Syamilah Yacob is currently a senior building surveyor at Maintenance Engineering Branch, Malaysia Public Work Department (PWD) for more than 13 years. She attained her first degree in Building Surveying from Universiti Teknologi MARA (UiTM), master's degree from Universiti Teknologi Malaysia (UTM) and Ph.D. in Building Science and Performance from Universiti Malaya (UM). She actively involved in the operation and maintenance activities includes the inspection works for government buildings based on Government Asset Management Policies, Standards Procedures and Guidelines. Dr. Syamilah is a registered member of Royal Institution of Surveyor Malaysia (RISM), a member of Malaysia Asset and Project Management Association (MAPMA), and affiliate member of Institute Asset Management (IAM-UK). She is also the recipient of the Malaysia Building Surveyor Award 2013 by the RISM.
Azlan Shah Ali is a professor in the Department of Building Surveying, Faculty of Built Environment, University of Malaya. He was promoted to the full professor post in July 2013, which make him as one of the youngest professors in the University. Prof. Azlan completed his PhD at Universiti Teknologi MARA, Malaysia specialising in building refurbishment. His research interests lie in building maintenance and refurbishment with the focus to improve management strategies. Prof. Azlan has been involved in several academic research and consultations with a total amount of more than RM6 million. He has published over 200 peer-reviewed technical publications in journals, proceedings, and books. He received the University of Malaya's Best Lecturers Award in 2012-, and 3-times Excellence Service Award from UM for his significant contribution in teaching and research works Prof. Azlan is currently a Chartered Building Surveyor, UK; a Registered Building Surveyor, Malaysia; a Registered Property Manager, Malaysia; a Professional Technologies, Malaysia; a Fellow of The Royal Institution of Surveyors Malaysia (FRISM) and The Royal Institution of Chartered Surveyors, UK (FRICS). He has served as a committee member includes secretaryship of the Building Surveying Division, RISM for more than 13 years.
Cheong Peng Au Yong is a senior lecturer in the Department of Building Surveying, Faculty of Built Environment, University of Malaya, where he obtained a Ph.D. degree in Facilities Management. His research interest is in facilities management and building maintenance and has published several articles in reputable journals. Meanwhile, he has been reviewer for several renowned journals and conference proceedings. Currently, he is the editorial board member of Journal of Surveying, Construction and Property (JSCP). Furthermore, he actively involves in the consultation projects such as building condition assessment projects. His substantial contributions in academic and research works were awarded with Excellence Service Award by University of Malaya in 2019. 

Chapter 1

Introduction

Abstract

1.1 Background 1

1.2 Problem Statement 2

1.3 Research Questions 4

1.4 Research Aims and Objectives 4

1.5 Rationale for the Study 4

1.6 The Area for Development 5

1.7 The Significant of the Study 6

1.8 Limitation and Scope of Study 7

1.9 Organization of Chapters 8

References 9

Chapter 2 13

An Overview ans Understanding the Building Deterioration 13

Abstract 13

2.1 Introduction 13

2.2 Overview on Defects and Maintenance Management 14

2.3 Building Stock in Malaysia 16

2.4 School Building in Malaysia 19

2.4.1 Malaysian National Educational Systems 19

2.4.2 Categories of Educational Institutions 20

2.4.3 Conditions and Performance of School Buildings 21

2.5 Types of Building Defects 23

2.6 Common Building Defects and Possible Causes 24

2.6.1 Defects in Building 32

2.6.1.1 Leakage 32

2.6.1.2 Tilt / Crook 33

2.6.1.3 Rust / Corrosion 33

2.6.1.4 Spalling 34

2.6.1.5 Peel off / Torn/Tattered / Ragged 35

2.6.1.6 Mould / Fungi 36

2.6.1.7 Decay 36

2.6.1.8 Dampness 37

2.6.1.9 Sagging 39

2.6.1.10 Crack 39

2.6.1.11 Clogged 40

2.7 Impact of Building Defects 41

References 41

Chapter 3 46

Factors Contributing to Building Defects 46

Abstract 46

3.1 Introduction 46

3.2 Defects Factors 46

3.3 Technical Factors 53

3.3.1 Faulty Design 53

3.3.2 Poor Detailing 54

3.3.3 Faulty Drawing 54

3.3.4 Not Complying with Specification 55

3.3.5 Structural 55

3.3.6 Poor Waterproofing 55

3.3.7 Improper use of Material 56

3.3.8 Lack of Maintenance 56

3.3.9 Poor Construction 57

3.3.10 Building Size 57

3.3.11 Type of Building 58

3.3.12 Building Orientation 58

3.4 Environmental Factor 59

3.4.1 Insect Attack 59

3.4.2 Biological Agent Attack 59

3.4.3 Changes of Climatic Condition 60

3.4.4 Poor Ventilation 60

3.4.5 Reaction of Thermal Agent 61

3.4.6 Excessive Moisture 61

3.4.7 Reaction of Chemical Agent 61

3.4.8 Soil Movement Impact 62

3.5 Human Factor 62

3.5.1 Misuse by User 63

3.5.2 Vandalism 63

3.5.3 Wear and Tear 63

3.5.4 Change of Usage 63

3.5.5 Poor Workmanship 64

3.5.6 Lack of Supervision 64

3.5.7 Lack of Knowledge 65

3.5.8 Poor Operation 65

3.5.9 Lack of Cleaning 65

3.6 Selection of Independent Variables 65

References 66

Chapter 4 70

Building Condition Monitoring and Assessment 70

Abstract 70

4.1 Introduction 70

4.2 Building Condition Assessment Techniques 71

4.3 Condition Assessment Systems 72

4.4 Building Condition Rating Scale 72

4.5 The Practice of Building Condition Assessment 74

4.5.1 Dutch Building Condition Assessment Standard 74

4.5.1.1 Condition Assessment Process 75

4.5.2 Queensland Building Condition Assessment Standard 76

4.5.2.1 Condition Assessment Process 76

4.5.3 Royal Institute Chartered Surveyor (RICS) Standard 79

4.5.3.1 Condition Assessment Process 79

4.5.3.2 Condition Rating 80

4.5.4 Current Practices Condition Assessment in Malaysia 81

4.6 Building Condition Maintenance Assessment System (BCMAS) 81

4.6.1 Scope of Work 82

4.6.2 Methodology 83

4.6.2.1 Desk Data Collection 83

4.6.2.2 Logistic 83

4.6.2.3 Checklist 83

4.6.2.4 Data Analysis 84

4.7 Building Condition Assessment Rating Systems (BCARS) 84

4.7.1 Standardization 85

4.7.2 Development of BCARS 86

4.7.3 Piloting 87

4.7.4 Improvement and Approval 88

4.7.5 Method of Assessment 89

4.7.5.1 Inspection Checklist 90

4.7.5.2 Identifying the Defects 91

4.7.5.3 Physical Condition Assessment 91

4.7.5.4 Maintenance Priority Assessment 92

4.7.5.5 Defects Score and Building Rating 93

4.8 Comparison between BCMAS and BCARS 95

4.8.1 Building Hierarchy Information 95

4.8.2 Rating Scale, Representation and Inspection 96

4.8.3 BCMAS Rating and BCARS Rating 97

References 99

Chapter 5 101

Research Methodology 101

Abstract 101

5.1 Introduction 101

5.2 Methodology of Research 101

5.3 The Research Process 102

5.4 Determine the Research Question 102

5.4.1 Initial Idea 102

5.4.2 Identifying the Problem Statement 102

5.5 Proposed of Mixed Method 106

5.6 Select Research Methodology 107

5.6.1 Research Approach - Triangulation Design 107

5.6.2 Population and Sampling 111

5.6.2.1 Population 111

5.6.2.2 Sampling Frame 111

5.6.2.3 Sampling 112

5.6.2.4 Sampling Size Determination 116

5.7 Data Collection 116

5.7.1 Quantitative Method 116

5.7.1.1 Condition Assessment 116

5.7.1.2 Checklist/Form Consists of Building Component 116

5.7.1.3 Identifying of Defects/Failures 117

5.7.1.4 Assessment for Physical Condition 117

5.7.1.5 Assessment for Maintenance Priority Action 118

5.7.1.6 Defect Score - BCARS 119

5.7.1.7 Condition Rating 119

5.7.2 Qualitative Method -Semi structured Interview and Archived Document 120

5.7.2.1 Archived Document 120

5.7.2.2 Semi-Structured Interview 121

5.8 Analysis of Data 124

5.8.1 Quantitative Analysis 124

5.8.1.1 Descriptive Statistic 124

i) Frequency Distribution 124

ii) Central Tendency 124

iii) Dispersion 125

5.8.2 Normality Test 125

5.8.3 Reliability Analysis 126

5.8.4 Bi-Variate Analysis 126

5.8.4.1 Spearman Rank-Order Correlation Techniques 127

5.8.5 Regression Analysis 127

5.8.6 Qualitative Analysis 128

5.8.7 Content Analysis 129

5.9 Data Interpretation 130

5.10 Legitimation / validity and reliability 130

5.11 Conclusion 130

References 132

Chapter 6 136

Analysis and Research Findings 136

Abstract 136

6.1 Introduction 136

6.2 Quantitative Analysis 137

6.2.1 Descriptive Analysis Result 137

6.2.1.1 Type of School 137

6.2.1.2 The Number of School and Total Defects according to State 138

6.2.1.3 Total Defects according to State 138

6.2.1.4 Building Condition Rating according to States 139

6.2.1.5 The Factors Contribute to the Building Defects 141

6.2.1.6 Type of Defects 142

6.3 Reliability 144

6.4 Correlation Analysis 147

6.4.1 To Establish a Significant Relationship Between Factors

and Building Condition 147

6.4.1.1 Relationship of Lack of Maintenance to Building Condition 148

6.4.1.2 Relationship of Vandalism to Building Condition 149

6.4.1.3 Relationship of Poor Waterproofing to Building Condition 150

6.4.1.4 Relationship of Lack of Supervision to Building Condition 150

6.4.1.5 Relationship of Lack of Cleaning to Building Condition 150

6.4.1.6 Relationship of Misuse by User to Building Condition 151

6.4.2 To Establish a Significant Relationship Between Factors and Building Condition 151

6.5 Regression Analysis 152

6.6 Qualitative Analysis 154

6.6.1 Content Analysis 154

6.6.2 Semi-Structured Interview Result 155

6.6.2.1 Interview Result to Ranking Analysis Result 157

i) Factor which have Strong Sinificant and affect the Overall Condition of the Building 158

ii) Factor which have Least Sinificant and affect the Overall Condition of the Building 161

iii) Factors which have Zero Variance to the Overall Condition of the Building 169

iv) Theoretical Framework 173

a) Independent Variables 173

b) Mediating Variables 176

c) Dependent Variables 177

v) The Use of Standard Buildin Condition Assessment in the Study 178

6.7 Discussion on Overall Finding 181

6.7.1 Validation of Ranking Analysis Results 181

6.7.2 Validation of Correlation Analysis Results 181

6.7.3 Validation of Theoretical Framework 182

References 185

Chapter 7 188

Conclusion and Recommendations 188

Abstract 188

7.1 Conclusion of the Study 188

7.2.1 Objective 1: To identify the factors contributing to the

building defects 188

7.2.2 Objective 2: To investigate the condition of the public school

buildings through building condition assessment 189

7.2.3 Objective 3: To establish critical factors contributing to the

school buildings defects and relationship to building condition 190

7.2.4 Objective 4: To develop a building deterioration prediction

model (BDPM) based on building condition 191

7.3 Contribution to the Knowledge 192

7.4 Recommendation for Future Research 192