MANAGEMENT
REFERENSI :
• Building Maintenance Management by Barrie Chanter and
Peter Swallow
• 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
Monitoring and
Performance management
SUSTAINABLE
• Continous monitoring
DEVELOPMENT • Pengukuran
• Pencapaian hasil
• Optimalisasi kinerja
• Program maintenance
• Habis ekonomis • Penilaian aset
• Replacement • Kondisi dan penggunaan
• Renewel
• Redeployment Operation &
Disposal Maintenace
4
Fase yang dilalui aset selama siklus hidupnya adalah:
5
MAINTENANCE
This term comes the French verb “maintenir” which
mean to hold.
In the context of this study it mean to hold, keep,sustain
or preserve the building or structure to an acceptable
standard.
Definitions :
- The preventive and remedial upkeep of building
components (electrical, plumbing, elevators, carpentry
and painting), excluding janitorial and grounds
maintenance.
- British Standard (8210) defined maintenance as the
combination of all technical and administrative action
intended to retain an item in, or restore it to, a state in
which it can perform its required function.
Definisi Menurut Perundang-Undangan
UU No. 28 Tahun 2002 tentang Bangunan Gedung
Integritas Fisik
Mempertahankan umur bangunan
dikaitkan dengan nilai ekonomi
bangunan
Penampilan Fungsi Bangunan
Visual Bangunan
ADAPTATION & DETERIORATION
The word “Adaptation” comes from the latin ad
(to) and aptare (to fit) an in the context of this
study adaptation mean the process of
adjustment and alteration of a structure or
building and/or its environment to fit or suit new
conditions.
The degree to which a structure or building is to
be maintained can be influenced by many
factors and if maintenance is not carried out to
sustain an acceptable standard then
deterioration and decay of structure or building
will take place.
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.
THE PRIMARY AGENTS,SOURCES AND
CAUSES OF DETERIORATION
• 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
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
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
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
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
COSTS
AGE OF PROPERTY
AVAILABILITY OF PHYSICAL
RESOURCES.
URGENCY
FUTURE USE
SOCIAL CONSIDERATION
Kategori Pemeliharaan
1. Inspection :
to assess the condition of a building, report any
problems and decide whether repair or other work
is necessary;
2. Specific tasks
such as testing building services and clearing
debris from gutters;
3. Minor repairs
such as fixing slipped slates, replacing broken glass
and making temporary ‘flashband’ repairs to
leadwork
FACTORS INFLUENCING THE DECISION
TO ADAPT BUILDINGS
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
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
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
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 Was maintenance no
Planned?
• 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 decision-
maker in top management
• Degree of detail and formality of the
budgeting process
Financial factors