Maintainability of Facilities

Development of a design-for-maintainability assessment of building systems in the tropics

Authors: Ashan Senel Asmone, Michael Yit Lin Chew

Source: Building and Environment, Volume 184, 15 October 2020, 107245
https://doi.org/10.1016/j.buildenv.2020.107245

Abstract:

The lack of Design for Maintainability (DfM) leads to avoidable building component defects and unproductive building operations. This study reports on the development of a building design assessment system which predicts maintainability impacts of design alternatives. A mixed method approach was used in this study where 1372 DfM benchmarks from 404 national and international building standards were analysed qualitatively to identify benchmarks relating to 123 critical building defects. Five Bayesian Belief Networks (BBN) were developed using five-year defect data and expert judgements from 95 case buildings. Monetary quantification of results was carried out, indicating the complex relationships between DfM benchmarks and building defects to great effect. The Bayesian networks were operationally validated using scenario tests and sensitivity analysis. The predictive power of the developed system is illustrated using an application to a hypothetical case study. This novel consequence-based DfM assessment system is a decision making tool aiding in designing more maintainable building systems which are more productive in terms of materials, labour and cost.

Green maintainability performance indicators for highly sustainable and maintainable buildings

Authors: Ashan Senel Asmone, Sheila Conejos, Michael Y.L. Chew

Source: Building and Environment, Volume 163, October 2019, 106315

Abstract:

The concept of green maintainability provides the building sector with an exciting opportunity to transform itself with highly maintainable and sustainable buildings. It spans throughout the building project delivery process and overarches different building systems. This paper aims to propose a set of critical green maintainability performance indicators for building projects; to minimize the adverse environmental impacts whilst maximizing the functional, safety, energy efficiency and financial performance of the facility. To overcome data deficiency challenges, a qualitative research approach was used in this study; consisting of a systematic literature review and expert interviews. The identified set of green maintainability indicators are validated using a pilot case study of an exemplary building project with highly desirable levels of green maintainability. The identified critical indicators are crucial in the development of a green maintainability assessment system. This study is a significant attempt to promote green maintainability among building professionals to advance the lifecycle sustainability of built environments by seeking to improve facility design processes with capable tools.

Building Grading Systems: A Review of the State-of-the-Art

Authors: M.Y.L. Chew, Sutapa Das

Source: Architectural Science Review, Volume 50, Number 1 2008, pp. 2-12.

Abstract:

Significant developments of green building grading systems have occurred since the 1990s in terms of coverage, principle and mathematical models from simple certification to project-specific weighing. Despite a plethora of tools, the selection of the most appropriate tool to suit project-specific needs is difficult and confusing for the practitioner. For higher efficiency, a few recent schemes have been adopted including an elementary structure compared to contemporary counterparts. Reluctance, insufficient transparency and complexity are the main hurdles for global application. The increased worldwide focus on sustainability has often overlooked major issues of buildability and maintainability. This comprehensive and systematic review of existing building grading systems and tools intends to serve as a guideline and reference in developing a comprehensive, international assessment system to bridge this knowledge and applicability gap.

Keywords: Building Assessment, Building Grading Systems, Energy Efficiency, Green Buildings, Indoor Environmental Quality, Maintainability, Sustainability

Building Maintainability – A Review of the State of the Art

Authors: M.Y.L. Chew, Shan Shan Tan, Kang Kok Hin

Source: ASCE Journal of Architectural Engineering, Volume 10, Number 3, 2004, pp. 80-87.

Abstract:

This paper reviews the issue related to maintainability of building and discusses works of researchers worldwide. The paper offers two approaches that could be integrated with the concepts of maintainability to augment building performance throughout its economic life. The two approaches are: ~1! total quality approach via performance audit and ~2! life cycle cost ~LCC! approach. Various systems constructed to enhance quality delivery and maintainability of buildings were also discussed. An attempt to integrate building performance and LCC in Singapore to improve the maintainability of buildings was presented.

Keywords: Maintenance; Life Cycles, Quality Control, Buildings, Economic Factors

Contribution Analysis of Maintainability Factors

Authors: M.Y.L. Chew, Shan Shan Tan, Kang Kok Hin

Source: Architectural Science Review,Volume 48, Number 3, 2005, pp. 215-228.

Abstract:

A multiple regression model to predict maintainability of cladding facades was developed to take into account intangible values including customer satisfaction, response time and downtime etc. The model was derived from comprehensive condition surveys, interviews with professional managers and via the conduct of defect analysis of 37 high-rise buildings. The study showed that at 10% significance level, cladding detail, window selection, window detail, window maintenance, cladding material selection, cladding material maintenance, construction quality, downtime, response time of maintenance staff to attend to the rectification of defects and their core competency, were the most significant parameters associated with the maintainability of cladding facades.

Serviceability of Materials in the Tropics

Authors: M.Y.L. Chew, Shan Shan Tan, E. Somera

Source: ASCE Journal of Architectural Engineering, Volume 10, Number 2, 2004, pp. 69-76

Abstract: With increasing complexity in the building construction trend and the advancement of building material technology, more building materials and substitutes have evolved and been adopted for use to function together in a building that is supposed to maintain its technical performance during its intended working life. Condition surveys of 450 buildings, face-to-face interviews, and workshops were conducted with industry specialists, to examine the behavior of materials used in facades and wet areas in tropical climates and their estimated costs of maintenance. This paper presents an indicative computational method for the durability of building materials for façades and wet areas in the tropics. Total operations and maintenance costs of the identified materials are also included to provide suggestive maintenance expenditure over the materials’ service life. Natural stone was preferred as a more durable façades material while ceramic and homogeneous tiles proved more economical for wet areas.

Keywords: Maintenance, Durability, Life cycle cost, Service life, Buildings, Serviceability, Tropical regions.

Standardizing FM Knowledge Acquisition When Information Is Inadequate

Authors: Sutapa Das, Kim Leng Poh & M.U.L. Chew

Source: Facilities (2009), 27 (7), 315-330

Abstract:

Purpose

Besides designing a comprehensive building maintainability scoring system, this paper aims to develop a standard and reliable method for acquisition of tacit knowledge in facility management (FM) and convert the same into organizational records so that the current dearth of information and poor feedback leading to recurrent defects and arbitrary FM strategies can be eliminated.

Design/Methodology/Approach

Nine major building elements in terms of maintainability were compared by analytic hierarchy process (AHP). Various aspects of consistency checking and group decision making were reviewed to find the best suitable method. During data collection via AHP questionnaire in face-to-face interview, logical reasoning employed by experts was noted down and later matched with the subjective data.

Findings

It was observed that technical viability of services and business profile given by building height and location respectively set different priority for major building elements. HVAC system is the prime element followed by elevator and façade. Such priorities can be derived from consistent judgment which improves steadily with decision-maker’s work experience. Threshold of 10% consistency and aggregating individual priorities (AIP) using geometric mean method of AHP were found most appropriate.

Practical Implications

Adaptation of this framework will help the industry experts to document their tacit knowledge in a structured manner without facing present constraints. By tracking the recorded facts and logical reasoning, neophytes can learn the multi-faceted aspects of FM without trial and error.

Originality/Value

This research establishes AHP as a standard and reliable method for knowledge acquisition and thus elevates its status from multi criteria decision analysis tool to decision enhancement tool.

Keywords: AHP, Building Maintainability, Decision Analysis, Facility Management, Tacit Knowledge

COMASS – Comprehensive Maintainability Scoring System for Buildings

Authors: M.Y.L. Chew &  Sutapa Das

Source: PATORREB 2009- 3rd Conference on Building Pathology and Rehabilitation

Abstract:

Dearth of holistic grading system to integrate design-construction-maintenance guidelines and their maintainability impacts causes prevalent and recurrent building defects. Proposed COMASS is a decision-enhancement tool applicable for part or whole of a new or existing building to select the best strategy. Data was collected through case studies, surveys and face-to-face interviews of facility managers. ‘Defect Library’ is analysis of causes and criticality of common defects for 9 major building elements using FMECA. Defect-mitigating factors along with scoring logic constituted ‘Maintainability Handbook’. Based on objective and subjective criteria, AHP integrated 9 elements using relative weights for various zone-height combinations. A user friendly online application of COMASS was also developed.

Keywords: AHP, Building Defects, FMECA, Maintainability, Scoring