Abdul Rahman.

S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

5thUndergraduate Maintenance and Facilities Management Conference 2013

A STUDY ON DESIGN DEFECTS AFFECTING MAINTENANCE

Syazwani Binti Abdul Rahman1 Sr Nurzaihan Aras Agus Salim2

Bachelor (Hons) in Building Surveying and Department of Building Surveying

Faculty of Architecture, Planning and Surveying
University Technology MARA, Perak, Malaysia
[email protected]

ABSTRACT
Since May 2007, the issue of building defects is keeps on reporting in the media, particularly about
the condition of government building. It is time the issue of building maintenance, building defects
and its related terms has come into existence, and it is deliberated up to the parliament level.
Building defect especially caused by faulty design not only reflects poorly the building but will
create discomfort to the building users and cause the quality of the building is to be ranked low.
Building defects arise through inappropriate or poor design, specification and construction and it
will give an impact to maintenance management itself. Errors in the design of the building are also a
major factor in building defect reproductive. Thus this paper will discuss on building defect due to
faulty design and verify the impact of design defects towards building maintenance management.

Keywords: design defects, poor design, construction, discomfort, maintenance management.

1.0 INTRODUCTION
Along with the transformation of manufacturing technology, changes in transportation system, lifestyle
and work style has also resulted in infrastructure and old buildings in the city began to fall behind in terms
of functionality and requirements, but some are left obsolete (Jiangou Wang, 2007). However, it is a
complicated process especially to the designers and developers because they have to go through various
phases of development, the provision of law, the cost and expertise which required a proper maintenance
in future. According to Derek Miles et al (1986), there are three main problems in maintenance:
inadequate financial, bad management, and poor building design and detailing. Due to the poor design, it
is important when decide the material that will be used in construction. The differences in capacity and
facility would triggered a different maintenance treatment requires the study to identify whether the
present maintenance system is can be implemented to the all buildings.

2.0 LITERATURE REVIEW

Building defect is a defects or design mistake that reduces the value of the building and may caused a
dangerous condition to building user’s if neglected. A defect may arise from a carious factors such as poor
workmanship, design fault, wrong selection of material and so on. Building defects will result in various
implications. It may reflect the negligence occurred, and also illustrates the lack of concern on the
possibility of taking into account the problems arising from the construction work on the building as well
building refurbishment. A defect may be considered to be failing or unsatisfactory in the functional
performance, user or statutory requirements of a building and might manifest itself within the fabric,
structure, services and facilities of the affected to the building. Ransom (1981:166), states that despite
calls for closer integration of design and construction, the role remain essentially separate. Figure 2.0
below revealed that over 90% of building defect could be explained partly or wholly as the result of
readily identifiable faults in design and construction which could have been foreseen and hence prevented.
 Abdul Rahman. S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

10% Faulty Design

9%
Poor Construction
51% Poor Material
30%
User Activities

Figure 2.0: Causes of building defects according to Ransom (1981)

2.1 FAULTY DESIGN

Faulty design contributed to the number of building defects but this is not a representation of the poor
performance of building designers. Failure in the early stage of design would lead to deficiencies in the
later stage after construction. Errors in design not only harm the building users but also cause building
users are not comfortable. The researchers and others have known for decades that physical and mental
well-being, and users may even be driven to distraction trying to adjust the comfort in their spaces.
Uncomfortable conditions in the building such as noise, inadequate lighting, uncomfortable temperature,
high humidity and other physiological sectors may cause lower job satisfaction and increase in building
related illness (BRI) symptoms.

2.1.1 DESIGN DEFECT AFFECTING MAINTENANCE

Faulty design can occur due to an increase of maintenance cost. Some maintenance problems arise where
the design is low probability of achievement in practice but it was satisfactory in principle. The good
design achievement in the planning of buildings as worthy objects is understood and recognized, but less
understood and appreciated is the need for continuous maintenance (Reekie 1972: 131). Here are some
effects towards maintenance identified:
a) Poor detailing and jointing
b) Insufficient thickness of concrete cover
c) Insufficient jointing between finishes faces
d) Incorrect locating conduits and piping at critical structure location
e) Insufficient lenght of owning
f) Insufficient provision for thermal movement
g) Insufficient structural design
h) Ignore maintenance access when designing
i) Not concerned on aggressive environment and weather condition effect
j) Less consideration the availability of maintenance tool during designing a building
k) Not relating exterior construction material selection to weather and climatic condition

2.1.2 EFFECT DESIGN DEFECT TOWARDS MAINTENANCE MANAGEMENT

The good design achievement in the planning of buildings as worthy objects is understood and recognized,
but less understood and appreciated is the need for continuous maintenance (Reekie 1972: 131). Here are
some effects towards maintenance identified:
a) Lack of fund due to major defects
b) Maintenance budget will increase
c) Difficulty in maintenance policy and planning
d) Difficulty in repairing
e) Maintenance frequency will increase
f) Maintenance works will increase
g) Increase in maintenance time/duration
h) Lower maintenance quality
i) Less expertise and professional person
 Abdul Rahman. S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

3.0 METHODOLOGY
The methodology procedure was produced to ensure that information obtain for this study was rigorously
accomplish, relevant and capable of qualitative evaluation. Archives data is obtained from the both
Facilities Management Office UiTM and Politeknik Ungku Omar and Jabatan Kerjaraya Kinta.
Respondents involve in this research is fifteen (15) Maintenance Management Team and three (3)
Architect from these three case study. Data also achieved from the inspection on the building condition to
survey and find the building defect present in the building and identify the major defect occurs especially
on wall. All data will be analysed by two (2) methods there are Frequency Analysis using SPSS software
and Average Index Analysis. Frequency analysis is used to analyse the description of open ended
questions. This analysis presented in the frequency and percentage mode. In the other hand, the average
index method is used to analysis like scale questions.

Average Index Formula: a1x1 Where a1 = weighting given to each factor by frequency of respondents

x1
x1 = number of respondents

There were five (5) categories of skill reating which represent the feedback of the respondents and the
implication rating scale of Average Index in questionaire for instance would be:

Rating Scale Average Index (a) Categories

1 1.00 ≤ a ≤ 1.50 Ignorable Doed not affect
2 1.50 ≤ a ≤ 2.50 Not Important Slightly affected
3 2.50 ≤ a ≤ 3.50 Moderate Moderately affected
4 3.50 ≤ a ≤ 4.50 Important Strongly affected
5 4.50 ≤ a ≤ 5.00 Very Important Exremely affected

4.0 CASE STUDY

Selection of Pusat Mahasiswa at Universiti Teknologi Mara Perak, Student Centre at Politeknik Ungku
Omar and Jabatan Kerjaraya Kinta Office as a case study is that all three of the building serves as an office
building where the functions are the same. Because of that possibility, the type of building defects that
result is due to the same sources.

With the co-operation of the Perak State Government, Universiti Teknologi MARA
(Perak) was established and officially opened in 1985 at Bandar Baru Seri
Manjung, located at Bandar Seri Iskandar, Perak Tengah District. For this study,
Pusat Mahasiswa has been selected as a case study. This building was being
refurbished and changes the function.

Ungku Omar Polytechnic was established in 1969 by the Ministry of Education has
allocated RM24.5 million which are derived from the United Nations Development
Programmed (UNDP) with an area of 22.6 hectares on Dairy Road, Ipoh.
Polytechnic has hostel to accommodate students named as Kamsis which provide
the facilities for student.

Jabatan Kerja Raya Perak is a government technical agency and was establishing
around 1878. This building is divided into three main partitions which is
‘Bangunan Persekutuan’, ‘Bahagian Ukur Bahan’, and ‘Unit Bangunan Negeri’.
Based on existing plan, only three main partitions have been built to separate the
unit and 15 rooms also was been constructed include 4 toilets.
 Abdul Rahman. S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

5.0 FINDING
There are 6% of female respondents in this survey from the Facilities Unit of UiTM and the rest were
males representing 94.4% of the total percentage. They are among the professional who is a support group
for each department. Respondents consisted of three (3) Architects who represent 17%, two (2) Engineer
representing 11%, nine (9) Building Technician who represent 50% and lastly only 22% is Development
Officer and his assistance. Each of case study representing six six (6) respondents and overall respondents
for these three (3) case study is eighteen (18). Studies were also conducted to identify the respondents
experience in their respective fields. The study found a total of 61% of the respondents have experience of
5-10 years in the employment of a total of eleven (11) persons. Meanwhile, two (2) representing 11% of
respondents have experience of 10-15 years from UiTM Engineer and Architect of the JKR. The
remaining five (5) have experience of 1-5 years involved in representing of 28%. Pie chart below shows
the analysis of respondent background:

GENDER RESPONDENT OCCUPATION RESPONDENT EXPERIENCE

Architect 11%
6% Less than one
years
22% 17% 1 – 5 years
Male Civil
Engineer 28%
11% 5 – 10 years
Female Building
Technician 61% 10 – 15 years
94% 50%
Others
> 15 years

5.1 MAJOR CAUSE OF FAULTY DESIGN

Since this study is to evaluate the main factor of presence defect in the building which is faulty design, it
is important to access what is meant by faulty design. Refer to Lee (1987) there are six (6) most common
causes design faults whereas:
CAUSES UITM PUO JKR
1. Failure to follow well established design criteria
2. Ignorance of the basic physical properties of materials 
3. Poor communications between team   
4. Misjudgement of user and climatic conditions
5. Complex details  
6. New innovation/material that not been properly tested in use

All sources introduced by Lee (1987) above was accessed and used as a guide for answers to interviews on
all three Architect concerned. Based on investigation carried out, most of them agreed that these six
factors above is the cause of design fault in building but the main causes of design fault is poor
communication between member or team.. They state that communication between members is very
importance to produce an effective and successful project. Due to the lack of two way communications,
interpretation of design can’t be implemented smoothly. From analysis, most Architects agreed whereas
they mentioned that design fault, workmanship and material are the main subject of presence building
defects. Table 5.0 below present effect of design defect towards maintenance and 5.1 shows the variable
of design defect affecting maintenance.
 Abdul Rahman. S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

Table 5.0: Design defect affecting maintenance

Variable Mean Rating Scale Rank

Extremely
Poor detailing and jointing 4.9 1
affected
Extremely
Insufficient thickness of concrete cover 4.6 2
affected
Strongly
Insufficient jointing between finishes faces 4.2 3
affected
Incorrect locating conduits and piping at critical Strongly
4.1 4
structure locations affected
Strongly
Insufficient lenght of owning 4.1 5
affected
Strongly
Insufficient provision for thermal movement 3.9 6
affected
Strongly
Insufficient structural design 3.9 7
affected
Strongly
Ignore maintenance access when designing 3.7 8
affected
Not concerned on aggressive environment and weather Strongly
3.5 9
condition effect affected
Less consideration the availability of maintenance tool Moderately
3.2 10
during designing a building affected
Moderately
Exceed the permissible deflection 2.9 11
affected
Not relating exterior construction material selection to Moderately
2.8 12
weather and climatic condition affected

Table 5.0 above shows the variable of design defect affected maintenance management based on
inspection and survey on the selected case study. With average 4.9 and extremely affected on maintenance
is poor detailing and jointing and with average 4.6 insufficient thickness of concrete cover that will make
the building facade peel off and defect occur. According to A-Shiha (1993) Inadequate concrete cover will
make corrosions reach the concrete reinforcement faster if the concrete cover on the steel bars is
insufficient, which will result in corrosion of the steel bars and cracking of the concrete element. Another
variable that strongly affected on maintenance are insufficient jointing between finishes faces, incorrect
locating conduits and piping at critical structure locations, insufficient length of owning, insufficient
provision for thermal movement, insufficient structural design, ignoring maintenance access when
designing and lastly not concerned on aggressive environment and weather condition effect is strongly
affect to maintenance and its range of average index about 3.5 to 4.2. Refer to Assaf et.al. (1996) conclude
that a designer should provide adequate structural design, proper access to maintenance equipment, proper
exterior finishes compatible with climate conditions and sufficient detail in construction drawings.
 Abdul Rahman. S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

Table 5.1 Effect building defect towards maintenance management

Variable Mean Rating Scale Rank

Lack of fund due to major defects 4.5 Extremely 1

affected
Maintenance budget will increase 4.2 Strongly 2
affected
Difficulty in maintenance policy and planning 4 Strongly 3
affected
Difficulty in repairing 3.9 Strongly 4
affected
Maintenance frequency will increase 3.8 Strongly 5
affected
Maintenance works will increase 3.7 Strongly 6
affected
Increase in maintenance time/duration 3.6 Strongly 7
affected
Lower maintenance quality 3.3 Moderately 8
affected

By using Average Index Formular by Likert Scale, eight (8) questions was evaluated the effect of design
defect towards maintenance management. Maintenance persons agreed that building defects will
extremely affect to lack of fund due to major defects to maintenance management. According to
Malaysian Department of Education mentioned that problem in maintenance is to getting maintenance
funding, where it is too difficult and take a long time to approve it. Design defect also strongly affected on
maintenance budget, effect on maintenance policy and planning, increasing in maintenance frequency and
works and also affect to increasing in maintenance time and duration. Some of moderately affected on
maintenance is on maintenance quality and less expertise and professional person in conducting the
repairing work.

6.0 CONCLUSION
The data obtain from the questionnaires were successfully analyzed by determined the main factors that
contributed to the building defects on refurbished building. After do some research and after done
observation on the selected case study, it is clearly shows that faulty design is the main factors or causes in
the presence of building defects. This statement is supported by respondent and others past research done
by many researchers. Researcher found that, the main effects is inadequate of funding due to major
defects. A building with numerous design defects will increase budget of maintenance. The respondent
also strongly believe that design defect strongly affected on maintenance budget, effect on maintenance
policy and planning, increasing in maintenance frequency and works and also affect to increasing in
maintenance time and duration. Some of them state that design defect moderately affect the maintenance
quality and due to inadequate expertise and professional person. Design defect such poor detailing,
jointing and insufficient thickness of concrete cover is extremely affect the maintenance. Based on
analysis conducted, researcher found that most of management prefers to use a preventive maintenance
rather than others approach. They also mentioned that they prefer to hire an outsourced contractor due to
several benefits such as expertise and specialized, strong fund, fast performance and their company culture
and value. The management should take into account this matter in order to reduce maintenance cost and
prolong their building life.
 Abdul Rahman. S / The 5th Undergraduate Maintenance and Facilities Maintenance Conference 2013

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