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

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

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

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

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.

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

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

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

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

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

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

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

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

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:

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

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

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).

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

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

Environmental qualities of a healthy apartment building: a general framework

List of building factors that effect environmental qualities

List of building factors that effect environmental qualities

Hierarchy of building factors

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 ??

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