Transcript KULIAH-Building

BUILDING MAINTENANCE
MANAGEMENT
REFERENSI :
• Building Maintenance Management by Barrie Chanter and
Peter Swallow http://www.scribd.com/doc/50069953/BUILDING-Maintenance-ManagementSecond-Edition-Barrie-Chanter-Peter-com
• Lee’s Building Maintenance Management by Paul
Wordworths
• Undang-Undang Nomor 28 tahun 2002 tentang Bangunan
Gedung
• Peraturan Pemerintah Nomor 36 tahun 2005 tentang
Peraturan Pelaksanaan UU No. 28 tahun 2002
• Peraturan Menteri Pekerjaan Umum Nomor :
24/PRT/M/2008 tentang Pedoman Pemeliharaan dan
Perawatan Bangunan Gedung
• Standar Nasional Indonesia (SNI) tentang Bangunan
Gedung
Asset Life Cycle
“SUSTAINING ASSETS”
Acquisition
Planning
• Identifikasi kebutuhan
• Review pilihan
• Cost/benefit
• Non assets alternatives
• Evaluasi resiko
• Core –aset milik
• Aset sewa
• Kerjasama
Monitoring and
Performance management
SUSTAINABLE
DEVELOPMENT
• Continous monitoring
• Pengukuran
• Pencapaian hasil
• Habis ekonomis
• Replacement
• Renewel
• Redeployment
Disposal
• Optimalisasi kinerja
• Program maintenance
• Penilaian aset
• Kondisi dan penggunaan
Operation &
Maintenace
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Fase yang dilalui aset selama siklus hidupnya adalah:
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Identifikasi kebutuhan (Fase perencanaan), yaitu ketika
permintaan atas aset direncanakan dan dibuat;
 Fase pengadaan, yaitu ketika aset dibeli, dibangun atau
dibuat;
 Fase pengoperasian dan pemeliharaan, yaitu ketika
aset digunakan untuk tujuan yang telah ditentukan.
Fase ini mungkin diselingi dengan pembaruan atau
perbaikan besar-besaran secara periodik, penggantian
atas aset yang rusak dalam periode penggunaan, dan
 Fase penghapusan (disposal), yaitu ketika umur
ekonomis suatu aset telah habis atau ketika kebutuhan
atas pelayanan yang disediakan aset tersebut telah
hilang.
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Definisi Menurut Perundang-Undangan
UU No. 28 Tahun 2002 tentang Bangunan Gedung
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Pemeliharaan adalah kegiatan menjaga keandalan
bangunan gedung beserta prasarana dan sarananya agar
selalu laik fungsi.
Bangunan Gedung adalah wujud fisik hasil pekerjaan
konstruksi yang menyatu dengan tempat kedudukannya,
sebagian atau seluruhnya berada di atas dan/atau di dalam
tanah dan/atau air, yang berfungsi sebagai tempat manusia
melakukan kegiatannya, baik untuk hunian atau tempat
tinggal, kegiatan keagamaan, kegiatan usaha, kegiatan
sosial,budaya, maupun kegiatan khusus.
PEMELIHARAAN :
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Pemeliharaan bangunan adalah usaha
mempertahankan kondisi bangunan agar tetap
berfungsi sebagaimana mestinya atau dalam usaha
meningkatkan wujud bangunan, serta menjaga
terhadap pengaruh yang merusak.
Pemeliharaan bangunan juga merupakan upaya
untuk menghindari kerusakan komponen/elemen
bangunan akibat keusangan/kelusuhan sebelum
umurnya berakhir.
Pemeliharaan bangunan sangat diperlukan untuk
memperpanjang umur dan kegunaan bangunan, serta
mempertahankan nilai kegunaan dari gedung tsb.
Pentingnya Pemeliharaan Bangunan :
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Integritas Fisik
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Mempertahankan umur bangunan
dikaitkan dengan nilai ekonomi
bangunan
Penampilan Fungsi Bangunan
Visual Bangunan
Kerusakan Bangunan
Kerusakan bangunan adalah tidak berfungsinya bangunan atau
komponen bangunan akibat penyusutan/berakhirnya umur
bangunan,
 atau akibat ulah manusia atau perilaku alam seperti beban fungsi
yang berlebih, kebakaran, gema bumi, atau sebab lain yang sejenis.
Intensitas kerusakan bangunan dapat digolongkan atas tiga tingkat
kerusakan, yaitu:
a. Kerusakan ringan,
Kerusakan ringan adalah kerusakan terutama pada komponen
nonstruktural, seperti penutup atap, langit-langit, penutup lantai dan
dinding pengisi.
b. Kerusakan sedang,
Kerusakan sedang adalah kerusakan pada sebagian komponen non
struktural, dan atau komponen struktural seperti struktur atap, lantai,
dll.
c. Kerusakan berat,
Kerusakan berat adalah kerusakan pada sebagian besar komponen
bangunan, baik struktural maupun non-struktural yang apabila
setelah diperbaiki masih dapat berfungsi dengan baik sebagaimana
mestinya.
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THE PRIMARY AGENTS,SUMBER & PENYEBAB
KERUSAKAN
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HUMAN
CHEMICAL
ATMOSPHERIC
STRUCTURAL
MOISTURE
FIRE
FAULTY DESIGN
FAULTY
CONSTRUCTION
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FAULTY MATERIALS
FAULTY COMPONENS
FAULTY SYSTEM
CLEANING
VANDALISM
HUMAN
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Failure ato clean and carry out routine maintenance.
Ignorance of the causes deterioration and decay.
Poor planning
Budgeting or allocation of monetary resourses to enable
maintenance activities.
Responsibility and accountability of maintenance
aspects.
Failure to establish an acceptable standard of
maintenance.
Adopting a negative attitude.
Etc.
CHEMICAL
Interaction of certain cleaning agents with
materials and/or components.
 Softening or discoloration.
 Activities or processes creating and
internal or external climate likely to
promote corrosion, deterioration and
decay of materials and components
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ATMOSPHERIC
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Reaction of the structure, external fabric,
finishes and cladding to the element such as
wind, rain, sun,frost and snow.
Reaction of the building to the penetration of
the above elements and the reaction of the
structure, external fabric, finishes and
claddings to the pollution in the atmosphere.
STRUCTURAL
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Settlement,moisture and thermal movements
and the reactions of the structural elements
being supported to these movement reaction of
the structure.
Reaction of the corrosive elements in the
atmosphere and internal climate and
deterioration due to infrequent inspections or
inadequate maintenance
MOISTURE
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Penetration of the external fabric or claddings
and through ground floor constructions giving
rise to dampness and possibly creating the
conditions suitable for fungi growth or attack.
Excess moisture in the intern atmosphere
which could lead to excessive
condensation,corrosion and possibly electrical
faults.
FIRE
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Repairs to the fabric, components,structural
elements,fittings, finishes and furnishing.
Weakning of any part of the building not
directly affected by a fire and the spoiling of
fittings, furnishings, finishes and decorations
caused by fire.
FAULTY DESIGN
Poor spesification of material.
The subtitution of unavailable material or
components by unsuitable replacements.
Insufficient finance leading to the selection of substandard material and/or components.
Lack of adequate consideration of future
maintenance problems.
Inadequate provisions for access to carry out
maintenance activities.
Lack of design flexibility due to rigid constraints
imposed by client
FAULTY
CONSTRUCTION
• Lack of supervision during construction
period.
• Failure to understand or follow exactly the
spesification and/or drawings.
• Failure to replace defective work.
• Failure of designer or architect to
adequately monitor works in progress.
• Lack of skilled labour.
• Ect.
FAULTY MATERIALS
• Failure of client,builder,designer,or
architect to reject sub-standard
materials.
• Inadequate inspection of material by
supplier and/or receiver.
• Provision of inadequate storage
facilities on site and inadequate or
incosistent mixing of material on
site.
FAULTY COMPONENT
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Similar conditions to those given above for
faulty materials can lead to deterioration
and decay of the fabric, services or
finishes of the structure or building.
FAULTY SYSTEMS
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Inadequate knowledge on the part of the
designer or architect leading to an unsatisfactory
design,detail or system.
Inability of the installer or builder to follow the
specification and/or drawings.
Inadequate testing of the system before
commissioned.
Failure or owner to follow maintenance
instructions provided by manufacturer or
designer.
The inability of the owner to operate the system
as instructed.
CLEANING
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Failure to carry out routine cleaning operations.
Use of incorrect cleaning materials and/or techniques.
Inadequate supervision of cleaners to ensure thaht
cleaning is thorough.
Failure of owner or tenant to provide sufficient space,
enough time or the correct equipment and materials
for cleaning operations.
The failure to employ specialist for cleaning special
fitting and equipment.
VANDALISM
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Lack of security.
Failure to promote awareness amoung occupants of
the consequenses of deliberate and not deliberate
vandalism.
Incorrect selection of materials and finishes
insirculation area which are prone to vandalism.
Failure to maintain or repair area of damage caused
by vandals thus encouraging more vandalism.
FACTORS INFLUENCING THE DECISION TO
CARRY OUT MAINTENANCE
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COSTS
AGE OF PROPERTY
AVAILABILITY OF PHYSICAL
RESOURCES.
URGENCY
FUTURE USE
SOCIAL CONSIDERATION
Kategori Pemeliharaan
1.
2.
3.
Inspection :
to assess the condition of a building, report any
problems and decide whether repair or other work
is necessary;
Specific tasks
such as testing building services and clearing
debris from gutters;
Minor repairs
such as fixing slipped slates, replacing broken
glass and making temporary ‘flashband’ repairs to
leadwork
FACTORS INFLUENCING THE DECISION
TO ADAPT BUILDINGS
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COSTS
INVESTMENT OPTIONS
FUTURE USE AND LIFE
AESTHETICS
SOCIAL CONSIDERATIONS
AVAILABILITY OF PHYSICAL RESOURCES
TIME FACTOR
STATUTORY APPROVAL
Jenis Pemeliharaan (BS 3811)
TYPE OF MAINTENANCE
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Maintenance can be defined as any
work undertaken in order to keep or
restore every part of building to an
acceptable standard.
The type of maintenance work
needed toachieve this objective will
depend upon whether the work was
planned or unplanned
TYPE OF MAINTENANCE
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Emergency maintenance, is maintenance
which need to be carry out immediately,
whereas maintenance work which is to be
carried out or implemented within 24
hours is oaten referred to as urgent
maintenance.
Corrective maintenance, is maintenance
work which is carry out after a failure has
occurred and can range from a simple
fuse replacement to the complete
replacement of a major component.
TYPE OF MAINTENANCE
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Preventive maintaenance, is any
maintenance carried out in the
anticipation of a failure.
Planned maintenance, is a definite
programme of mainatenance work
with the objective of reducing to a
minimum the need for corrective or
emergency maintenance.
SUMMARY OF TYPES OF
MAINTENANCE
yes
Is there
failure?
no
Was maintenance
Planned?
yes
Carry out
Corrective
maintenance
no
no
Carry out
Preventive
maintenance
Carry out urgen
Corrective mainte
Nance within 24 hrs
no
Carry out any necessary examination
inspection or testing prepare report
For record and feedback information
Could theare
Be serious
consequenses?
yes
Is it an
Emergency?
yes
Carry out emergency
Maintenance immedia
telly
MAINTENANCE CRITERIA
• TECHNICAL FACTOR
• POLICY CONSIDERATION
• ORGANISATIONAL CONSIDERATION
• FINANCIAL FACTORS
• ECONOMIC CRITERIA
• ENVIRONMENTAL CRITERIA
Technical Factors
Age of buildings
Nature of design
Material specification
Past standard of maintenance,
including regularity of treatment,
quality of work and any backlog of
essential work
Cost of postponing maintenance
Policy Considerations
 Prestige
– whether maintenance
standard is in keeping with “image”
of organization
 Nature of past and current usage of
building
Organization Consideration
• Position of building maintenance
department in the organization hierarchy
• Personality of maintenance manager
• Knowledge and experience of decisionmaker in top management
• Degree of detail and formality of the
budgeting process
Financial factors
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Level of profitability of organization or ( in the case of public
body ) resources allocated by Ministry of Finance
Cash-flow availability during financial year
Timing of work programme and its effect upon cash flow
Size of direct labour-force and its financial implications
Prices and general levels of cost
Level of previous expenditure and its cost effectiveness plus
a factor for inflation together with an addition to cover any
expansion of premises or new activity that may increase
wear and tear on buildings
Economic Criteria
Extent to which building maintenance is
seen as a factor in total problem of
property management
 Organization attitude to property as an
economic return on investment
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Environmental Criteria
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The general economic climate
The system of tenure
Environmental changes