. The decision-making stage determines whether the system's operation
will be entirely stopped in order to fix the defect or if it will keep running while
the fix is postponed.
5. Fault Elimination
The system is restored to operation after the component is repaired or
replaced, correcting the fault.
3.1.2.2 Scheduled Maintenance
To check, remove, or replace components at evenly spaced intervals and avert
breakdowns, additional damage, or operating losses, scheduled maintenance is
time-based maintenance that is carried out on the basis of initially set schedules
(Xu,2017). Normally, a maintenance procedure takes two to three days (Donatella,
2022). Scheduled maintenance can either be a system restoration or a scheduled
replacement, depending on how the system's components need to be handled.
Assembling, cleaning, or renovating the system at a predetermined time with the
intention of preventing fault incidences over the wear-out period is known as
restoration (Xu,2017). It can consists of safety system tests and checks for oil or
water leaks. Preventive time-based maintenance is normally carried out every
three months during the first year of operation and afterwards every six months,
depending on type and model. The fundamental benefit of a preventative timebased maintenance plan is that it maximises financial return since assets supply
more predictable and reliable. Nevertheless, in comparison to CBM, it results in
higher costs and the danger of overmaintain because tasks could be finished quite
often than necessary before the actual component life end (Donatella, 2022).
3.2
Maintenance Plan
Planning and scheduling for maintenance are the core of effective maintenance management.
Planning activities consider everything that will be needed to do maintenance work, including the
tasks that must be completed, the methods that must be used, the parts that will be involved, and
the people who will carry out the project. These are the practises used by the PJD management
group. The PJD Tower maintenance programme is divided into three categories which is longterm, medium-term, and short-term programmes. By dividing the scheduled maintenance, the
property management can assure that the apartment complex operates smoothly and effectively.
3.2.1
Long Term Program
Long-term programmes often include planning to accomplish and keep up with
maintenance standards. It is done to bring the building up to the desired standard. A two
to five-year long-term programme has become a framework.
The long-term plan for PJD Tower involves updating with the appropriate
manpower and skill sets based on manhours per category, such as less electricians and
more plumbers. When asking for an increase in labour budget, this will completely change
the situation because functioning pro-actively requires having an accurate predicted
labour budget. In the long-term planning for PJD Tower, changing the types of machinery
utilised and outsourcing some maintenance tasks are also taken into consideration.
3.2.2
Medium Term Program
A medium-term programme is an annual plan that serves as the foundation for the year's
budget by providing a more accurate assessment of the amount of work to be done.
Project managers would create thorough planning for initiatives that had been approved
for inclusion in the long-term plan. Establishing policies and processes for the medium
term helps to stop the repetition of current problems.
Every year, PJD Tower property management provides fire-fighting system
services. The maintenance of the fire-fighting system includes the inspection, life safety
code check, and maintenance of the alarm devices, sprinkler system, pipe and fitting, fire
pump, and other tasks. All maintenance procedures are required because they affect how
well the fire-fighting system will function in the event of a fire. If the fire-fighting system is
kept in good working order, the fire may be put out before it becomes a serious problem.
3.2.3
Short Term Program
A short-term programme is a daily, weekly, or monthly schedule with more precise
performance dates. It is a very flexible strategy since occasionally there could not be
enough labour available on a particular day or the work might not be able to be completed
that day for another reason.
Daily Maintenance
The daily maintenance tasks include janitorial, cleaning, and pipe repairs. These are all
common functioning maintenance tasks that many facility management companies
perform on a regular basis. Maintenance tasks that are performed in the office's common
areas include cleaning, janitorial, and plumbing tasks. There would be sweeping, drain
cleaning, rubbish clean-ups, and other tasks. In order for the office's clients to enjoy the
common areas, such as the check-in lobby, business and seminar rooms, and public
restrooms, they must be kept tidy. Daily upkeep tasks are typically essential to the
building's long-term survival.
Weekly Maintenance
Weekly upkeep on PJD Tower includes landscaping and lighting. These activities is
significant since it affects the ambiance and view of the dwelling area. Additionally,
property management must ensure that there is enough energy and lighting in the home
to prevent complaints. The landscaping services include maintaining the crops and the
playground. By engaging in landscape work, business buildings can enhance their appeal
and draw in a lot of buyers to buy the available property units.
Monthly Maintenance
The PJD Tower property manager handles routine maintenance tasks like sewage
treatment and lift servicing on a monthly basis. These two types of maintenance work have
been outsourced by the PJD Tower property management to a contractor with greater
expertise in the services needed. Given that the elevator is the major piece of equipment
used by tenants, lift maintenance is essential. If the lift is not properly maintained, it could
provide the occupants a lot of difficulties and hassles when going about their everyday
business. The plumbing will also be affected in the meantime. If it is not frequently
maintained, many issues could develop, including clogged drains and poor water quality.
Lifts and plumbing system should therefore be frequently maintained to avoid greater
expenses associated with damage and to guarantee that operations go without a hitch.
4.2.3 Maintenance Budget
The maintenance management team is guided by these policies, strategies, and planning
as they allocate their budget planning, which facilitates improved decision-making.
However, PJD Tower is unable to reveal the precise amount of the maintenance budget
due to privacy and confidentiality concerns. Nevertheless, it is anticipated that PJD Tower
upkeep costs RM 5,000 annually.
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