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BUILDING MAINTENANCE MANAGEMENT. REFERENSI : Building Maintenance Management by Barrie Chanter and Peter Swallow

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Presentasi berjudul: "BUILDING MAINTENANCE MANAGEMENT. REFERENSI : Building Maintenance Management by Barrie Chanter and Peter Swallow"— Transcript presentasi:

1 BUILDING MAINTENANCE MANAGEMENT

2 REFERENSI : Building Maintenance Management by Barrie Chanter and Peter Swallow Second-Edition-Barrie-Chanter-Peter-com Second-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

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4 4 Asset Life Cycle Acquisition Operation & Maintenace Disposal Identifikasi kebutuhan Review pilihan Cost/benefit Non assets alternatives Evaluasi resiko Core –aset milik Aset sewa Kerjasama Habis ekonomis Replacement Renewel Redeployment Optimalisasi kinerja Program maintenance Penilaian aset Kondisi dan penggunaan Monitoring and Performance management Continous monitoring Pengukuran Pencapaian hasil “SUSTAINING ASSETS” SUSTAINABLE DEVELOPMENT Planning

5 5 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. Fase yang dilalui aset selama siklus hidupnya adalah:

6 Definisi Menurut Perundang-Undangan UU No. 28 Tahun 2002 tentang Bangunan Gedung  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.

7 PEMELIHARAAN :  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.

8 Pentingnya Pemeliharaan Bangunan :  Integritas Fisik Mempertahankan umur bangunan dikaitkan dengan nilai ekonomi bangunan  Penampilan Fungsi Bangunan  Visual Bangunan

9 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.

10 THE PRIMARY AGENTS,SUMBER & PENYEBAB KERUSAKAN HUMAN HUMAN HUMAN CHEMICAL CHEMICAL CHEMICAL ATMOSPHERIC ATMOSPHERIC ATMOSPHERIC STRUCTURAL STRUCTURAL STRUCTURAL MOISTURE MOISTURE MOISTURE FIRE FIRE FIRE FAULTY DESIGN FAULTY DESIGN FAULTY DESIGN FAULTY DESIGN FAULTY CONSTRUCTION FAULTY CONSTRUCTION FAULTY CONSTRUCTION FAULTY CONSTRUCTION FAULTY MATERIALS FAULTY MATERIALS FAULTY MATERIALS FAULTY MATERIALS FAULTY COMPONENS FAULTY COMPONENS FAULTY COMPONENS FAULTY COMPONENS FAULTY SYSTEM FAULTY SYSTEM FAULTY SYSTEM FAULTY SYSTEM CLEANING CLEANING CLEANING VANDALISM VANDALISM VANDALISM

11 HUMAN Failure ato clean and carry out routine maintenance. Failure ato clean and carry out routine maintenance. Ignorance of the causes deterioration and decay. Ignorance of the causes deterioration and decay. Poor planning Poor planning Budgeting or allocation of monetary resourses to enable maintenance activities. Budgeting or allocation of monetary resourses to enable maintenance activities. Responsibility and accountability of maintenance aspects. Responsibility and accountability of maintenance aspects. Failure to establish an acceptable standard of maintenance. Failure to establish an acceptable standard of maintenance. Adopting a negative attitude. Adopting a negative attitude. Etc. Etc.

12 CHEMICAL Interaction of certain cleaning agents with materials and/or components. Interaction of certain cleaning agents with materials and/or components. Softening or discoloration. Softening or discoloration. Activities or processes creating and internal or external climate likely to promote corrosion, deterioration and decay of materials and components Activities or processes creating and internal or external climate likely to promote corrosion, deterioration and decay of materials and components

13 ATMOSPHERIC Reaction of the structure, external fabric, finishes and cladding to the element such as wind, rain, sun,frost and snow. 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. 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.

14 STRUCTURAL Settlement,moisture and thermal movements and the reactions of the structural elements being supported to these movement reaction of the structure. 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 Reaction of the corrosive elements in the atmosphere and internal climate and deterioration due to infrequent inspections or inadequate maintenance

15 MOISTURE 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. 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. Excess moisture in the intern atmosphere which could lead to excessive condensation,corrosion and possibly electrical faults.

16 FIRE Repairs to the fabric, components,structural elements,fittings, finishes and furnishing. 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. 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.

17 FAULTY DESIGN Poor spesification of material. The subtitution of unavailable material or components by unsuitable replacements. Insufficient finance leading to the selection of sub- standard 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

18 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.

19 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.

20 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. 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.

21 FAULTY SYSTEMS Inadequate knowledge on the part of the designer or architect leading to an unsatisfactory design,detail or system. 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. Inability of the installer or builder to follow the specification and/or drawings. Inadequate testing of the system before commissioned. Inadequate testing of the system before commissioned. Failure or owner to follow maintenance instructions provided by manufacturer or designer. Failure or owner to follow maintenance instructions provided by manufacturer or designer. The inability of the owner to operate the system as instructed. The inability of the owner to operate the system as instructed.

22 CLEANING Failure to carry out routine cleaning operations. Failure to carry out routine cleaning operations. Use of incorrect cleaning materials and/or techniques. Use of incorrect cleaning materials and/or techniques. Inadequate supervision of cleaners to ensure thaht cleaning is thorough. 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. 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. The failure to employ specialist for cleaning special fitting and equipment.

23 VANDALISM Lack of security. Lack of security. Failure to promote awareness amoung occupants of the consequenses of deliberate and not deliberate vandalism. 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. 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. Failure to maintain or repair area of damage caused by vandals thus encouraging more vandalism.

24 FACTORS INFLUENCING THE DECISION TO CARRY OUT MAINTENANCE  COSTS  AGE OF PROPERTY  AVAILABILITY OF PHYSICAL RESOURCES.  URGENCY  FUTURE USE  SOCIAL CONSIDERATION

25 Kategori Pemeliharaan 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

26 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

27 Jenis Pemeliharaan (BS 3811)

28 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

29 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.

30 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.

31 SUMMARY OF TYPES OF MAINTENANCE Was maintenance Planned? Is there failure? Carry out Corrective maintenance Could theare Be serious consequenses? Carry out Preventive maintenance Carry out urgen Corrective mainte Nance within 24 hrs Is it an Emergency? Carry out emergency Maintenance immedia telly Carry out any necessary examination inspection or testing prepare report For record and feedback information yesno yes no yes no

32 MAINTENANCE CRITERIA TECHNICAL FACTOR TECHNICAL FACTOR POLICY CONSIDERATION POLICY CONSIDERATION ORGANISATIONAL CONSIDERATION ORGANISATIONAL CONSIDERATION FINANCIAL FACTORS FINANCIAL FACTORS ECONOMIC CRITERIA ECONOMIC CRITERIA ENVIRONMENTAL CRITERIA ENVIRONMENTAL CRITERIA

33 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

34 Policy Considerations  Prestige – whether maintenance standard is in keeping with “image” of organization  Nature of past and current usage of building

35 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

36 Financial factors 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

37 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

38 Environmental Criteria The general economic climate The general economic climate The system of tenure The system of tenure Environmental changes Environmental changes


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