LITERATURE REVIEW Definition of term Maintenance is related to the term of protection or repair.

According to Olanrewaju (2010) defined maintenance as the required processes and services carried out to preserve, repair, and protect the building and engineering without drastically upsetting its basic features and use. Maintenance also refers to a set of organised activities that are carried out in order to keep an item in its best operational condition with minimum cost acquired. Maintenance can be defines as a process to repair and protect the building or items or place to remain in the good condition or sustain. Operation is a set of activities that creates value in the form of transforming inputs (labor & materials) into output (services) is define by Heizer (2005). It is to create a value added process to the management. The combination two definition of maintenance and operation it can be describe as the set of activities of translate input which are the material, skill worker, resource, finance and equipment to produce the service of repair, protect and inspect the properties that provided by the organization. Important of maintenance Maintenance is the important aspect in the organization, society and government. Olanrewaju (2010) stated that by keep maintenance constantly have affects everyones life because peoples comfort and productivity depend on the performance of the buildings they live, learn and work in such as homes, offices, schools, universities and markets. Besides that, an excellent practice of maintenance management is greatly needed to increase the life cycle of the property and to minimize unexpected breakdowns. It has become a part of a total performance

approach, together with other factors such as productivity, quality, safety, and environment as refers o Grooted (1995). An excellent practice of maintenance management is greatly needed to increase the life cycle of the property and to minimize unexpected breakdowns or deterioration effects El-Haram & Horner (2002). In addition, CN Madu (2000) stated that maintenance is important factor that can considerably influence an organizations ability to compete effectively.

KNOWLEDGE MANAGEMENT Type of Maintenance There are main type of maintenance program such as Preventive Maintenance, breakdown maintenance and productive maintenance program. Preventive Maintenance Preventive maintenance can be define as the performed on a time- or machine-run-based schedule that detect, preclude, or mitigate degradation of a component or system with the aim of sustaining or extending its useful life through controlling degradation to an acceptable level. While preventive maintenance is not the optimum maintenance program, it does have several advantages over that of a purely reactive program. By performing the preventive maintenance as the equipment designer envisioned, we will extend the life of the equipment closer to design. This translates into dollar savings. Preventive maintenance (lubrication, ilter change) will generally run the equipment more efficiently resulting in dollar savings. While we will not prevent equipment catastrophic failures, we will decrease the number of failures. Minimizing failures translate into maintenance and capital cost savings.

Breakdown Maintenance Repair or breakdown maintenance involves performing maintenance activities after a machine breakdown or malfunction has occurred and then must be repaired on an emergency or priority basis. The breakdown maintenance includes repairs, replacement of parts, or even overhauls to ensure the machines are put back in operating condition. When a machine breakdown will affect product quality and production schedule. When breakdown occurs, the management, main concern is to restore the machine as soon as possible to minimize production interruption. Predictive Maintenance Predictive Maintenance is an attempt to predict when breakdown are likely to happen and to schedule Preventive Maintenance just prior to that breakdown time. Predictions are made on basis of historical breakdown and repair records. Predictive maintenance can be defined as measurements that detect the onset of system degradation (lower functional state), thereby allowing causal stressors to be eliminated or controlled prior to any significant deterioration in the component physical state. The advantages of predictive maintenance are many. A well-orchestrated predictive maintenance program will all but eliminate catastrophic equipment failures. We will be able to schedule maintenance activities to minimize or delete overtime cost. We will be able to minimize inventory and order parts, as required, well ahead of time to support the downstream maintenance needs. We can optimize the operation of the equipment, saving energy cost and increasing plant reliability. Past studies have estimated that a properly functioning predictive maintenance program can provide a savings of 8% to 12% over a program utilizing preventive

maintenance alone. Depending on a facilitys reliance on reactive maintenance and material condition, it could easily recognize savings opportunities exceeding 30% to 40%. The Level of Preventive Maintenance and Breakdown Maintenance The operations manager normally faces the challenge of determining the right amount of maintenance activities that needs to be performed on specific equipment, as well as the entire production facilities. The operations manager must try to strike balance between preventive maintenance and breakdown maintenance. The objective is to achieve the most optimal total maintenance cost.

Annual Cost RM

Minimum Total Maintenance Cost (TMC)

Preventive Maintenance Cost (PMC)

PMC BDC Breakdown Cost (BDC)

Degree of maintenance activities

Figure 1: Relationship between preventive maintenance cost and breakdown maintenance cost If there is too much of preventive maintenance, the preventive maintenance cost will increase. The number of breakdowns however will reduce. This will lead to reduced breakdown cost. However, at certain point an increase in preventive maintenance activities will not reduce

the total maintenance cost. In other words, the rate of reduction in total breakdown cost is less than the increase in the total preventive maintenance cost. As a result the overall total maintenance cost will start to rise. On the other hand, if the firm spends too little on preventive maintenance programmed, the number of breakdowns will occur more often which would lead to an increase in the total breakdown cost. Thus, the operations manager must try to balance the two types of maintenance activities as shown in the diagram. No matter how much the preventive maintenance activities performed on the machines or equipment, the breakdown cost can never reach zero because the equipment will eventually breakdown due to old age. At this stage it is better for the firm to replace the old machine with a new one rather than spending money to repair it. This is because it is uneconomical for the firm to expend maintenance effort that will only result in increased total maintenance cost.

APPLICATION KNOWLEDGE Factors Affect the Productivity of Maintenance Aspect Regulatory Framework All organization has policy of maintenance and operation as a guideline to employees and management to keep track of the maintenance aspects. The importance of developing policies covering critical business activities is increasingly recognized. However, the need for a maintenance policy is often neglected. Even where there is such a policy, it is often produced without consideration of other business objectives such as production. Problems frequently arise when the maintenance policy is not compatible with the

organizations business plan. In these cases it is common for the maintenance function to have difficulties in securing adequate resources that been support by Rosander (1991). In addition, the responsibility for frequently performed maintenance policy is often not clear and this increases the likelihood that these tasks will be neglected. These situations tend to occur when no one has been given the clear or details role of co-coordinating maintenance activities within a given area such as a maintenance engineer, Bolton (1994). Budget Constrain Budgets constrain also one of the factors that affect the productivity to the maintenance aspect. Budgets constrain could be because of limited budget and wrong budget preparation. As support by Ali (2009), the main issue faced by maintenance management is cost constraint. It due to many part of the building connected. If there are any parts that need to replaced, the whole set needs to be replaced. For example, if the road have bad cracks and holes on the road. The maintenance must do road digging on the whole road and tarred again to make sure in future this situation would not exist again. If the maintenance department just tarred only at the area of road crack or holes the probability to damage would be worst. Fluctuated the price of materials also the other factors of budget constraint. It is because the company normally did budget in last year with current price of material, it would affect the budget and become constrain or insufficient. From a Malaysian context, awareness on repair and maintenance works became more important as the development plan allocation for repair and maintenance works increased fromRM296 million during the Eighth Malaysian Plan to RM1,079 millions in the Ninth Malaysian Plan , Ali (2009). Ali (2009) also stated, the quality of maintenance activities is influenced by the amount of budget allocation in each task.

Lee and Wordsworth (2001) noted that the main objective of maintenance management organization is to ensure the required or acceptable standards and level of services provided in the building continuously at the minimum cost. It is the budget constraint may not be as issue because buy allocate certain amount of money to do the maintenance, the effect and the organization will get the benefits Lack of Manpower Workers are the important aspect of maintenance. Unskilled worker and lack of worker was a main topic to increase the productivity of the company. Maintenance personnels is an essential factor that influences the maintenance performance, Pascual et al. (2008). In addition, refer to Olanrewaju (2010) about 70% of maintenance cost is attributable to labor cost. The maintenance personnel must display a high level of competency and be able to work cooperatively. It would not be difficult to postulate that even with high quality materials and components, the facility would eventually fail if the workers that put the objects together were not good at their jobs. Poor workmanship could be the result of lack of know-how, training and skill, or just plain negligence. Khalid et al. (2006) also noted that poor workmanship is the predominant cause of defects emerging on the projects or maintenance works. Owing to poor workmanship, more defects will occur immediately or after the period of time the maintenance works are done. Poor or lack of training is likely to have an impact on the housing maintenance cost. Narayan (2003) stated that lack of maintenance personnel training is one of the reasons for poor operating practices in maintenance management.

Lack of Awareness Another factor that affect the pattern of productivity is lack awareness or lack of responsibilities of the employees to implement the maintenance aspects. Staff should also have a general awareness of the causes of maintenance error. In addition, some potential problems can occur if the staffs have a lack of awareness of an operational task and maintenance. Problems frequently arise when the responsibilities for maintenance are uncertain or where the maintenance policy is not compatible with the organizations business plan. In these cases it is common for the maintenance function to have difficulties in securing adequate resources. Spare or Tools It is natural that the use of defective or sub-standard materials will lead to maintenance problems, if not at the commissioning stage then certainly later on when the facility is in operation. Good quality materials can also fail to make the grade if used for the wrong purpose or in an unsuitable environment. The quality of components and materials was found to be the most influential criterion, followed by budget constraints and then the age of the building stated by Olanrewaju (2010). Therefore, the budget allocated is not sufficient to replace many items that are not functioning well. As a result, the maintenance personnel need to spend a lot of time to repair and deal with corrective maintenance which will delay the schedule of planned maintenance. According to Dr. Sherwin (2000) said the investment in the maintenance gives the retention of assets value to help reduce the problem in terms of safety and health conclude that periodic maintenance was first prescribed to improve safety rather than to increase availability or reduce costs.

Shabha (2003) proved that the incompatible and poor quality materials used in construction and lack of regular-planned maintenance has caused the deteriorations or defects occurred in the building components. Poor quality of spare parts and materials used in the building components, elements, services or facilities significantly influence the maintenance costs. Al-hammad et al. (1996) stated that the problems related to the lack or unavailability of the required spare parts, tools or materials to perform maintenance tasks. As a result, poor quality or second hand spare parts are acquired for the maintenance tasks.

Conclusion Organization must practice strategy of review and take correction as known as monitor strategy to more competitive in the future. Maintenance aspect must not be ignoring because this is the important strategy to remain as a good quality developer to the investor and customer.

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