SERVICES

Prepared by:
Dr. Nurul Nadiah binti Zainol
 BUILDING SERVICES AND
MAINTENANCE OF COMMON
AREAS

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COMMON PROPERTY
Common property means so much of the lot as is not comprised in any parcel (including any
accessory parcel), or any provisional block as shown in an approved strata plan.
S4, Strata Title Act 1985
Common property means so much of the development area as is not comprised in any parcel, such
as structural elements of the building, stairs, stairways, fire escapes, entrances and exits, corridors,
lobbies, fixtures and fittings, lifts, refuse chutes, refuse bins, compounds, drains, water tanks, sewers,
pipes, wires, cables and ducts that serve more than one parcel, the exterior of all common parts of
the building, playing fields and recreational areas, driveways, car parks and parking areas, open
spaces, landscape areas, wall, fences, and all other facilities and installations and any part of the
land used or capable of being used or enjoyed in common by all the occupiers of the building.
S2, Building and Common Property (Maintenance and Management) Act 2007

Common property means so much of the land as is not comprised in any parcel (including any
accessory parcel), or any provisional block and the fixtures and fittings including lifts, refuse chutes,
drains, sewers, pipes, wires, cables, ducts and all other facilities and installations used or capable of
being used or enjoyed in common by all the purchasers.
Schedule H, Housing Development (Control and Licensing) Regulation 1989
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 MAINTENANCE

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 Areas of management & maintenance/building services
Building Details
dimensions
1. Prohibition of Every owner/tenant shall at all times conduct themselves in such manner as not to
nuisance. cause any nuisance to other owners/tenants within the complex.
2. Prohibition of The passage, lobbies, sidewalks, stairways and common corridors shall not be
obstruction at obstructed at any time or used for any purpose other than their designated uses only.
common areas. Owners/tenants to ensure that no objects are placed dangerously on or near the
perimeter of the premises whereby they may fall and cause bodily harm to persons or
damage to the property below.

3. Combustible Highly combustible substance such as petroleum products shall not be kept in
materials. substantial quantities.
No firecrackers and fire works shall be discharged on any occasion without approval
from property manager.
Substance which may give rise to smoke, fumes shall not be kept, stored or used in
the complex.
4. Exterior façade of The exterior façade of the complex shall be controlled very strictly.
the complex. No signboard, banner, neon sign, awning or grill shall be installed without prior
approval of the management.
All installations shall follow strictly to the terms and conditions agreed upon.
5. Furniture, signage All furniture, signage and equipment installed in common areas shall not be damaged,
and equipment in removed or altered without prior approval of the property manager.
common areas. Notices, advertisements, posters or other means of visual communication shall not be
placed, hung or pasted without prior permission from the property manager.
 Building Details
dimensions

6. Parties and For any private parties or functions by the owner/tenant, prior notice and a deposit
function. must be given to the management and approval must be obtained from management
together with deposit.
Deposit will be refunded if the area used has been discarded of articles, food
remnants and etc. In the event that the rubbish is not cleared away, the cost of
removing and clearing of the area shall be deducted from the deposit.

7. Garbage Garbage and construction debris for the renovation work shall be removed from the
removal. premises and site after work daily.
Packing of materials which will obstruct must also be removed immediately after
dismantling.
8. Waste All owners/tenants shall ensure that all refuse or rubbish shall be wrapped up properly
removal/ in non porous bags and placed properly in the common wastes centers.
refuse Care shall be taken to prevent dripping on the floor in the common area.
disposal. Nobody shall be allowed to throw any rubbish from windows, doors, etc. or leave any
rubbish in any common area.

9. Elevators and The lift and escalator shall be used in a considerate manner so as not to cause any
lifts. inconvenience to other owners/tenants/shoppers.
Only designated elevators are allowed for the tenants/owners to shift their materials or
for loading and unloading.
 Building Details
dimensions

10. Damage of Any damage caused to any common property shall be assessed by the
property. management and the cost of repair and/or replacement shall be charged to
owner/tenant responsible.
In case of renovation periods, the owner/tenant will be held responsible for
the damages. Should such damage occur, the repair shall be carried out by
the property manager and the cost incurred shall be deducted from the
renovation deposit.
11. Landscaping. Setting-up of a nursery is also very important if the landscaping involves
potted plants placed in the building. This will enable the old plants to be
replaced with healthy plants that have been groomed.
12. Plumbing. Good maintenance in plumbing will be able to achieve a great saving of the
utilities.
Normal problem :
-Water tap running non stop.
-Urinal bowl, water flowing non stop.
-Overflowing water from the water tank.
-Pipe blockage.
13. Carpentry. Problems :
-Door knobs missing.
-Door closers spoilt.
-Door cannot close properly.
-Door cannot be locked.
-Door frame rotten.
-Parquet warping.
-Scratches on timber paneling.
-Damaged furniture/timber fixtures etc.

14. Masonry Where the organization is poor, all maintenance will be contingency
maintenance and there is always a time delay.
A simple water leak can result in damaged insulation, staining to ceiling tiles,
staining to carpets, disruption to business and a bad feeling.
Common problem faced :
-Broken floor tiles.
-Broken marble.
-Broken wall tiles.
-Pot holes at car park area.
-Broken road kerbs.
-Broken drain covers.
-Cracked wall.
-Water seepage/leakage.
-Tiles come off.
-Cracks at expansion joints.
-Sunken interlocking tiles.
-Stain on wall/pillars.
-Graffiti on the wall.
 OPERATION OF BUILDING SERVICES

Operation covers the followings items; • Cleaning services : contract costs and additional
• Lift and escalator : service contracts, repair and services.
maintenance and lift certificate. • Security services : contract costs and additional
services.
• Air-conditioning system : service contracts, repair • Landscaping : maintenance contract.
and maintenance and water treatment. • Tenant directory :repair and maintenance.
• Standby generator : contract costs, repair and • Swimming pool maintenance.
maintenance, generator costs, diesel fuel costs, • Gymnasium/games room.
license for diesel storage. • Squash or tennis courts.
• Pest control : contract coast and additional services.
• Fire fighting system : contract cost, repair and • All general repairs and maintenance.
maintenance, bomba certificates for fire • All employment charges for labour directly
extinguishers. employed for the management of the building.
• Electrical installations : contract cost for high and • All common area electrical consumption and central
low tension electrical system inspections, repair air conditioning electricity consumption.
and maintenance. • All common area water consumption and sewerage
• Refuse compactor : contracts cost, repair and charges.
maintenance and refuse compactor certificate. • Car park licenses.
• Cost for fixtures and fittings.
• Automatic sliding door : contract costs and repair • Building automated system : repairs and
and maintenance. maintenance and contract costs.
• Automatic car park barrier gate : contract costs, • Public address system.
repair and maintenance. • CCTV system.
• Music royalty.
• Façade gondola : contract costs, repair and • Advertising and promotions.
maintenance. • Insurance premium
• Watchman’s clock : contract cost for repair and
maintenance.
 LIFE SAFETY AND SECURITY

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 Equipment

Personnel

Procedure

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➢Intercommunication network
➢Automated fire protection and
security system
➢Access control
➢Closed-circuit television
➢Smoke detectors
➢Sprinkle system
➢Alert system
➢Intrusion alarm

EQUIPMENT
Emergency spokesperson – represent
management on the scene & provide
immediate factual information on
personnel casualties to employee’s family
Life-safety control centre operator – assist
fire department through communication
system
Life safety officer – assist tenant
evacuation and enforce safety precautions
Property Manager – reports to the control
centre to assist the emergency crews &
direct the action of all building staffs
Chief of Security – the senior security
officer on duty reports to the building’s
main entrance or designated alternate
location. Coordinates assignments of all
non technical building employees

PERSONNEL
LIFE SAFETY PROCEDURE
➢Internal Procedures; Hazard
Detection and Emergency
Evacuation; Disaster Planning;
Emergency Supplies; Evacuation
Drills
EMERGENCY PREPAREDNESS PROCEDURES
➢Emergency response plan – fire,
explosion, earthquake, elevator
emergency procedures
INSPECTION PROCEDURES
➢Inspection of fire protection
system; structural inspection
➢Documentation of all inspections
should be retained
EMERGENCY PROCEDURES MANUAL FOR
TENANT
➢Guide for tenants when they are
facing with emergency situations
such as accident or illness; fire drills;
bomb threat; elevator emergency
etc.

PROCEDURE
 ENVIRONMENTAL

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LEGISLATIONS
**Refer to Department of Environment, Ministry of
Environment and Water.

https://www.doe.gov.my/portalv1/en/tentang-
jas/perundangan/akta-kaedah-peraturan-arahan-2
17

1.Mold
2.Carbon Monoxide
COMMON HAZARDOUS 3.Chlorofluorocarbons (CFC)
SUBSTANCES 4.Asbestos
5.Formaldehyde
SBS: is used to describe a situation in which
reported symptoms among the population
of building occupants can be temporarily
associated with their presence in that
building – health or comfort related

Symptoms: headaches and dizziness;

nausea (feeling sick); aches and pains;
fatigue (extreme tiredness);
poor concentration; shortness of breath or
chest tightness; eye and throat irritation;
irritated, blocked or runny nose; skin
irritation (skin rashes, dry itchy skin)

SICK BUILDING
SYNDROME
SICK BUILDING SYNDROME
• Factor:
❑Poor ventilation especially when using cleaning chemical products
❑Low humidity
❑High temperature or changes in temperature throughout the day
❑Airborne particles (dust, carpet fibres or fungal spores)
❑Airborne chemical pollutants (cleaning materials or furniture, or ozone produced
by photocopiers and printers)
❑Poor standards of cleanliness
❑Poor lighting - glare or flicker on visual display units
❑Psychological factors (stress or low staff morale)
TUTORIAL

As a property manager, how to

avoid/reduce sick building syndrome?
THANK YOU