1. Maintenance and construction
Topic 4
Abdul Jalil Omar
Department of Real Estate Management
Faculty of Technology Management and Business

2. The role of PM in Maintenance
One of the important and visible role of property management
The tenant views management & maintenance as the same entity (diagram 1).
The property manager need not be an expert in maintenance, but should learn the terminology and be willing to get dirty when dealing with maintenance personnel and contractors

3. Maintenance Circle Poor maintenance Sound maintenance Resident
dissatisfied
Less money
Residents
satisfied
Money for
debt
Few
vacancy
More
vacancy

4. Types of maintenance Service maintenance (emergency repairs)
Maintenance items requested by the tenants or manager
Emergency issues: stopped up toilets, leaking faucets, lack of hot water, broken windows, lack of heat, so on.
So, the PMs should prioritise with the following:
emergency
Repair within 24 hrs
When time permits

5. Types of maintenance Routine maintenance Preventive maintenance
General maintenance to common areas, landscaping, equipment and janitorial duties
In office building, the lobby, halls and restrooms should be maintained on a regular schedule.
Preventive maintenance
Regular repair tasks to prevent minor problems from leading to major breakdowns or problems.
Replacing air conditioning filters, adjusting equipment, exterior painting.

6. Types of maintenance Extraordinary Maintenance
Major rehabilitation, replacement or refurbishment of units, buildings or grounds
E.g. roof replacement, replumbing

7. Maintenance areas Plumbing Heating system Electrical system Carpeting
Fresh water supply, drainage system, gas piping
Heating system
Electrical system
Wiring systems
Electrical repairs should be performed by licensed electrician for safety and insurance matters
Carpeting
Pest control
Roofing

8. Security and safety
To most tenant, security represents the peaceful enjoyment of the unit and a secure complex
Hardware – locks, deadbolts, adequate lighting, fences, gates etc.
Guards to patrol the complex
Tenant participation
Police
Site improvement – install lighting in dark areas, CCTV
Smoke detector

9. Energy management
The largest expenses in office building is utility bill, which may represent over 32% of the operating costs.
Step in an energy management programme
Gather background information
Analyse information develop alternative measures
Develop alternative measures
Implement selected measures
Follow up and maintain control

10. Energy management
Specific measures to reduce energy consumption for example:
Cover room air-conditioners in winter to reduce heat loss
Repair any plumbing leaks or drips especially hot water
Solar energy
Water conservation
Toilet
Traditional toilet uses 5-7 gallons per flush
New toilets use 1.6 gallons per flush
Shower heads
Conventional showers use 4.5 GPM
After 1994, New showers use 2.5 GPM

11. Selection of maintenance personnel
The criteria for maintenance person:
Have competence
Necessary skills
Must be trustworthy

12. Estimating repair for costs
The PM needs estimates of repair costs:
Budgets
Management plan
Specific projects

13. Toxic waste Environmental report Preliminary site assessment
Includes an executive summary, a statement of purpose, a site description, a site inspection, an area survey, a chain of title and a regulatory review
Phase I assessment
Include testing of interior and exterior materials from the site: inludes ceiling tiles, water insulation, air quality, soil, piping and so on.
Phase II assessment
Stage I consists of testing goals, test results and executive summary
Stage II consists of determining what course of action is needed and acceptable to local, state, and federal agencies. Approval of this stage is needed before proceed to stage III
Phase III
Problems have been identified and plan for remediation cleanup and implemented

14. Maintenance vs Healthy Building
WHO (1946) defines health as
A state of complete physical, mental and social well-being and not merely the absence of disease or infirmity
A healthy building encourages positive well- being of human beings
Rousseau Wasley (1997) identified several dimensions of well being:

15. Maintenance vs Healthy Building
Rousseau Wasley (1997) identified several dimensions of well being
Lighting
Air
Thermal comfort
Aural comfort
Spaces
Colour
Texture
Levin (2000) broaden into the social impact of buildings on the external environment into account

16. Maintenance vs Healthy Building
Samuelson (2000) stressed on the importance of:
aesthetic,
job satisfaction and
social relationships in healthy building.

17. Sick building vs Healthy Building
Sick building refer to buildings that cause occupants to suffer from various symptoms such as
Building-related illness (BRI)
Caused by asbestos, radon and corbon monoxide
Sick building syndrome (SBS).

18. The assessment of framework for healthy building
Principles
Generality
Objectivity
Practicality
Relevant to health

19. The assessment of framework for healthy building
Environmental qualities
Density
Air
Light
Noise
Thermal comfort
Drinking water
Waste disposal
cleanliness

20. Environmental qualities of a healthy apartment building: a general framework

21. List of building factors that effect environmental qualities

22. List of building factors that effect environmental qualities

23. Hierarchy of building factors

24. Conclusion
The assessment framework for the health and hygiene performance of buildings could be a strategic tool to provide useful information on buildings’ health and hygiene performance
For building users and occupiers, the assessment scheme provides tool for the evaluation of different aspects of the building that affect the health and hygiene performance of their working or living environment
For the developer or building owners the assessment scheme encourage the construction and maintenance of healthy buildings
For the architects and esigners, the tool could be useful for checking and improving the quality of health and hygiene aspects of new building design
For property managers ??

25. References Decarlo (1997), Property Management
Leung et al, (2004), Assesing the health and hygiene performance apartment buildings