Maintenance cost trends

Maintenance work is usually more expensive than new work because of the
following factors:
PERENCANAAN PEMELIHARAAN • It is usually carried out on a small scale, leading to diseconomies of scale.
• There is a need to strip out existing work and generally prepare for repairs
and replacements.
• It frequently has to be carried out in confined or occupied places.
Aspek-Aspek Pemeliharaan • It is very common for the cost of accessing a maintenance item to be

Bangunan several times that of actually carrying out the repair.

• The cost of making good and general clearing away is disproportionately
high.
• It incurs substantial disturbance costs on the operation of the building and
perhaps lost production.

1 25/05/2011
25/05/2011 2

Urgent maintenance requests, not a prerequisite for the current operation, can be
dealt with in a number of ways.

1) The setting up of multi-trade gangs that are purely executing planned items may not be
realistic and is not, in any case, always the most effective way of organising the work. It is
common practice for multi-trade gangs to receive a daily or weekly programme that is a
mixture of planned and unplanned work. This provides one useful mechanism for the
treatment of urgent repairs originating from users or in the field (figure 9.10). Under such a
system, maintenance requests are logged and ordered according to priority rating, and
allocated to each maintenance team according to their planned whereabouts and workload.
Teams of this nature are likely to cover an area of an estate.
2) Maintenance teams may be very small, and in some cases just one or two multiskilled
persons can be of great value. There are advantages to be gained if these very small teams
are based in a very localised area, as they can build up good working relations with users.
This is an approach advocated in housing management, where the local works office not
only executes work, but receives maintenance requests and initiates work under rather
looser central control. It should be remembered, however, that some of the thinking behind
this is sociological in nature, rather than based on maintenance efficiency considerations.
3) There will be a proportion of maintenance operatives who will solely execute emergency
work, and these will almost certainly, except on very small estates, be responsible for a
localised area. figure 9.10

25/05/2011 3 25/05/2011 4

KESALAHAN BANGUNAN
 Definisi
 Dibalik Kegagalan :
 Errors, mistakes, and blunders.
 Mistakes
 Blunders
 Unsur :
 Collapse
 Progressive collapse
 Nonperformance

25/05/2011 5
6 25/05/2011

1

Kegagalan Bangunan
 adalah keadaan bangunan, yang setelah diserah terimakan oleh
penyedia jasa kepada penguasa jasa, menjadi tidak berfungsi baik
secara keseluruhan maupun sebagian dan/atau tidak sesuai dengan
ketentuan yang tercantum dalam kontrak kerja konstruksi atau
pemanfaatannya yang menyimpang sebagai akibat kesalahan
penyedia jasa dan/atau pengguna jasa.
Dibalik Kegagalan (Errors, Mistakes, Blunders)
 Errors: Deviation from the true value, lack of precision, variation in measurement because of lack of
human and mechanical perfection.
 Errors dapat dibagi dalam 2 kelompok: accidental errors dan systematic errors.
 Accidental errors, on the other hand, will be distributed at random in accordance with the laws of
probability.
 Systematic errors are errors which are always of approximately the same magnitude.
Ada 3 jenis dasar dari human errors:
1. Errors of knowledge (ignorance).
 Ignorance: ignorance is often the result of insufficient education, training and experience.
2. Errors of performance (carelessness and negligence).
 Carelessness and negligence include errors in calculations and detailing, incorrect reading of
drawings and specifications, and defective construction and workmanship.These are errors of
execution, and are the result of lack of care.
3. Errors of intent (greed).
 Greed, on the other hand, is an error of intent which is done with full knowledge.

7 25/05/2011 8 25/05/2011

Dibalik Kegagalan (Errors, Mistakes, Blunders) Unsur-unsur kegagalan (ingredients of failure).

 Mistakes: Mistakes result from lack of judgment, caused by a misconception or misapprehension-that  Collapse:When all the built-in resistances in a structure are no
is, by conceiving or understanding wrongly. Lack of judgment may be divided into two categories:
mistakes due to acceptance of wrong data and mistakes due to lack of experience. longer available, the unfortunate result is a total collapse.

 Blunders: Blunders are the result of lack of care.

 Progressive collapse are usually very severe since they take the
form of swift, “domino effect” failures.

 Nonperformance.

9 25/05/2011 10 25/05/2011

Penyebab “Kegagalan” (Cause of Failure). Jenis Kegagalan (Types of Failures).

a. Predictable. Kegagalan (failures) dapat diklasifikasikan dalam:

Predictable (controlled by humans) mencakup: a. Construction failures
1. Design (we must not forget that risk cannot be entirely eliminated, but
only reduced to an acceptable level).  Construction failures occur prior to and during
2. Detailing and drafting construction. Prior to construction, errors occur in
3. Material (material failure is either a failure of selection or a failure in concept and in design.
the manufacture process. Material themselves never fail. They follow
the laws of nature and physics). b. Service failures
4. Workmanship c. Maintenance failures.
5. Inspection

b. Unpredictable, “act of God”.

11 25/05/2011 12 25/05/2011

2
 USIA BANGUNAN
KESALAHAN BANGUNAN
 Architecture & Style
 Penyebab “Kegagalan” (Cause of Failure).
 Chimneys & Fireplaces
 Predictable
 Electrical Components
 Unpredictable  Flooring Materials
 Jenis Kegagalan (Types of Failures).  Foundation Materials
 Construction failures  Framing Materials
 Service failures  Heating Equipment
 Insulation Materials
 Maintenance failures.
 Nails and Hardware
 Plaster & Drywall
 Plumbing Materials & Fixtures

13 25/05/2011 14 25/05/2011

Architecture &
Style Cerobong asap perapian sebagai Indikator Foundation Materials
& Bangunan Umur

Komponen Listrik sebagai Indikator Umur

Bangunan Framing Materials as Indicators of Building
Age Heating Equipment as Indicators of Building
Aspal Tile Flooring sebagai Indikator Umur Age
Bangunan - 1920 - 1960 (est)
25/05/2011 15 25/05/2011 16

• Estimates of Building Age Based on Architectural Style

• Other Ways to Determine a Building's Age:
• Check the meter reader. Sometimes, the meter reader will bear a date stamp.
• Check the inside of the toilet. Toilet manufacturers often stamp the inside of tanks or
Guide to Nails and Hardware as Indicators lids with the year the toilet was made. Toilets are usually installed right after
construction, so you can often determine a newer home's age by inspecting a toilet.
of Building Age
• In log homes, it may be possible to tell the building's age by analyzing the tree rings in a
piece of timber removed from the building. The science on which this is based,
dendrochronology, does not arrive at an age based on the number of tree rings, but
rather focuses on patterns of tree rings and compares these with known pattern ages
for a specific region. This method is destructive and it requires a specialist.
Insulation Materials as Indicators of • Local town, county, or state tax records usually indicate the date or year a building was
Building Age constructed.
• Historical real estate listings may include indications of building age.
• Census records can prove that a house was present at the time the census was taken.
• Papers found inside the building will often indicate when the building was present. A
house will probably be at least as old as, for instance, newspapers from the 1920s found
in a crawlspace.
• Employ an architectural investigator to date the house by studying its wood, plaster,
History of Plaster, Plasterboard, Drywall, mortar and paint.
Wood Lath, Metal Lath • The aluminum spacers within thermal-paned windows often bear the year of
production, which can at least provide an approximate date of installation.
• Sewer grates are sometimes stamped with the year they were manufactured, which
may provide an age for the neighborhood.

25/05/2011 17 25/05/2011 18

3
 Pre-execution functions.
The Execution
of Building Maintenance

19 25/05/2011
25/05/2011 20

SANKSI
Pasal 41, 42, 43.
Post-execution functions. Pasal 41
Penyelenggara pekerjaan konstruksi dapat dikenai sanksi
administratif dan/atau pidana atas pelanggaran U.U.

penyedia jasa
pengguna jasa (Perencana, Pelaksana, Pengawas)

SANKSI ADMINISTRATIF :
• peringatan tertulis
• penghentian sementara pek. Konst.
• pembatasan kegiatan usaha dan/atau profesi
• larangan sementara penggunaan hasil pek. Konst.
• pembekuan izin (usaha, pelaksanaan pek.konst.)
• pencabutan izin (usaha, pelaksanaan pek.konst.)

pelanggaran perencanaan > 5 tahun penjara; denda 10 %

Kegagalan Bang /
Konstruksi pelanggaran pelaksanaan > 5 tahun penjara; denda 5 %

pelanggaran pengawasan > 5 tahun penjara; denda 10 %

25/05/2011 21