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©Journal of Applied Sciences & Environmental Sustainability 1 (1): 1-19, 2013

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Research Article

Towards Sustainable Heritage Building Conservation in Malaysia

Mahmoud Sodangi¹, Mohd Faris Khamidi², Arazi Idrus³

¹Post-doctoral Research Engineer, Civil Engineering Department,

Universiti Teknologi PETRONAS, Malaysia

Email: [email protected]

²Senior Lecturer, Civil Engineering Department,



³Professor, Civil Engineering Department,

National Defence University of Malaysia


ARTICLE INFO

Article history Received: 1/1/2013

Accepted: 25/3/2013

A b s t r a c t

It has been universally recognised that the conservation of heritage buildings has environmental sustainability benefits. Malaysian government spends quite

a huge amount of money in conserving national heritage buildings in the

country and the buildings deteriorate just few years after the conservation

works. Despite the enactment of the National Heritage Act and establishment

of the National Heritage Department coupled with the existence of many

heritage trusts and legislations related to heritage conservation in Malaysia,

maintenance practices for conserving heritage buildings seem to remain very

poor. This could be strongly attributed to lack of clear guidelines for

custodians of heritage buildings in managing the maintenance of the buildings

in their custody. Maintenance management practices can be better explained

and understood if there is a comprehensive guideline that can be referred to by

the custodians of heritage buildings, which at this time does not exist. Thus, the goal of this paper is to make as strong case for developing a framework

that would act as a basis for heritage organizations to prepare guidelines for

sustainable management of heritage building conservation in Malaysia. This

paper is part of an ongoing research aimed at developing a framework for

sustainable management of heritage building conservation in Malaysia. The

proposed conceptual framework is significant for its potential benefit in

sustaining the buildings and their associated values and enhancing the safety of

the buildings efficiently with minimum resources. It is expected that the

framework could serve as a basis for heritage organizations to prepare

guidelines for owners and custodians of heritage buildings to manage the

maintenance of their buildings. .

© Journal of Applied Sciences & Environmental Sustainability. All rights reserved.

Keywords: building; conservation;

heritage; maintenance;

Malaysia; management.

1. Introduction

Sodangi M. / Journal of Applied Sciences & Environmental Sustainability (JASES)1 (1): 54-61, 2013

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Sustainable development and heritage conservation have become guiding principles for our

modern industrial society. Besides, it has been universally recognised that the conservation of

heritage buildings has environmental sustainability benefits. Heritage building conservation

reduces energy usage associated with demolition, waste disposal and new construction, and

promotes sustainable development by conserving the embodied energy in the existing

buildings. In order to achieve a sustainable management of heritage building conservation in

Malaysia, it is vital that maintenance takes a leading role in conserving the heritage values of

the buildings. Various authors have described regular maintenance as the most important,

pragmatic, sustainable and philosophically appropriate method of conserving heritage

buildings. However, poor maintenance management of heritage buildings leads to serious

building defects that could threaten both the safety of occupants and building fabric.

Maintenance of heritage buildings is quite different from new buildings because the fabric of

a heritage building has cultural significance which must be retained maximally and the

authenticity of a heritage building depends essentially on the integrity of its fabric. The

maintenance of heritage buildings involves repairing the building fabric very close to the

original using traditional techniques and traditional matching materials and being sensitive to

the original structure. Therefore, the maintenance of a heritage building is done without

unnecessarily disturbing or destroying the historic fabric; damaging the character of the

building and altering the features which give the building historic, architectural and cultural

significance.

To this regard, it is important to come up with a clear maintenance management framework

to guide those who provide advice, make decisions about or undertake maintenance works to

heritage buildings including owners, managers and custodians on how to systematically and

effectively evaluate, plan and implement maintenance management programme for their

heritage buildings, and thereby able to extend the life of the original building fabric and

expect considerable savings in costs and time in future conservation works. A well

maintained heritage building enhances the quality of life for everyone in the community, help

to attract investment to the community (tourism product), contribute to regeneration and

provide a source of local pride and sense of place (Forsyth, 2007).


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2. Background of the Research

History deals with human actions, that is, actions done by individuals and group of

individuals, which explains the circumstances under which humans lived and the way they

reacted to these circumstances (Mises, 1985). It also deals with people’s conscious reaction to

the state of their environment, which include both the natural and built environment as

influenced by the actions of preceding generations as well as by those of their contemporaries

(Mises, 1985). Folarin (2012) emphasizes that history as a human preoccupation, creates a

perpetual link between man and his roots, by which he gets a firm control of his society and

thus becomes the master of his social environment. The past, the present and the future are

not only related, they are mutually interdependent.

In the earliest times, people lived in caves and tents because of the necessity for warmth and

shelter (Watkin, 2005). However, by the new stone age (8000 – 5000 BC), people in Central

Europe had started building houses for themselves though many people continued to live in

caves and tents. As the people aged, they began to build complicated houses such as the

mammoth, clay, and then more complex concrete houses (Watkin, 2005). Between 3050 BC

to the early 20th

century, various notable building architectures were witnessed due to

civilizations and passage of generations. These notable architectures include Ancient Egypt,

Classical, Early Christian & Medieval, Romanesque, Gothic, Renaissance, Baroque, Rocco,

Georgian, Neoclassical, Victorian, Art Nouveau, Beaux Arts, Neo-Gothic and 20th

Century

Architecture. The people that lived in these generations and civilizations have left behind

indelible marks in the form of heritage to the present and future generations.

Heritage is created by attaching significance and values in what our predecessors left behind.

It is generally understood to include three key entities: material culture, the natural

environment and the built environment (ICOMOS, 1999). The Malaysian National Heritage

Act (2005) defined heritage under section 67 as “any heritage site, heritage object,

underwater cultural heritage or any living person declared as National Heritage”. However, a

broader definition of heritage was provided by ICOMOS (1982), where heritage is described

as the ideas, habits, and customs taking place in a particular geographic context, that have

given rise to traditions, folklore, mentality, ways of doing things, architecture, and a social


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structure. As pointed out by Ashworth (2001), the heritage of society or people is

irreplaceable and an important foundation for development. It encompasses biodiversity,

collections, past and continuing cultural practices, knowledge, living experiences, landscapes,

historic places, sites and built environments (ICOMOS, 1999).

The built environment provides the setting and backdrop by which people live their lives and

impacts on their senses, emotions, participation in physical activity and community life and

general well-being (Law, 2000). Buildings are more than just props in people’s lives; they are

imbued with meaning and resonance, as they signify people’s personal histories,

interpersonal relationships, and shared events in people’s extended relationships, families,

communities and wider culture (Ashworth, 2001).

According to Law (2000), heritage buildings are tangible manifestations of town’s identity

and a physical expression of the cultural heritage of the people of the town. The buildings

provide a link to the history and culture of a nation and particular town. Heritage buildings

very often provide a suitable background, or home, for the cultural life of a town. Generally,

heritage buildings are located in central parts of a town and, combined with appropriate

services; they help make the central parts of a town attractive area to visit by residents and

tourists. The built heritage is important as it helps to maintain community identity, enhance

the image of the area and local neighbourhoods, contribute to the quality of life for residents

and communities, assist with economic development and tourism initiatives; and initiate

conservation led regeneration (Law, 2000).

Genesis of Heritage Conservation

The fruits of built heritage conservation efforts are now easily valued because conserved

heritage buildings and sites are today seen and enjoyed by much of the world’s population

(Stubbs, 2009). Societies have continuously been worried by the loss of valued assets and

aspects of their environments. The origin of conservation minded actions dates back to the

time the first person attempted to control unwanted changes to his living environment

(Watkin, 2005).


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In other words, the instinct to conserve dates not long after early humans began creating

objects and structures that could be used continually. Stubbs (2009) pointed out that

researchers date the earliest creation of durable stone tools and equipment to about 3000000

BCE and the oldest evidence of durable expressions of artistic and spiritual beliefs date to at

least 50000 BCE. He further pointed out that the earliest evidence of the maintenance of

buildings dates back to about 8000 BCE, which shows that from time immemorial, humans

became interested in protecting their practical and symbolic legacies.

Between 960-1127 CE, tangible evidence of conserving artistic works of the distant past

dates back in China and Northern Song Dynasty when inventories and collections of ancient

bronzes were formed (Stubbs, 2009). Due to deep respect tradition in China, conservation

awareness was carried into the 20th

century. At that time, China and its neighbours have

developed wider interest in conserving heritage (Stubbs, 2009).Educated Europeans in the

early 15th century showed a growing understanding of human history as elements of the ‘age

of humanism’ and afterwards the ‘age of reason’ developed together with significant

modifications in the area of arts and science (Stubbs, 2009). The free quest for knowledge

and its teachings from the Renaissance onward meant that with every passing year, people

knew more about their past than ever before.

Since the beginning of the 18th Century; heritage conservation has progressed side by side

with allied developments in history, archaeology, museology and ecology (Stubbs, 2009).

The focus then was to save ancient monuments, significant religious buildings and national

symbols. From the late 18th

century, many heritage conscious individuals attempted to

conserve heritage buildings and sites to the way they were thought to have previously

appeared. By the 19th century, monuments were reordered and reconstructed with little

proven evidence to what was thought to be the original design intention (Orbasli, 2008). The

restoration works paid little respect to originality of the monuments. Towards the end of the

19th

century, a popular restoration approach was adopted. The areas around culturally

significant monuments were cleared and the monuments were then displayed in the midst of

large parks and gardens.


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However, Orbasli (2008) noted that a growing anti restoration movement in the latter half of

the 19th

century began to emerge as an opposition to some of the poor restoration practices.

The Society for the Protection of Ancient Buildings (SPAB) was established in 1877 in

England. SPAB suggested that heritage building needed to be maintained within their settings

rather than being isolated in a landscaped park. The SPAB’s criticism of restoration practices

of the time led to the replacement of the word ‘restoration’ with ‘conservation’ in England.

According to SPAB, real heritage lay in the authentic monument, not in modern replicas.

Also, the value of historic cities lay in terms of collective value of buildings, streets, and

spaces that made up the character of old towns, which were being lost to modern

developments and street widening projects. The conservative repair philosophy was

introduced upon a manifesto written by William Morris and other founding members of

SPAB in 1877.

Even though the idea of protecting cultural and natural heritage sites around the world began

after the World War I; momentum for its actual establishment was not witnessed until the

1950s (Jokilehto, 2002). The nationalistic feelings in the aftermath of World War I and II and

the economic value associated with cultural tourism triggered a growing interest in heritage,

which later defined conservation in Europe in the 20th century.

To this regard, the Hague Convention which was the first UNESCO Convention on cultural

heritage was launched in 1954 in order to protect cultural property in the event of armed

conflict (Jokilehto, 2002). Development of a network of supportive legislation for heritage

conservation and collaboration with a host of international heritage conservation charters,

programs and projects propagated by international organizations such as UNESCO and

ICOMOS in the 20th century have contributed to making heritage conservation a participatory

concern for millions of people all over the world (Jokilehto, 2002).

Heritage conservation approaches promote greater integration between disciplines (Orbasli,

2008). Also, understanding the values of heritage emphasize the significance of multi-

disciplinary approaches among history, archaeology, museology, conservation, architecture,

civil engineering, environmental engineering, quantity surveying and town planning among


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others. Civil engineering researchers in the field of heritage conservation need to establish

close working relations with social science disciplines.

Heritage conservation is now a well-integrated worldwide concern that commonly engages

large segments of the world’s population. It has become a vibrant and autonomous field with

many centres of interest including archaeology, museology, conservation science, civil

engineering, urban planning, tourism, education and even national economic policy. This is

evident by the growing public and institutional support dedicated to conservation of heritage

buildings and sites.

Heritage Building Conservation and Tourism

The popular appeal of cultural heritage is easily seen through observations of heritage

tourism. The rapidly globalizing and modernizing world is witnessing a fast emergence of

heritage consciousness. With the work of international organizations like the United Nations

Educational, Scientific and Cultural Organization (UNESCO) and other notable heritage

organizations and agencies of various countries, the need for understanding and protecting

heritage has tremendously increased.

In discussing heritage building conservation, Sodangi et al. (2011) pointed out that the

identity of a people and nation is largely defined by their heritage which is a legacy that is

passed down from one generation to another. These legacies are irreplaceable sources of life

and inspiration which provide people with a sense of place and inform the people about who

they are and how their society has developed over time. Heritage places as unique and diverse

as the Mount Kinabalu of Malaysia, the Pyramids of Egypt, the Taj Mahal of India, the Great

Barrier Reef in Australia and the Baroque Cathedrals of Latin America make up some of the

world’s heritage.


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Heritage could either be natural or cultural which may be significant for historical,

architectural, scientific or for any other distinct cultural value. Natural heritage includes

culturally significant landscapes, landforms, flora and fauna. In contrast, cultural heritage

includes tangible culture (such as buildings, monuments, tombs, artefacts, books and works

of art) and intangible culture (such as knowledge, language, tradition, music and folklore).

While 'heritage' suggests a very wide subject, this research focuses on heritage buildings

since they are regarded as the main components of tangible cultural heritage that societies

want to keep, share and pass on to future generations. Besides, they are regarded as

fundamental cultural heritage elements that strengthen a country’s national identity and

sovereignty as well as capture its soul and spirit (Ahmad, 2006). The buildings remain the

best form in which historic cultural heritage can be expressed. The buildings characterize the

history of people and nations. They serve as the table from which this history can be read and

in this way, the life of a society in the past, its values in the present and directions for the

future are decorated on heritage buildings. Idrus et al. (2010) describes heritage buildings as

Figure 1: Pyramids of Egypt Figure 2: TajMahal (India)


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buildings built in the past which have high historical and architectural values and require

continuous care and protection to conserve their cultural heritage significance for as long as

possible. Similarly, Feilden (1982) had previously described heritage buildings as

irreplaceable sources of life and inspirations which for various reasons society has decided

shall be conserved for as long as possible and they differ from modern buildings because they

are expected to last forever.

The growth of tourism has propelled the emergence of heritage tourism which is a potential

form of alternative tourism to both local and foreign tourists (Badaruddin, 2005). Over the

years, the global influx of tourists to Malaysia (see Figure 3) and the growing interest in

heritage tourism have increased the number of heritage tourists visiting heritage cities of

Malaysia especially Malacca and Penang (Badaruddin, 2005). In Malaysia today, heritage

buildings are regarded as highly valuable assets due to their cultural significance and tourism

potentials (Mustafa et al., 2011). The buildings are regarded as essential products of

promoting heritage tourism because of their strong influence in motivating cultural heritage

tourists to visit the country. Cultural heritage tourists are attracted to these buildings due to

their cultural uniqueness, high historical and architectural values, and the strong desire to see

something different (Mustafa et al., 2011).

The increasing consciousness in the cultural significance of the buildings has helped in

conserving these assets to promote heritage tourism as well as boost revenue generation in the

country. In the year 2010, the country attracted 24.6 million foreign tourists and generated

RM56.5billion to the tourism sector (Sodangi et al., 2011). Therefore, it became imperative

to conserve heritage buildings in Malaysia considering their high tourism potentials and the

fact that the buildings serve as fundamental cultural heritage elements that strengthen

Malaysia’s national identity and sovereignty as well as capture its soul and spirit. It is mainly

through heritage conservation that a society can pass onto future generations what is currently

identified as being of cultural significance today (Forsyth, 2007). Every building whether

heritage or new, requires care and protection to limit deterioration (Idrus et al., 2010). For

heritage buildings, efficient maintenance management practices are essential in extending the


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life of the buildings and avoiding the need for potentially expensive and disruptive repair

works, which may damage the heritage values of the building.

Figure 3: Tourist arrivals in Malaysia and revenue generated to the government

(Source: Tourism Malaysia, 2010)

Description of Problem Identification

Malaysian government spends quite a huge amount of money in conserving national heritage

buildings in the country and the buildings deteriorate just few years after the conservation

works. For instance, over a hundred thousand Ringgit Malaysia was spent in the conservation

of Istana Kenangan which houses the Perak Royal Museum in 2005 but by the year 2010,

exactly five years after the conservation works, the once elegant building was deteriorating to

the extent of near collapse.

According to Brereton (1991) all elements of heritage buildings tend to deteriorate but at a

greater or lesser rate based on the age, function, location, high cost of maintenance and lack

of adequate maintenance funds. Nevertheless, various authors (Ahmad, 1994; Fielden, 2000;

Forsyth, 2007; Mustapa et al., 2007) emphasize that heritage buildings will rapidly decay and

degrade when maintenance is poorly managed. The authors further emphasizes that poor

0

10

20

30

40

50

60

2009

2008

2007

2006

2005

2004

2003

2002

2001

2000

1999

1998

arrivals (million)

revenue (RM billion)


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maintenance management of heritage building causes the buildings to deteriorate and lose

their heritage values.

It is quite natural that as buildings aged, they will be exposed to serious building defects and

deterioration. As such, every building whether heritage or new, requires continuous care and

protection to limit deterioration. For heritage buildings, efficient maintenance management

approaches are essential in extending the life of the buildings and avoiding the need for

potentially expensive and disruptive repair works, which may damage the buildings’ heritage

value (Idrus et al., 2010)

Notwithstanding the increasing consciousness among the public on the need for conserving

the nation’s cultural heritage, many heritage buildings in Malaysia still remain in poor

conditions with signs of serious building defects threatening their survival (Kamal et al.,

2008). This is evident from a survey of 209heritage buildings at four historic towns and cities

i.e. George Town, Ipoh, and Kuala Lumpur, in order to identify the current conditions of the

heritage buildings and the level of building defects that occur at those buildings. Kamal et al.

(2008) revealed among other findings that 39% of the buildings surveyed were poorly

maintained. More disturbing was the fact that 83% of the buildings surveyed had signs of

serious building defects (Kamal et al., 2008). Kamal et al. (2008) further revealed that 74%

of the buildings were not properly conserved while about 84% of the buildings were in dire

need of urgent conservation works.

Despite the enactment of the National Heritage Act and establishment of the National

Heritage Department coupled with the existence of many heritage trusts and legislations

related to heritage conservation in Malaysia, maintenance practices for conserving heritage

buildings seem to remain very poor (Ahmad, 2005; Kamal et al., 2008; Idrus et al., 2010;

Eshak, 2011; Mohamad, 2011; Tharazi, 2011; Sodangi et al., 2011). This could be strongly

attributed to lack of clear guidelines for custodians of heritage buildings in managing the

maintenance of the buildings in their custody. Maintenance management practices can be

better explained and understood if there is a comprehensive guideline that can be referred to

by the custodians of heritage buildings, which at this time does not exist.


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There are several existing frameworks for managing the maintenance of normal buildings.

However, as mentioned earlier; the maintenance management strategy for heritage buildings

is different from normal buildings because the fabric of heritage building has cultural

significance which must be retained maximally and the authenticity of heritage building

depends essentially on the integrity of its fabric. Besides, the maintenance of heritage

buildings involves repairing the building fabric very close to the original using traditional

techniques and traditional matching materials and being sensitive to the original structure.

Hence, the maintenance of heritage building takes a cautious approach in order not to

unnecessarily disturb or destroy the historic fabric; damage the character of the building and

alter the features which give the building historic, architectural and cultural significance.

Therefore, a specific framework is required for managing the maintenance of heritage

buildings.

Though there are some heritage building maintenance manuals and best practice guidelines,

they do not guide on how maintenance should be conceived, managed and integrated with

other key management activities in the context of heritage building conservation. Besides, the

set of factors that influence effective maintenance management, maintenance cost prediction

tool and prioritization of building defects have not been incorporated into these manuals and

best practice guidelines. Thus, it becomes difficult to use them to plan, control, organize and

monitor maintenance activities.

Moreover, the previous works do not provide for understanding the heritage building;

maintenance planning and development; maintenance staffing; predicting maintenance costs,

handling maintenance information and maintenance control. Thus, the previous works may

not be effective in facilitating holistic and consistency in the planning, organizing, directing,

implementing and controlling heritage building maintenance management. Understanding the

heritage building; maintenance planning and development; maintenance staffing; predicting

maintenance costs, handling maintenance information and maintenance control should form

parts of the philosophy and principle for managing the maintenance of heritage buildings.

This seems to indicate that previous works may not provide the tactful and consistent

initiation and implementation of effective maintenance management of heritage buildings.


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Therefore, the goal of this research is to develop a framework that would act as a basis for

heritage organizations to prepare guidelines for managing the maintenance and conservation

of heritage buildings.

3. Research Hypotheses

Based on review of literature and discussions with some heritage building conservation

experts from various heritage organizations in Malaysia, it is hypothesized that:

H0 = lack of maintenance management framework for heritage buildings conservation does

not significantly influence the poor practices of maintenance managers and the poor physical

conditions of the buildings.

H1 = lack of maintenance management framework for heritage buildings conservation

significantly influences the poor practices of maintenance managers and the poor physical

conditions of the buildings.

The hypothesis above is diagrammatically represented as:

Figure 1.2: Schematic diagrams showing the relationship between maintenance management

framework; poor maintenance management practices and poor physical conditions of heritage

buildings.

4. Scope and Limitations

This research covers only national heritage buildings in Malaysia. Heritage buildings that

have not been gazetted as national heritage buildings are not included. The research requires

adopting case study as one of the research strategies in order to understand the managerial

practices adopted by maintenance managers and their organizations in managing the

is related to

Lack of maintenance

management framework for

heritage buildings conservation

1. Poor practices of maintenance

managers in managing the

maintenance of heritage buildings

2. Poor physical conditions of

heritage buildings


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maintenance of heritage buildings in Malaysia. The research poses the “how” and “why”

questions about the maintenance management practices for the conservation of heritage

buildings over which the researcher has little or no control. The research focuses on national

heritage buildings that were built in the 20th

century and are presently used as royal museums

and galleries in Malaysia. The rationale for this selection is due to the fact that royal

museums and galleries bring about a sense of nostalgia and serve as source of great pride to

any society (Keremo, 2003).

Also, royal museums and galleries are the repositories of cultural heritage which without

them, the society would be adrift in time and a society that has no past has no future.

Moreover, royal museums and galleries are semi-academic and educational institutions that

hold a great wealth of information in the form of material heritage which are evidences of our

past. They are similar to libraries as they provide rich resources for useful learning and nation

building. Also, the encyclopedic collections are useful for helping us know who we are, our

identity and history. Economically, a well conserved museum boosts tourism and generates

revenue to the government thereby contributing to the economy of the country.

In order to increase the generalizability and validity of the case studies findings, the cases

(heritage buildings) in this research were strategically selected based on the intrinsic

differences in their present physical conditions, which are; good, fair and poor conditions. As

questionnaire survey and case studies were the methodologies employed for this research, the

respondents for this research were divided into two sets; the first set participated in the

questionnaire survey while the second set participated in the comparative case studies.

Respondents for the questionnaire survey are heritage conservations experts from government

heritage organization departments, non-governmental heritage organizations and heritage

contractors. On the other hand, maintenance managers of the selected national heritage

buildings were the respondents in the comparative case studies. In the context of this

research, building refers to the building fabrics and structures. Also, the main issues do not

cover the artefacts exhibited in the buildings while the defects addressed do not include

defects that relate to substructure works (foundations cracking, foundation bowing,

foundation settlement etc).


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4. Significance of the Research

Heritage buildings remain the best form in which historic cultural heritage can be expressed.

The buildings are regarded as the main components of tangible cultural heritage that societies

want to keep, share and pass on to future generations and are regarded as fundamental

cultural heritage elements that strengthen a country’s national identity and sovereignty as

well as capture its soul and spirit (Ahmad, 2006). In Malaysia today, heritage buildings are

regarded as highly valuable assets due to their cultural significance and tourism potentials

(Idrus et al., 2010). The buildings are regarded as essential products of promoting heritage

tourism because of their strong influence in motivating cultural heritage tourists to visit the

country. In the year 2010, the country attracted 24.6 million foreign tourists and generated

RM56.5billion to the tourism sector (Sodangi et al., 2011). In the same way, the buildings are

highly precious considering their contribution in keeping past historical evidences, retaining

history, belief, identity and values of a society.

The buildings also provide architectural continuity and boost revenue generation through

heritage tourism. Considering the numerous benefits of conserving heritage buildings, it can

be strongly affirmed that the country’s heritage buildings deserve the best practice in the

maintenance management of these buildings in order to continuously care and protect them

from being demolished so as to prolong their life span and functions and generate more

tourism revenue to the government. However, several authors have pointed out that

management practices for maintaining heritage buildings in Malaysia are poor (Ahmad, 2005;

Kamal et al., 2008; Idrus et al., 2010; Eshak, 2011; Mohamad, 2011; Tharazi, 2011). Besides,

heritage organizations and trusts do not provide guidelines for managing the maintenance of

heritage buildings in the country (Ahmad, personal communication, December 6, 2010,

JWN).

Therefore, this research is significant for its potential benefit in sustaining the buildings and

their associated values and enhancing the safety of the buildings efficiently with minimum

resources. It is expected that the framework could serve as a basis for heritage organizations

to prepare guidelines for owners and custodians of heritage buildings to manage the

maintenance of their buildings. With the application of the guidelines; less resources might be


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required for heritage building maintenance and the buildings could be maintained proactively

thereby slowing down the rate of deterioration of valuable original materials, avoiding

potential hazards, reducing maintenance costs, and improving the buildings’ life and

performance. Similarly important, the research could serve as drive for further research in

order to improve and achieve best practices in the maintenance management of heritage

buildings.

5. Conclusions

In expecting the main research, this conceptual paper has planned to go on with the research.

The maintenance management of heritage buildings presents quite different challenges as

compared to non heritage buildings. The aim of this study is the development of maintenance

management framework for the conservation of heritage buildings in Malaysia. Many

heritage buildings are decaying due to age, neglect, high maintenance cost and poor

maintenance management. Though there are some heritage building maintenance manuals

and best practices, they do not guide on how maintenance should be conceived, managed and

integrated with other key management activities in the context of heritage building

conservation. The previous works do not consider set of factors that influence maintenance

management, maintenance cost prediction tool and the prevailing building defects. Thus it

becomes difficult to use them to plan, control, organize and monitor maintenance activities.

The Malaysian government keeps spending huge amount of money in conserving national

heritage buildings in the country and the buildings keep deteriorating just few years after the

conservation works on the buildings. This is a loss to the government and harmful to the

originality and integrity of the fabric of the buildings, performance of the buildings and safety

of lives and properties. By way of intervention, there is the urgent need for a framework that

would guide on how maintenance should be conceived, managed and integrated with other

key management activities in the context of heritage building conservation. The maintenance

management framework presents a promising guideline for the management of heritage

building conservation. The proposed framework would consider set of factors that influence

maintenance management, maintenance cost prediction tool and the prioritization of building


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defects. The main goal of the framework is to help plan, control, organize and monitor

maintenance activities.

References

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11. Feilden, B. (1982). Conservation of Historic Buildings. Oxford: Butterworth.

12. Kamal, S.K., Wahab, A.L. & Ahmad, G.A. (2008, Dec). Pilot Survey on the Conservation of

Historical Buildings in Malaysia. Proceedings of the 2nd International Conference on Built

Environment in Developing Countries, Penang, Malaysia.


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13. Keremo, P. (2003, Aug). The national conservation programmes for national heritage in Malaysia.

Second international symposium on Asian heritage, Skudai, Malaysia.

14. ICOMOS Canada. (1982). Charter for the preservation of Quebec’s heritage, Deschambault

Declaration. Canada, ICOMOS.

15. ICOMOS (1999). International cultural tourism charter: managing tourism at places of heritage

significance. Adopted by ICOMOS at the 12th General Assembly in Mexico.

16. Law, C.L. (2000). Regenerating the city centre through leisure and tourism. Built Environment,

26(2), 117-129.

17. Jokilehto, J. (2002). A history of architectural conservation. Oxford: Butterworth.

18. Idrus, A., Khamidi, F., & Sodangi, M. (2010). Maintenance Management Framework for

conservation of Heritage Buildings in Malaysia. Journal of Modern Applied Science, 4(11), 66-

77.

19. Sodangi, M., Idrus, A., & Khamidi, F.M. (2011). Examining the maintenance management

practices for conservation of heritage buildings in Malaysia. National Postgraduate Conference,

Energy and Sustainability: Exploring the Innovative Minds Malaysia: Universiti Teknologi

PETRONAS.

20. Orbasli, A. (2008). Architectural conservation principle and practice. USA: Blackwell Science.

21. Mises, L.V. (1985). Theory and history. Auburn: The Mises Institute.

22. Stubbs, J.H. (2009). Time honoured: A global view of architectural conservation. New Jersey:

John Wiley and Sons.

23. Mustafa, N.K.F., Johar, S. Ahmad, Zulkarnain, A.G. S.H., Rahman, M.Y. A., & Che Ani A.I.

(2011). Conservation and repair works for traditional timber mosque in malaysia: A review on

techniques. World Academy of Science, Engineering and Technology, 77, 81-89.

24. Mustapa, A.H., Kamal, S.K., Mohamad A.Z., & Wahab A.L. (2007). Maintenance approach of

Historic Buildings in Malaysian Context. Journal of building engineering, 8-11.

25. Mohamad, J. (2011). Adaptive reuse of heritage timber building in consideration of technical

aspects case study of Mulong old mosque and Kelantan Islamic museum, Kota Bharu, Kelantan.

Unpublished master’s thesis, Universiti Utara Malaysia, Selangor.


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26. Tharazi, M.I. (2011). Museum and monument: a study on the architectural features of heritage

building for museum (with reference to preventive conservation). Unpublished master’s thesis,

Universiti Utara Malaysia, Selangor.

27. Watkin, D. (2005). A history of Western architecture. London: Hali Publications.


20 | P a g e

Research Article

Selection and Use of Sawn- Structural

Timber in Akwa Ibom State

Nsikak Ulaeto

1, Joseph Uyanga

1 and Luna Bassey

2

1Department of Building, University of Uyo,

2Department of Architecture,

University of Uyo

ARTICLE INFO


Accepted: 25/1/2013

A b s t r a c t

The introduction of new timber species and a lack of appropriate grading

criteria for sawn structural timber in the Akwa Ibom state construction sector raise doubts on the integrity of timber structures built. Hence, an assessment of

selection factors and levels of use of sawn-timber species available for

structural purposes in the Akwa Ibom construction sector, with a view to

ascertaining their credibleness. Research objectives included; identification of

sawn- timber species and assessment of level of use of sawn- timber species

for particular structural purposes. A survey design approach was adopted using

a purposive sampling technique. The study covered five major local

government areas and a total of eight timber markets. The level of importance

of selected factors and purposes of use were measured based on the five point

Likert scale. Data obtained were analysed using relative importance and use

index. Results showed that twenty (20) timber species were available.

Commercial factors such as long- run availability and popularity were of great

importance to timber dealers though straightness was found to be the most

important factor. Species discovered to be most significantly used for selected

structural purposes were quite adequate with the exception of Obeche, Ceiba,

Gmelina and Alstonia; in their use as props, bearers, ledgers and standards.

Most uses cited in literature were similar to findings. However, Ndunung and

Mkpenek which were both found to be significantly used for some structural

purposes had very little or no reputation in literature as sawn structural timber

species. Hence, raising concerns on the use of these species.


Keywords:

Selection, Use, Sawn-

Structural Timber

1. Introduction

Timber remains one of the most complex building materials by virtue of its biological nature

and the existence of diverse species. Despite the abundance of wood resources, wood has

been under utilized with a view that it is a material to be avoided due to its perceived

unreliability, variability and unknown properties (Nolan, 1994). However, timber is still

preferred for some applications when compared with plastic, metal and concrete because of

Nsikak U. / Journal of Applied Sciences & Environmental Sustainability (JASES)1 (1): 54-61, 2013

21 | P a g e

its inherent natural properties. The following were cited by Fuwape (1998) reasons for the

preference of timber to other construction material;

• timber has high basic strength –related properties which make it adaptable for use to

withstand static loads as well as vibration and fatigue conditions,

• it also has high strength to weight ratio, therefore it can be used in cases where the

structure is large in relation to load to be carried,

• it can easily be converted into different shapes and sizes by using manual or simple

machine tools,

• it is also easily fastened together by using nails, screws, metal connectors and glues,

• it is compatible with other materials such as plastic, metal and concrete,

• it has low co-efficient of thermal and electrical conductivity,

• it is renewable and environmentally friendly and

• it has low energy requirement during conversion when compared with concrete,

plastic and metal.

Sawn timber has found significant use in building production. Goetzl and Ekstrom (2007)

cited that vast majority of wood products consumed in the United States are used in structural

applications. This represented an estimated 80 percent of the total US market for solid wood

products. Structural uses of sawn timber has been shown in literature to range from the

construction of roof trusses (Lim, Gan and Choo; 2004); lintels, columns and beams (Zziwa,

Ziraba and Mwakali; 2009); lock gates, sheet pile works, pedestrian bridges and mooring post

(Wesselink and Ravenshorst, 2008); whole building construction, hardwood flooring, decking

and structural frames (Antezana, 2007); to culverts and bridges (Ofori, Mohammed, Brentuo,

Mensah and Boamah-Tawiah; 2009). Goetzl and Ekstrom (2007) listed the United states

sawn- hardwood consumption by end-use as including building/ millwork (14.1%), crossties

(8.1%), flooring (10.5%), household furniture (11.0%), office furniture (3.3%), upholstered

furniture (3.9%), industrial uses (5.0%), cabinets (12.0%) and Pallets/ containers (32.2%).

In the Nigerian building industry, much emphasis has been placed on the use of reinforced

concrete. Structural timber is only significantly used in construction of short span roof


22 | P a g e

trusses, low cost bridges and culverts as well as in scaffolding and formworks (Ulaeto,

Odesola and Ujene;2013).

Bowyer, Shmulsky and Haygreen (2003); and Ishengoma, Gillah, Amartey and Kitojo (2004)

cited that in timber utilization one should recognise that the properties of timber vary with

species, age, site and environmental conditions. Ahmad, Bon and Abd Wahab (2010)

observed that the structural use of wood products requires the knowledge of physical and

mechanical properties of timber for design criteria and the lack of proper visual or

mechanical grading parameters for local timber species raises difficulty in the economic

selection of species for various applications. Hence, the selection of appropriate timber

species is an essential first step in generating fit- for- purpose timber products (National

Association of Forest Industries, 2004).

Selection of appropriate timber specie commences during design and detailing stages of

procurement. The designing Architect or Engineer specifies required strength, stiffness and

density properties of structural elements (Kohler and Sandomeer, 2007). The builder based on

designers specifications, will look for appropriate timber material at the market. His ability to

meet design and specification requirement is based on the species available.

Of three hundred timber species inventoried in the Congo Basin (Cameroun), a major source

of structural timber for the Akwa Ibom construction sector, more than a hundred were

described as capable of being used as structural wood but half were said of been exploited in

an unbalanced way (Mvogo, Ohandja, Minsili and Castera; 2011). Six of these timber species

namely Obeche (Triplochiton scleroxylon), Iroko (Chlorophora excelsa), Sapelli

(Entandrophragma cylindricum), Tali (Erythrophleum ivorense), Ekki (Lophira Alata) and

Moabi (Mimusops djave) represent nearly 84% of the yearly logging.

Sawn structural timber species available in the Akwa Ibom state construction sector

according to Ulaeto, Odesola and Ujene (2013) include Iroko, Obeche, African mahogany,

Mkpenek (Uapaca guineensis), Ekki, Eveuss, Manni, Ceiba, Tchitola and Ndunung

(Rhizophora racemosa). Tchitola, Ceiba and Ndunung were discovered to be the three most

available and demanded species.

Zziwa, Ziraba and Mwakali (2009) cited that non- traditional species such as Mpewere

(Piptadeniastrum africana) and Musambya (Markhamia lutea) were being used as roofing


23 | P a g e

timber, ceiling materials, lintels, columns and beams. This was similar to observations made

by Ulaeto, Odesola and Ujene (2013), that species relatively unknown as structural timber in

literature were amongst the top five species available and demanded in the Akwa Ibom

construction sector. Increasing use of lesser used species streams from high cost and scarcity

of traditionally used species. The main problem in the use of wood as structural material in

Nigeria is that of inadequate supply of required timber species in some parts of the country

(Fuwape, 1998). When there have been attempts to use locally available timber for building,

little or no proof of their structural integrity was documented (Kityo and Plumptre, 1997).

The selection of sawn structural timber species should be primarily based on the properties of

such species. Zziwa, Ziraba and Mwakali (2009) cited that the selection of timber species for

structural application was generally based on availability, cost, customer’s preference,

strength and appearance, a procedure which could not adequately assess the potential quality

of timber. Majority (53%) of respondents in this study carried out by Zziwa, Ziraba and

Mwakali (2009) revealed that choice of timer species was mainly influenced by availability

and cost. Density perceived by majority of timber dealers as a strength indicator was one of

the considerations in selection of timer species for construction purposes (Zziwa, Ziraba and

Mwakali; 2009). Antezana (2007) listed a number of factors influencing the specification and

selection of new imported timber species. These included easy to machine, easy to finish,

mechanical properties, natural durability, colour, strength, texture, density, surface hardness,

stability, straightness, environmental certification, price, long-run availability, trustworthy

(suppliers), kiln dried, graded under standards, quality and known supplier. Generally,

respondents gave more importance to quality (4.7), trustworthy supplier (4.6), straightness

(4.3), stability- shrinkage/ swell (4.2), long-run availability (4.2), price (4.1) and colour (4.0);

while little importance was given to density- specific gravity (3.1), environmental

certification (3.1), strength (3.3) and surface hardness (3.3) (Antezana, 2007).

Statement of Problem

There is no clear procedure for the selection of sawn-structural timber in Akwa Ibom State

construction sector. Most building contractors purchased structural timber members based on

the recommendation of timber dealers (Ulaeto, Odesola and Ujene; 2013). Building

contractors had limited knowledge on timber as a unique construction material and customers


24 | P a g e

were not keen on quality assurance measured, few indicated awareness of its impact on

structural integrity (Zziwa, Ziraba and Mwakali; 2009).

Where strength requirements were specified by designers, structural timber sections available

were not graded to standard. Hence, their strength classes unknown. Most often, timber

supplied comprised of mixed species which later had to be separated and identified through

unreliable means (Lim, Gan and Choo; 2004 and Ulaeto, Odesola and Ujene; 2013). Zziwa,

Ziraba and Mwakali (2009) cited that in Uganda’s building construction industry, timber of

similar nominal dimensions were applied for different structural applications regardless of the

species. Same could be said in the use of sawn- structural timber species in the Akwa Ibom

construction sector.

With the consideration of new unknown species for various structural applications, doubts

exist on the integrity of timber structures in the Akwa Ibom State construction sector.

Aim and Objectives

This research is aimed at assessing the selection and use of sawn-timber for structural

purposes in the Akwa Ibom construction sector, with a view to ascertaining their

credibleness.

To achieve this aim, the objectives are;

1 To identify the species of sawn –timber available in the Akwa Ibom construction

sector.

2 To assess the factors influencing the selection of sawn timber species for structural

uses.

3 To assess the level of use of sawn-timber species for particular structural work

purposes.

2. Methodology

A Survey Design Approach was adopted, based on a purposive non-probability sampling

technique. Primary data were obtained through observations on timber markets, personal

interviews and structured questionnaires. Secondary data were obtained from a detailed

literature review of the study area as published in journals, textbooks, conference proceedings

or reports, unpublished theses, technical reports and timber data files.


25 | P a g e

Akwa Ibom state is located on the south- southern part of Nigeria (figure 1). It lies between

latitudes 4o32

I and 5

o33

I North and longitudes 7

o25

I and 8

o25

I East. Akwa Ibom state has a

total population of 3,920,208 and a land area of 6,900 square kilometres (AKSGonline,

2011). It is bordered on the East by Cross River state, on the West by Rivers state and Abia

state; and on the South by the Atlantic ocean. It comprises of thirty-one Local Government

Areas, the majors being Uyo (the state capital), Eket, Ikot Ekpene, Abak, Ikot Abasi and

Oron (AKSGonline, 2011).

Population of study covered timber dealers in timber markets of Akwa Ibom state. The

sample population was limited to timber dealers operating on timber markets in five major

Local Government Areas of Akwa Ibom State. These were Uyo, Ikot Ekpene, Eket, Abak and

Oron Local Government Areas (figure 2). Uyo has two timber markets (Itam and Ifa timber

markets) while Ikot Ekpene has three (Utu, Ikono road and Essiene town timber markets).

Each selected Local Government Area having at least a timber market. These Local

Government Areas account for the highest levels of construction works in the state. A total of

eight timber markets were studied.

At the timber markets, observations and interviews were carried out over a period of one

month. Interviews were of the direct personal investigation form aimed at understanding

individual market characteristics as well as the timber species available. A total of twenty

timber dealers specializing in the sales of sawn- structural timber were interviewed. Each had

a minimum of five years experience and an appreciable sales volume.


26 | P a g e

Figure 1: Location of Akwa Ibom State Figure 2: Study Local Government

In Nigeria Areas

Source: AKSGonline (2011) Source: Researcher’s Drawing

Sixty structured questionnaires were developed based on findings from the review of

literature, observations and personal interviews. Of sixty questionnaire distributed, fifty were

returned. Questionnaires comprised of nine sections. Section one made enquires on

respondents’ specialization and experience. Section two emphasised on respondent’s

assessment of factors important in specification and selection of sawn structural timber

species for structural use. Factors considered were based on literature. They included easy to

machine, easy to finish, natural durability, strength properties, appearance, colour, density,

texture, surface hardness, stability, straightness, environmental certification, price, long-run

availability, popularity, trustworthy (supplier), kiln-dried, grade under standards and others.

Quality a major factor in Antezana (2007) was not considered due to it vague definition and

its ability to be measured using other factors considered. Section three to nine emphasised on

respondent’s assessment of level of use of sawn timber species for particular structural

purposes. Structural purposes included; use for purlins and noggins; use for rafters, wall

plates and tie beams; use for props, bearers, ledgers and standards; use for decking panels;

and use in timber bridges and culverts. Level of importance and use were assessed based on

ABAK

UYO

ORON

EKET

IKOT EKPENE


27 | P a g e

the five point Likert scale and data obtained analysed using relative importance and use

index.

3. Results

Timber Species Available

Results of interviews and observations showed that twenty (20) timber species were available

as sawn- timber in Akwa Ibom state timber markets (Table 1). Their use and level of use for

particular structural purposes were not ascertained. Species such as Ebony, Abura and Sida

though available were believed to be more relevant in upholstery but not in the production of

structural elements. Hence, the need to ascertain use of sawn timber species available for

particular structural purposes. Ulaeto, Odesola and Ujene (2013) through interviews and

observations noted that eleven (11) timber species were available for structural purposes in

Akwa Ibom construction sector. All eleven structural timber species cited by Ulaeto, Odesola

and Ujene (2013) were found to be available at timber markets. Most having been cited as

species available for construction purposes in tropical African countries ( Zziwa, Ziraba and

Mwakali; 2009 and Mvogo, Ohandja, Minsili and Castera; 2011).

In timber markets, sawn timber sections were arranged based on their work purposes. This is

as cited in Ulaeto, Odesola and Ujene (2013). Noggins and purlins were of 2x2 and 2x3

(inches) sections respectively. Wall plates, rafters, struts, ties and tie- beams were available in

2x4 and 2x6 (inches) sections. Props and Bearers were of 2x4 and 3x3 (inches) sections.

Planks were available in 1x12 and 2x12 (inches) sections. Some hardwood species were also

available in large sections such as 4x6 and 3x9 (inches). These various sections were of either

12 feet (3600mm) or 18 feet (5400mm) lengths. The species been selected by timber dealers.

TABLE 1: Timber Species Available for Construction Purposes

S/no Local name Trade name Botanical name

1 Ofriyo Iroko Chlorophora excelsa

2 Obeche Obeche Triplochiton scleroxylon


28 | P a g e

3 Mahogany African Mahogany Khaya ivorensis

4 Mkpenek - Uapaca guineensis

5 Owen Abura Mitragyna ciliate

6 Ebony Ebony Diospyros dendron

7 Anwanaka Ekki Lophira alata

8 Uyo ekpo Eveuss Klainedoxa gabonensis

9 Efiat ndua Manni Symphonia globuiifera

10 Ukpah Padauk Pterocarpus soyauxii

11 Ukpo Alstonia Alstonia boonei

12 Gmelina Gmelina Gmelina aborea

13 Sida African walnut Lovoa trichilioides

14 Ukim Ceiba Ceiba pentandra

15 Ebebit Moabi Mimusops djave

16 Ntufiak Tchitola Oxystigma manni

17 Ndunung - Rhizophora racemosa

18 Ukong Dahoma Piptedeniastrum afrianum

19 Enoi Poga Poga oleosa

20 Uno idem Pycnanthus Pycnanthus angolensis

Source: Cirad (2011)


29 | P a g e

TABLE 2: Importance of Factors in Specification and Selection of Sawn Structural Timber

Species

S/no Factors Mean Rank Remark

1 Easy to machine 4.68 5.00 5th

2 Easy to finish 4.52 10.50 10th

3 Natural durability 4.76 3.50 3rd

4 Strength properties 4.64 6.00 6th

5 Appearance 4.48 12.50 12th

6 Colour 4.40 14.50 14th

7 Density 4.56 8.50 8th

8 Texture 4.48 12.50 12th

9 Surface hardness 4.56 8.50 8th

10 Stability 4.40 14.50 14th

11 Straightness 4.84 1.00 1st

12 Environmental certification 4.16 16.00 16th

13 Price 4.60 7.00 7th

14 Long-run availability 4.80 2.00 2nd

15 Popularity 4.76 3.50 3rd

16 Trustworthy (supplier) 4.52 10.50 10th

17 Kiln-dried 3.88 18.00 18th

18 Grade under standards 3.92 17.00 17th

19 Others 1.92 19.00 19th


30 | P a g e

Factors Important In the Specification and Selection of Sawn Structural Timber Species:

Results showed that all factors listed were of significant importance in the specification and

selection of sawn structural timber species (Table 2). Straightness was found to be the most

important factor. The second being long- run availability with natural durability and

popularity coming third. Results of data analyses were similar to those of Zziwa, Ziraba and

Mwakali (2009) where availability, cost, customer’s preference, strength and appearance

were the major bases for selection of timber species for structural applications. Similarly;

straightness, long- run availability and price were highly ranked by the study amongst the

factors considered more important to respondents in Antezana (2007).

Appearance which came fourth in Zziwa, Ziraba and Mwakali (2009) was ranked 12th in the

study, although straightness ranking first could possibly have been considered under

appearance. Strength was ranked sixth in the study but third in Zziwa, Ziraba and Mwakali

(2009) and sixteenth in Antezana (2007). Strength, straightness and natural durability which

are very important factors for the specification and selection of materials for structural

elements faired considerably. Straightness is important when considering eccentricity on

axially loaded members under compression.

Level of Use of Sawn Timber Species as Purlins And Noggings

In the construction of purlins and noggins, emphasis is made to ease of work as well as

strength. This is important so as to reduce damages to brittle finishes such as ceramic based

ceilings and roofing sheets. Timber members should be capable of supporting these

components, wind loads, weight of work- men and fittings. Hence, little surprise why

Tchitola is ranked first and Mkpenek second with means of 4.68 and 4.64 respectively. Only

eight of the twenty species were found to be significant for this use. Others included Poga

(4.04), Dahoma (3.8), Ebony (3.62), Mani (3.44), Alstonia (3.44), Ekki (3.38). Mkpenek

being ranked second was in conformity with Ulaeto, Odesola and Ujene (2013), who cited

that it was significantly used in the construction of purlins and noggins in the Akwa Ibom

construction sector. Zziwa, Ziraba and Mwakali (2009) and Ulaeto, Odesola and Ujene

Source: Results from Analyses


31 | P a g e

(2013) considered Mkpenek as a timber specie new to the international timber market. Ebony

being found significantly used for this purpose is surprising since it is commonly known for

its application is upholstery.

Level of Use of Sawn Timber Species as Rafters, Wall Plates and Tie Beams

Eleven timber species were found to be significant for use as rafters, wall plates and tie

beams, of the twenty timber species. Ndunung was ranked first (4.60), Ekki second (4.54),

Padauk (4.48), Eveuss (4.44), Mkpenek (4.38), Mani (4.32), Abura (4.08), Gmelina (3.82),

Dahoma (3.32), Tchitola (3.24) and Iroko (3.12). This timber species are amongst the

strongest in flexure, compression and tension. Eveuss possesses the highest strength in static

bending (168MPA) and Ekki possesses the highest strength in compression (96MPA) (Cirad,

2012). Obeche which is ranked eighteenth and not significant possesses strength of 52MPA

and 30MPA in static bending and compression, respectively (Ulaeto, Odesola and Ujene;

2013). Hence, there seemed to be a correlation between strength and choice of timber species

for these work purposes. However, timber dealers assume strength of these species based on

their perceived weight and hardness. Not through any standard test procedure. Ekki and

Eveuss were both cited by Cirad (2012) as species whose main known end use included wood

frame house, heavy carpentry, stairs, industrial or heavy flooring, etc. Ndunung which is

ranked first has very little or no recognition in literature as structural timber. Atheull, Din,

Longonje, Koedam and Dahdouh-Guebas (2009) cited that though many small timbers of

Ndunung, often used as building materials were also found in the local markets; it was

heavily harvested because of its availability, dominance and suitability for making firewood

and charcoal.

Level of Use of Sawn Timber Species as Props, Bearers, Ledgers and Standards

Twelve timber species were found to be significant for use as props, bearers, ledgers and

standards. They were Tchitola (4.66), Obeche (4.34), Ceiba (4.32), Uno idem (3.64), Poga

(3.58), Gmelina (3.52), Ndunung (3.38), Alstonia (3.32), Mkpenek (3.30), Mahogany (3.24),

Eveuss (3.20), Mani (3.06). Easy of work (or machine) seems to be a major factor influencing

the selection of species for this use. It is not a surprise since scaffolding and formwork


32 | P a g e

members require frequent erection and dismantling. However, the strength requirement for

timber species used for these purpose should not be compromised. These formwork and

scaffold members bear the dead weight of structural elements, work personnel or equipments

they support. The strength values of species such as Obeche, Ceiba. Poga, Gmelina and

Alstonia make them unsuitable for these structural applications. Cirad (2012) cited Tchitola

and Poga as timber species whose main known end-uses include construction of light

carpentry, wood frame house and formwork. Obeche, Ceiba, Gmelina and Alstonia were not

cited for this end-use.

Level of Use of Sawn Timber Species in Decking Panels

Four timber species were significant for use as decking panels. Ceiba (4.68), Obeche (4.56),

Alstonia (4.54) and Pycnanthus (4.52). There was no surprise that only softwood species

were considered for this work purpose. These species are mostly available in one inch by one

foot (12inches) planck sections, specifically for this posses. Obeche and Ceiba were cited by

Cirad (2012) as timber species whose main known end-use includes moulding.

Level of Use of Sawn Timber Species in Timber Bridges and Culverts

Five timber species were found significant for use in timber bridges and culverts. Ekki (4.33),

Eveuss (4.29), Moabi (4.26) and Dahoma (3.72). These species are quite suitable for this use.

Ulaeto, Odesola and Ujene (2013) showed Ekki, Eveuss and Moabi to be the strongest of the

sawn timber species available in the Akwa Ibom construction sector. They are also amongst

the most durable. Cirad (2011) cited Ekki, Eveuss and Moabi as timber species whose main

known end-uses include industrial or heavy flooring, heavy carpentry, bridges (parts in

contact with water or ground) and bridges (parts not in contact with water or ground).

6. Conclusions

This research was aimed at assessing specification and use of sawn-timber for structural

purposes in Akwa Ibom construction sector, with a view to ascertaining their credibleness.

Twenty timber species available in timber markets provide an adequate variety for

specification, selection and use of sawn timber for various structural purposes. Basic factors


33 | P a g e

such as strength, natural durability, straightness and ease of machine; were found significant

and of immense importance in the specification and selection of sawn timber species for

structural purposes. Commercial factors such as long –run availability and popularity were

also of great importance to timber dealers. These show that timber dealers have a good

understanding of the essential factors necessary in specification and selection of sawn timber

species for structural purposes. Species discovered to be most significantly used for selected

structural purposes were quite adequate with the exception of Obeche, Ceiba, Gmelina and

Alstonia; in their use as props, bearers, ledgers and standards. Most uses cited in literature

were similar to findings. However, Ndunung and Mkpenek which were both found to be

significantly used for some structural purposes had very little or no reputation in literature as

sawn structural timber species. Hence, raising some concerns on the use of these species.

Hence, the use of species such as Obeche, Ceiba, Gmelina and Alstonia should be

discouraged for use as props, bearers, ledgers and standards. Also studies should be carried

out to ascertain the suitability and sustainability of species such as Ndunung and Mkpenek for

their respective uses.

References

1. Ahmad, Z., Bon, Y., and Wahab, E. (2010). Tensile Strength Properties of Tropical Hardwoods in

Structural Size Testing. International Journal of Basic and Applied Sciences 10(03): 1-6.

2. AKSGonline (2011). About Akwa Ibom State: The Land of Promise.

http://www.aksgonline.com/About.aspx.

3. Antezana, V. (2007). Introducing Lesser-Known Wood Species from Certified Forests in Bolivia

to the U.S. Market. Unpubl. M.Sc. Thesis, Department of Wood Science and Forest Products.

Virginia Polytechnic Institute and State University, Virginia, USA.

4. Atheull, A., Din, N., Longonje, S., Koedam, N., and Dahdouh-Guebas F. (2009). Commercial

activities and subsistence utilization of mangrove forests around the Wouri estuary and the

Douala-Edea reserve (Cameroon). Journal of Ethnobiology and Ethnomedicine 5:35.


34 | P a g e

5. Bowyer, J., Shmulsky, R. and Haygreen J. (2003). An Introduction. Forest Products and Wood

Science. Fourth Edition. Iowa State Press, ISBN-10: 0813826543.

6. Cirad (2011). Tropix 7: Technology Characteristics of 245 Tropical and Temperate Species.

http://tropix.cirad.fr/africa/africa.html

7. Fuwape, J. (1998). Wood Utilization from Cradle to the Grave. Proc. 25th Inaugural Lecture of

the Federal University of Technology Akure, (1-32).

8. Goetzl, A. and Ekstrom, H. (2007). Report on the Review of the US Market for Tropical Timber

Products. Report on Fortieth Session of the International Tropical Timber Council. 7-12 May.

Port Moresby, Papua New Guinea.

9. Ishengoma, R., Gillah, P., Amartey, S. and Kitojo, D. (2004). Physical, mechanical and natural

decay resistance properties of lesser known and lesser utilized Diospyros mespiliformis,

Tyrachylobium verrucosum and Newtonia paucijuga timber species from Tanzania. Holz als Roh-

und Werkstoff Springer Berlin/Heidelberg. Issue: Volume 62, Number 5; 387–389.

10. Kityo, P. and Plumptre, R. (1997). The Uganda Timber User’s Handbook, a Guide to Better

Timber Use. Common Wealth Secretariat, London.

11. Kohler, J. and Sandomeer, M. (2007). Modelling the Properties of Strength Graded Timber

Material. Proc. Cost E 53 Conference – Quality Control for Wood and Wood Products. 15-17

October 2007. Warsaw, Poland. Pp69-74.

12. Lim, S., Gan, S., and Choo, K. (2004). Identification and Utilization of Lesser-known

Commercial Timbers in Peninsular Malaysia 1: Ara, Bangkal, Bebusok and Bekoi. Timber

Technology Bulletin, (29), Kuala Lumpur.

13. Mvogo, K., Ohandja, A., Minsili, S. and Castera, P. (2011). Mechanical Grading of Structural

Timber and Species Conservation in the Forest of the Congo Basin. African Journal of

Environmental Science and Technology, 5(2): 111-125.

14. Nagubadi, V. and Munn, I. (1999). An Econometric Study of the Hardwood Stumpage Market in

the South Central U.S. In Abt. K.L, and R.C. Abt. (eds.). Proc. of the Southern Forest Economics

Workshop. Pp185- 190.

15. National Association of Forest Industries (2004). Timber Species and Properties. NAFI Timber

Manual Datafile P1, Australia, 18pp.


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16. Nolan, G., (1994). The Culture of Using Timber as a Building Material in Australia. Proc. of the

Timber Engineering Conference. Department of Architecture, University of Tasmania.

17. Ofori, J., Mohammed, A., Brentuo, B., Mensah, M. and Boamah-Tawiah, R. (2009). Properties of

10 Ghanaian High Density Lesser-Used-Species of Importance to Bridge Construction-Part 2:

Mechanical Strength Properties. Ghana Journal of Forestry, 25: 78-92.

18. Wesselink, A. and Ravenshorst, G., (2008). Application and Quality Requirements for (tropical)

Hardwoods. Proceedings Conference COST E53. 29-30 October 2008. Delft, Netherlands. Pp.31-

39.

19. Ulaeto, N., Odesola, I. and Ujene A. (2013). Availability and Demand of Sawn Structural Timber

in Akwa Ibom State. Global Journal of Environmental Studies, 12(1&2).

20. Zziwa, A., Ziraba, Y. and Mwakali, J. (2009). Timber Use Practices in Uganda’s Building

Construction Industry: Current Situation and Future Propects. Journal of the Institute of Wood

Science, 19: 48-53.

21. Zziwa, A., Ziraba, Y. and Mwakali, J. (2009). Timber Use Practices in Uganda’s Building

Construction Industry: Current Situation and Future Propects. Journal of the Institute of Wood

Science, 19: 48-53.

Biographical Statement of the Author

Ulaeto, Nsikak William is a Lecturer in the Department of Building, University of Uyo. With a

Bachelor of Science degree in Building (University of Uyo), Master of Science in Structural

Engineering (University of Surrey) and a member of the Nigerian Institute of Building; Nsikak is

pursuing a research career in the area of materials and structures. Areas of research interest include

Strut and Tie Modelling of Reinforce Concrete structures, Finite Element Analysis, Explosion

Response of Reinforced Concrete Structures and Structural Timber Design. An interest in timber was

inspired by its diversity in species, variability in properties and the lack of attention paid to these in

the design of building and civil structures in developing countries.

http://www.uniuyo.edu.ng/.php

Uyanga, Joseph Theophilus is a Professor of Environmental Management and current Head of

Department, Department of Building, University of Uyo, Uyo, Akwa Ibom State, Nigeria formerly of

Federal University of Technology, Yola, Adamawa State. He obtained his Ph.D degree from Flinders

University of South Australia, Australia. He belongs to several learned and professional bodies such


36 | P a g e

as Australian Geographical Association; Nigerian Geographical Association; Population Reference

Bureau, USA; Rivers State Association of Planners; African Studies Association, USA; Royal

Australian Planning Institute; African Association of Social Science and medicine; International

Union for Scientific Study for Population; Population Association of Nigeria; Nigerian Environmental

Society and institute of Management. He is the Editorial Consultants to the following journals,

Indonesian Journal of Tropical Geography, Singapore, Journal of Scientific and Scholarly Research,

Langston University, Oklahoma. He is the Consulting Editor of the contemporary Who’s Who of the

American Biographical Institute. Professor Uyanga, an internationally renowned researcher, has

carried out several internationally funded research projects by the Canadian International

Development Research Council, The Rockerfeller Foundation, the United Nations Fund for

Population Activities and the Union for African Population Studies. An astute teacher and prolific

writer, he has over twenty Masters and Ph.D Students under his supervision. He has published six

books, fifteen chapters in books and forty-five articles in national and international journals and

thirty-three conference papers.

http://www.icidr.org/Professor_Joseph_Uyanga.php

http://www.uniuyo.edu.ng/urban.php

Bassey, Luna Edidem is a Senior Lecturer and former Head, Department of Architecture, University

of Uyo, Uyo. With a MSc (Calabar) and a PhD (Moscow) in Architecture, he has taken particular

interest in Housing, materials specification and new materials.

http://www.uniuyo.edu.ng/arc.php

Permanent Contact Address: Department of Building, University of Uyo, PMB 1017 Uyo, Akwa

Ibom State, Nigeria. E-mail: [email protected]

Current Contact Address: Department of Civil Engineering, University of Surrey. 28 Hamilton Drive,

Hazel Farm, Guildford, Surrey, United Kingdom. GU2 9PL.


37 | P a g e

Research Article

Accelerated Factors of Delays on Project Delivery in Ghana:

A Case Study of Cape Coast Metropolis

Zakari Mustapha

Department of Building Technology,School of Engineering,

Cape Coast Polytechnic, P.O. Box AD. 50, Cape Coast. Ghana

*Corresponding Author: Phone: +00233268333033;

E-mail: [email protected]

ARTICLE INFO


Accepted: 17/12/2012

A b s t r a c t

The most common, costly, complex and risky problem encountered in

construction projects is delay. The overriding importance of time for both the

owner (in terms of performance) and the contractor (in terms of money), is the source of frequent disputes and claims leading to lawsuits. The aim of the

study was to examine the factors that contribute to delay in building projects

delivery. Questionnaires and interview were used to collect the data for the

study. Construction-related delays were found to be the factors of delay on

project delivery in the construction industry. The ten most critical causes of

delays need to be observed critically in order to minimize them. It will also

enable projects to be completed as schedule to avoid any dispute or damages

among parties


Keywords: construction industry, Cape

Coast Metropolis, delays in

project, project delivery

1. Introduction

The economy of Ghana has been growing rapidly and becoming one of the countries with

highest growth rate in the West Africa sub-region. Construction industry has grown rapidly

while project management could not meet requirement of construction industry as indicated

by [1].Completion time is extremely important in construction projects and must be made a

priority. Timely completion of projects should be a major consideration when implementing

policies, management procedures, and specifications. Execution time is one of the

performance measures of construction projects, which are time, cost, and quality. Project

success is measured by the measures that show the performance of the construction parties

involved, mainly the owner and the contractor. The entire parties look for project completion

Mustapha Z. / Journal of Applied Sciences & Environmental Sustainability (JASES)1 (1): 54-61, 2013

38 | P a g e

by a specified time, in the most economical manner, with the required quality [5]. Questions

arise as to the causes of delay and the assigning of fault often evolves into disputes and

litigation. Today, many stakeholders in construction are becoming increasingly concerned

about the duration of construction projects because of increasing interest rates, inflation,

commercial pressures and of course, its potential to result in disputes and claims leading to

arbitration or litigation [2].

2. Statement of the Problem

Many construction firms in Ghana have experienced delays in the construction projects.

Delays on construction projects are usually accompanied by cost and time overruns and has a

debilitating effect on parties (owner, contractor, and consultant) to a contract in terms of a

growth in adversarial relationships, distrust, litigation, arbitration, cash-flow problems, and a

general feeling of apprehension towards each other. The clients, consultants and the

contractor shift blames from one person to the other when delay occurs. This investigation

was carried out to determine the factors responsible for delays and its effects in completion of

building construction projects in Cape Coast Metropolis.

3. Aim and Objectives of the Study

The study aimed to examine the major factors that contribute to delay in building projects.

The following objectives were used to achieve the aim of the study.

i. To identify the major factors that lead to project delays in project delivery

ii. To make recommendations to help minimize delays in the building Industry.

4. Literature Review

Delay involves multiple complex issues all of which are invariably of critical importance to

the parties to the construction contract. Delay in construction is a global phenomenon

affecting not only the construction industry but the overall economy of countries as well. It is

found in practice that not everything in the contract can be taken at face value and applied in

cookbook fashion. Circumstances play a great deal in determining which clause(s) will be


39 | P a g e

applied to a particular delay claim. In addition, contract law encompasses concepts of

reasonableness and fair dealing, implied obligations and warranties, constructive acceleration,

etc. A good general understanding of the principles involved and the operation of the

applicable clauses are essential to help make appropriate decisions and take the proper action

in those delay situations. Minor delays are generally overlooked until their cumulative effect

becomes financially apparent. By the time a Contractor recognizes that there is a problem,

many different parties and natural forces would have contributed to the situation. Failure to

comply with the notice requirements can contribute to the situation that may or may not

defeat the claim. This process has thoroughly explained by [4].

Causes of Building Projects Delays in Ghana

According to [2], delays in construction are caused by several factors and are grouped into

two categories – internal causes and external causes. Internal causes arise from the parties to

the contract (e.g. contractor, client, and consultant). External causes, on the other hand, arise

from events beyond the control of the parties. These include the acts of God, government

action, and material suppliers. Examples of the factors leading to the causes of delays in the

construction industry are grouped into nine major areas and they are as follows: Material,

Manpower, Financial, Equipment, Environmental, Changes, Government action Contractual

relations and Scheduling and control techniques.

4. Methodology

Interviews and questionnaire were employed in the study. The interview was on one-to –one

basis on the selected members or directors from the organizations. The interview was

conducted alongside the prepared questionnaires in order to avoid any possible lapses. The

questionnaires were administered to the various parties (Clients, Consultants, and

Contractors) undertaking building projects in the Cape Coast Metropolis. Three groups were

covered under study population. This includes all building contractors currently undertaken

project in the metropolis. The 32 personnel were made up of eleven (11) clients, six (6)

consultants and fifteen (15) contractors. The sampling technique used was census because

few building contractors operate in Cape Coast Metropolis. Descriptive statistics was used to

analyse the data collected. The data was scaled from the lowest to the highest (1-5) and


40 | P a g e

calculated using Relative Index (RI) formula. This technique was used in a similar context of

application by [3 . The results were ranked and presented in the form of tables, histogram,

and pie charts. Data was collected between March, 2012 and May, 2011.

5. Results

Out of the 32 questionnaires administered, 25 questionnaires were returned representing

78.13%. The response rate of the questionnaire is shown in table 1.

Table 1 Questionnaire response rate

Respondents Questionnaire distributed Questionnaire

returned

Percentage of responses

Client 11 8 32%

Contractors 15 12 48%

Consultants 6 5 20%

Total 32 25 100%

Table 2. Ten (10) factors of construction delays in the Metropolis

TOP TEN FACTORS OF DELAYS IN THE METROPOLIS RI RANK

Delay in honouring payment certificates 0.832 1st

Delay by sub-contractors 0.704 2nd

Fluctuation of prices 0.688 3rd

Difficulty in accessing Bank credit 0.669 4th

Client initiated variations 0.632 5th

Delay in instructions from consultants 0.632 5th

Necessary variations 0.600 7th

Underestimation of time for completion by contractors 0.600

7th


41 | P a g e

Bad weather conditions 0.584 9th

Late deliveries of materials 0.584 9th

Total 6.525

Delay by sub- contractor, late deliveries of materials are the most common in this stage with

RI of scoring 0.704 and 0.584 respectively which form part of the top ten and first in the

categories groupings having a total RI of 5.064 as indicated in table 2 and figure 2. The

factors which had higher Relative Index (RI) ranging from 0.584 to 0.832 were selected as

the top ten (10) main factors that cause delays in Construction Industry in Cape Coast

Metropolis and are ranked from the highest to the lowest (Table 2). Since client initiated

variations and delay in instructions from consultants had the same RI, there is number 6th

position in the ranking and as also, necessary variation and underestimation of time for

completion by contractors had the same RI there is no 8th position, and also in the case of

bad weather conditions and late deliveries of materials there is no 10th position in the top ten

(10) main factors of construction delays in the Metropolis as indicated in table 2.


42 | P a g e

In general, the delays factors with a score ranging from 0.584 to 0.832 were selected and

categorised under the top ten causes of delays in the Cape Coast Metropolis. Under the

opinion and perception shared by the parties (Clients, Consultants and Contractors) regarding

delay issues in Cape Coast Metropolis.

6. Conclusions

Construction-related delays were found to be the accelerated factors of delay on project

delivery in the construction industry. The ten most critical causes of delays that affect the

construction industry need to be observed critically in order to minimize them in the building

construction industry. This will enable projects to be completed as schedule to avoid any

dispute or damages among parties.

7. Recommendations

It was concluded that

1. Payment of certificate should be honored on time to enhance financing of the project.

Figure 1 : Top ten causes of delays


43 | P a g e

2. Variation orders should be minimized as much as practicable and be early enough

during construction.

3. Mobilization fees should be paid on time to boost the cash flow of contractors.

4. Management should assign responsibilities as soon as contract is awarded in order to

meet project completion time


44 | P a g e

References

1. Dzifa, E.T, and N.A. Ayeley, 2010. Ghana to become fastest growing economy in sub-Sahara

Africa. The Ghanaian Times.Friday 14, p 26.

2. Fugar, F.D.K. and Agyakwah-Baah, A. B. (2010).Delays in Building Construction Projects in

Ghana. Department of Building Technology,

KNUST,Kumasi,Ghana.Availableat:http://epress.lib.uts.edu.au/ojs/index.php/AJCEB/article/viewArti

cle/1592.(accessed March 18 2010).

3. Naoum, S. G., 1999. Dissertation Research and Writing for Construction Students. United States of

America : Butterworth-Heinemann.

4. Syed, A. M., Azhar, S., Kappagantula, P. and D. Gollapudi, 2003. Delays in Construction: A Brief

Study of the Florida Construction Industry. Department of Construction Management, Florida

International University,

Miami,UnitedStatesofAmerica.Availableat:www.cm.fiu.edu/pdfs/Research_Reports/Delays_Project(a

ccessed January 8 2011).

5. Trauner, T.J., 2009. Construction delays: documentation causes, winning claims, and recovering

cost (2nd ed). Burlington, United States of America: Elsevier Butterworth-Heinemann Publications.

Available at :http://books.google.com.gh/books?id=oaxtvyysljkc(accessed December 7 2010).

Biographical Statement of the Author

The author, Zakari Mustapha, is a lecturer at Cape Coast Polytechnic, Cape Coast/ Ghana. He had his

secondary school education in Ghana. After his secondary education, he went to Nigeria were he

obtained his first degree in Construction Technology, Postgraduate Diploma in Environmental

Management and masters degree in Land Resources and Administration.He has been with Cape Coast

Polytechnic as a lecturer for ten years.


P.O.Box AD. 588, Cape Coast. Ghana


45 | P a g e

Research Article

Labour Output of Steel Fixers in Selected Building Construction Sites In

Malaysia

Oko John Ameh Department of Building, University of Lagos, Nigeria

ARTICLE INFO


Accepted: 31/01/2013

A b s t r a c t

This study investigates labour output of steel fixers in in-situ concrete storey building construction on selected sites in Lagos state. The main aim of the study is to aid the estimation of labour cost of steel works in reinforced concrete construction and to provide information for planning and schedule of work. Data were collected from twenty (20) construction sites through work study and activity sampling. The investigation reveals that a proficient steel fixer, averagely motivated is capable of cutting and bending one tonne of steel using simple hand tools for beams, columns, stairs and floor slabs in 41.58 hours, 24.10 hours, 25.06 hours and 27.05 hours respectively. He is also capable of tying one tonne of steel rods into the same structural elements aforementioned in 67.70 hours, 35.20 hours, 25.10 hours and 45.60 hours respectively. Furthermore, steel fixers use 75.1% of their working time effectively while 24.9% of same is used ineffectively. It is recommended that labour output obtained in this study be adapted as local substitute for the British Standard labour rate currently in use.


Keywords: Building construction, Labour

output, Steel fixers, work

study, Nigeria;

1. Background of the Study

Productivity is commonly defined as a ratio between an output value and an input value used

to produce the output. Output consists of products or services and input consists of materials,

labour, capital, energy, etc. There is nothing as dangerous to an economy as a decrease in

productivities because it creates inflationary pressure, social conflict, and mutual suspicion

(Drucker, 1980). There are diverse reasons for embarking on productivity studies in the

construction industry. First, it may be for detailed estimating and project scheduling, which

measures the input as labour hours and the output as installed quantities (Dozzi and

AbouRizk 1993). Second, productivity may be measured to identify industry trends and to

allow performance comparisons with other industry sectors (BFC 2006) and third, Company-

level or project-level productivity measurement provides internal and external benchmarks

Oko A. / Journal of Applied Sciences & Environmental Sustainability (JASES)1 (1): 54-61, 2013

46 | P a g e

for comparison with company or project norms (Park et al. 2005; Ellis and Lee 2006). Jarkas

(2010) argued that, since construction is a labour-intensive industry, manpower is the only

productive resource, thus construction productivity is mainly dependent on human effort and

performance. In most countries, construction labour cost comprises 30% – 50% of the overall

project’s cost (Jarkas et al, 2012). Over the years, consultants and contractors relies on

personal judgment and productivity data based on craftsmen output in the UK for labour cost

estimate of civil and building works in Nigeria (Ayeni, 1992 p12). This is not only

misleading but a contentious issue in view of the fact that, the construction industry of most

developing countries still maintains a low level of mechanization on the construction sites,

and at the same time, factors that influence labour productivity varies from one country to

another. Besides, productivity data used over time were rarely amended or revised and hence

subject to considerable uncertainty. Earlier studies revealed that outputs of labour in the

Nigeria construction industry are much lower than those of their counterparts in the United

States of America and United Kingdom (Ayandele, 1997). In specific terms Edmond (1974)

reported an output of 2.93 and 4.18 square metre per man-day for formwork to soffits and

walls respectively in Nigeria as against output of 10.87 and 13.38 square metre respectively

for the same activity in United Kingdom. In Wahab's study, it was shown that the man-days

per square metre in Nigeria varied from 6.44 to 16.78 as against 2.33 for U.K, 3.28 for

Ireland and 1.53 for USA.

The steel fixer is one who specializes in the cutting, bending and fixing of steel reinforcement

into forms and in accordance to specification. Reinforcement fixing is highly labour intensive

and time consuming. The cost of the rebar trade is approximately one third of the overall cost

of the reinforced concrete frame (Illingworth, 2000), of which the cost of labour comprises

approximately 30%. The fixing operation in beams is associated with added difficulty

because of the space confinement of formwork moulds in which reinforcement is fixed, and

the variability of reinforcing bar diameters, locations and details. However, for structural

elements such as foundations, slabs, and to a large extent columns and walls, the fixing

operation takes place in a relatively open and accessible space, thus for an approximately

equal quantity of reinforcement, it is usually characterized by smaller gang sizes and shorter

duration. In view of the absence of a local standard for measuring the outputs of steel fixers,


47 | P a g e

the focus of this study is to determine the output of steel fixers in cutting, bending and

placing reinforcing bars into structural elements (beams, column, floor slabs and stair) and to

determine the percentage of time spent productively on site. The value of this research is that,

apart from its usefulness in preliminary advice to the client and in preparation of labour

estimate for steel fixers based on Nigerian craftsmen capacity, it will be useful to the

contractors when decision regarding the adequacy of crew size and award of bonus incentives

scheme to deserving workers that put in work in excess of the set standard has to be taken. It

will also enable the planning engineer to maintain basic productivity rate and likewise

enhance the assessment of sub-contractors nationally.

2. Literature Review

Labour productivity is influenced by various factors present at the project site. These factors

are very difficult to consider during the measurement and estimation of production rates

because of its variable nature and uniqueness of every project. Ameh and Odusami (2002)

identified low wages, lack of materials and unfriendly working atmosphere as having key

impact on productivity of craftsmen involved in in-situ concrete operation in single storey

building projects in Nigeria. Makulsawatudom et al. (2004) established 10 most significant

factors affecting construction productivity in Thailand and they include lack of materials,

incomplete drawings, incompetent supervisors, lack of tools and equipment, absenteeism,

poor communication, instruction time, poor site layout, inspection delay and rework.

Enshassi et al.’s (2007) study in the Gaza Strip identified the five most important factors that

impact negatively on labour productivity as material shortages, lack of experience of labour,

lack of labour surveillance, and alteration of drawings/specification during execution. The

major categories of factors in Dai et al.’s (2009) study of craft workers perception of 83

factors that affect their productivity in the US revolve around availability of tools and

consumables, materials, construction equipment and engineering drawing management.

Reinforcement in concrete may be steel bars or mesh fabric. The steel bars are usually

classified or manufactured on account of their strength as:

* Mild steel, which is usually round in section and plain, but could be deformed.


48 | P a g e

* High yield which is usually deformed.

High yield bars are almost twice as strong as mild steel for the same diameter. This factor

enables designers to achieve reduction in the overall sectional area of steel reinforcement in

concrete by using high yield rod. Reinforcing bars are rolled in ten standard diameters as

shown in the Table 1 below:

Table 1: Standard reinforcing Bars in Nigeria Market

SIZES

Mm Inches Weight Kg/m

6 ¼ 0.222

8 5/16 0.375

10 5/8 0.616

12 ½ 0.888

16 5/8 1.579

20 ¾ 2.466

25 1 3.854

32 1¼ 6.313

40 1½ 9.864

50 2 15.413

The common tools used by steel fixers in Nigeria are: (a) Pincers: This is a tool consisting of

two hinged arms, for gripping and for cutting binding wire. (b) Bender: This is another

important tool used by the steel fixer, formed and welded into F-shape using high yield steel

bar, mainly used in bending reinforcement into the required shape so as to fit into the forms

easily. (c ) Hacksaw: It is a hand saw used for cutting metal. (d) Measuring Tape: Used for

measuring steel bar, size of forms etc.

Cutting and bending, and fixing of reinforcement are two distinct activities which could be

performed by two different gangs on site. Alternatively, the reinforcement could be pre-

assembled into cages off-site, transported and lifted into position using mechanical hoist. The

commonest method of tying reinforcing rode is using the soft iron binding wire at selected

intersection of main bars and links or stirrups in the appropriate structural element using the

pincer.


49 | P a g e

In the context of labour productivity, the input to an activity is measured by the direct labour

hours charged to the activity. Several methods have evolved for improving the construction

productivity based on the motion and time study (Thomas and Daily,1983). Some examples

of such methods are stopwatch study, photographic method, taping video, time-lapse video.

Other method of productivity measurement is work-sampling and five minutes rating.

3. Research Method

The aim of the study was to establish a standard labour output that will serve as a data base

for computation of labour cost estimation in Nigeria. The choice of Lagos as the study area

benefits the study because it permits the sampling of a large population of craftsmen in

construction firms. Lagos is located in South-West Nigeria. Being a former federal capital

and now the commercial nerve centre of the country, Lagos hosts many of the reputable

construction companies operating in Nigeria. Lagos is listed as one of the 25 megacities of

the World with an estimated population of about 17million in 2007 and a growth rate (3.2%)

which has an attendant pressure on its infrastructure. There are numerous construction

projects in Lagos executed by both the private and public sector to meet the housing,

economic and infrastructure requirements of the emerging megacity.

Two approaches adopted for measuring steel workers’ productivity are activity sampling and

work study. Activity sampling is used to determine the proportion of time spent by a gang of

workers productively or un-productively. The equipment used was mainly stopwatch, pencil,

calculator and activity sampling sheet (Groover, 2007 p. 341). These studies were observed

on different days but starting at the same time and stopped at the same time in all the sites

visited for observation. An observation interval of ten minutes was used between 9.30am –

3.20pm. A total of 25 observations per steel fixers in a day was made. Time study measures

the time required to perform a given task in accordance with a specified method.

The data for this study was collected from twenty (20) building construction sites within

Lagos metropolis. Considering the fact that only one trade (steel fixing) is involved, the

sample size of 20 building construction sites is large and adequate enough to draw any

reasonable conclusion. The activities of the iron fixer were divided into two tasks groups. The


50 | P a g e

first group involves cutting and bending steel rods while the second group involves placing

and tying steel rods into the appropriate structural forms for beams, columns, stairs and floor

slabs. Decimal minute stop watch was used to record the time productively spent by a gang of

steel fixer to cut and bend one tonne of steel as well as placing and tying a tonne of steel in

specified structural form. All the steel fixers were averagely skilled, averagely motivated and

of good physical health. The tools used were simple hand tools consisting of 15 metre tape,

pincers, F-shaped high yield iron for bending bars, and hack saws.

4. Result

From the biographical information of the respondents presented in Table 2, four level of

education were identified and used for the study. The response indicate that ten percent of the

steel fixers had no basic education, 20% have trade test, 23.3% have ordinary level school

certificate while 46.7% have primary school leaving certificate. It can be observed that the

steel fixers were not will educated academically. The implication of this on the steel workers

ability for critical reasoning and ability to make independent judgment is grievous. On the

total number of years each steel fixer have spent on the Job, only 25% of the respondent have

over 16 years work experience 15% have below 5 years on the job experiences, 28.3% have

between 5 and 10 years experience and 31.7% have between 11 and 15 years experience. The

model class for the years of experience is between 11 – 15 years, which indicate adequate

level of exposure to the task. The age distribution of the steel fixers that participated in the

study indicate that very few (six percent) of the steel fixers were below 20 years. This

category were in the minority. They are mostly apprentices who are working for their

masters. 23.3% were between 20 and 30 years, 33.3% were between 31 – 40 years and 33.4%

were ever 40 years. From the analysis, it can be inferred that majority of the steel fixers are

within the active work group, although this again depend on the physiological makeup of the

individual. The weekly (six days) wages in Naira of the steel fixers was also investigated. It

was observed that overwhelming majority 71.7% earn between 3000 and 4000 Naira daily,

16.7% earn between 2000 and 2999 Naira while only few (eight percent) earn over 4000

Naira. It is important to note that as at the time of this study, a U.S. dollar officially exchange

for One hundred and fifty six Naira (N156.00). This means that a daily wage rate of the


51 | P a g e

highest paid steel fixer is more than 25.64 US dollars ($25.64). This is higher than the United

Nation’s recommendation of at least $1.25 dollar per hour or $10 (N1, 560.00k) per day to

escape poverty. Hence, the workers can be said to be moderately motivated financially.

Table 2: Demographic Characteristic of Steel Fixers

1. Level of Education

(N=60)

Frequency Cumulative

Frequency

% Cumulative

i. Primary School 28 28 46.7 46.7

ii. O’ Level 14 42 23.3 70

iii. No basic education 6 48 10 80

iv. Trade test 12 60 20 100

Year of experience

(N=60)

i. Below 5 years 9 9 15 15

ii. 5 – 10 years 17 26 28.3 43.3

iii. 11 – 15 years 19 45 31.7 75

iv. 16 – 20 years 7 52 11.7 86.7

v. Over 20 years 8 60 13.3 100

Age (N= 60)

i. Below 20 years 6 6 10 10

ii. 20 – 30 years 14 20 23.3 33.3

iii. 31 – 40 years 20 40 33.3 66.6

iv. 41 – 50 years 16 56 26.7 93.3

v. Over 50 years 4 60 6.7 100

Daily wages in Naira

(N=60)

i. 1000 – 2000 2 2 3.3 3.3

ii. 2000 – 3000 10 12 16.7 20


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iii. 3000 – 4000 43 12 16.7 20

iv. Over 4000 5 60 8.3 100

Table 3 shows the result of activity sampling of steel fixers. The result indicate that a

proficient steel fixer Spent about 75% of his time per day doing productive work while the

remaining is spend doing work that are not directly related to productivity. This is however,

not unconnected with the type of contract as the percentage may increase if it is a labour only

contract as opposed to other contract type.

Table3: ANALYSIS OF THE EFFECTIVENESS OF STEEL FIXERS’ WORKING TIME ON SITE

Site No. of effective

time observed

Number of

ineffective time

observed

Total Number of

Time observed

Effective time (%) Ineffective time

(%)

A 92 33 125 73.6 26.4

B 75 25 100 75 25

C 41 9 50 82 18

D 56 19 75 74.7 25.3

E 37 19 75 74.7 25.3

F 59 13 50 64 36

G 74 16 75 78.7 21.3

H 55 26 100 74 26

I 37 20 75 73.3 26.3

J 37 13 50 64 36

Mean effective time = 75.1%

Mean ineffective time = 24.9%.

Table 4 shows the labour output in hours per items for cutting and bending steel bars into

structural forms for floor, beams, columns, staircase and floor slabs base on one steel fixer.

The result indicate a mean labour output of 41.58 hours, 24.10 hours, 25.06 hours and 27.05

hours per tonne for beams, columns, stairs and floor slabs respectively. Similarly, Table 5

shows the mean labour output per steel fixer of 67.70 hours, 35.20 hours, 25.10 hours and

45.60 hours per tonne for placing, tying into forms for Beams, columns, staircase and floor

slabs respectively. The outputs of steel fixers currently in use in Nigeria for estimation


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purposes irrespective of the structural member are 63 hours, 45 hours, 35 hours, 27.5 hours

and 22.5 hours for cutting and bending one tone of 6mm, 8mm, 10mm, 12mm and 16mm

reinforcing bars respectively (anonymous). The same output is used for placing the bars into

structural forms.

4. Conclusion

The main aim of the study was to establish a local standard labour output for craftsmen

involved in cutting, bending and placing steel bars into beams, columns and slabs, which will

serve as information for planning and schedule of work. This study has shown that a

proficient steel fixer, that is moderately motivated is capable of cutting and bending one

tonne of steel rods manually into beams, columns and stairs in 41.58, 24.10 and 25.06 hours

respectively and also capable of doing the same for floor slabs in 27.65 hours. Similarly, a

proficient steel fixer is capable of placing and tying one tonne of steel rods into beams,

columns and stairs in 67.70, 35.20 and 26.10 hours respectively and also capable of doing

same into slab in 45.60hours.

Steel fixers manage their time more effectively on site when engaged as sub-contractors

rather than when employed on a day work schedule. The study revealed that steel fixers use

75.1% of their working time effectively while 24.9% of same is used ineffectively


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References

1. Ameh, O. J. and Odusami, K. T. (2002). Factors affecting labour productivity in the

Nigerian construction industry- case study of indigenous contracting organization in Lagos. The

Quantity Surveyor . 40( 3 ), 14 – 18

2. Ayandele, J. O. (1997). Evaluation of factors affecting labour productivity of some selected

building trades in Nigerian construction sites. Unpublished Ph.D thesis submitted to the school of

post-graduate studies, University of Lagos.

3. Ayeni, J. O. (1992). Estimating and price analysis. Longman publishing company ltd,

Lagos

4. Building Futures Council (BFC), (2006). Measuring productivity and evaluating innovation in the

US construction industry, Building Future Council, Alexandria, Va

5. Dai, J; Goodrum, P. M and Maloney, W. F. (2009). Construction craftworkers’ perceptions of the

factors affecting their productivity. Journal of Construction Engineering and Management,

135(1), 217-226

6. Dozzi, S. p. and AbouRizk, S. M. (1993). Productivity in construction. Institute for Research in

Construction, National Resaerch Council, Ottawas, ON, Canada.

7. Ellis, R. D and Lee, S. (2006). Measuring project level productivity on transportation projects.

Journal of Construction Engineering and Management, 132(3), 314-320

8. Enshassi, A; Mohammed, S; Mustafa, Z. A and Mayer, P. (2007). Factors affecting labour

productivity in building project in the Gazza Strip. Journal of Civil Engineering and Management,

XIII(4), 245-254

9. Groover, M. P. (2007). Work systems and the methods, measurement and management of work.

Upper Saddle River, NJ: Pearson Prentice Hall.

10. Illingworth, J. R. (2000). Construction methods and planning, 2nd edn, E&FN Spon, London

11. Jarkas, A. M. (2010). The influence of buildability factors on rebar fixing labour productivity of

beams. Construction Management and Economics, 28(2), 527-543

12. Jarkas, A. M; Kadri, C. Y. and Younes, J. H. (2012). A survey of factors influencing the

productivity of construction operatives in the state of Qatar. The international Journal of

Construction Management, 12(3), 1-23

13. Park, H; Thomas, S. R and Tucker, R. L. (2005). Benchmarking of construction productivity.

Journal of Construction Engineering and Management, 137(7), 772-778


55 | P a g e

Research Article

Maintenance Management Challenges For Heritage Buildings Used in

Royal Museums in Malaysia

Mahmoud Sodangi¹, Arazi Idrus², Mohd Faris Khamidi³

¹Post-doctoral Researcher, Civil Engineering Department,


email: [email protected]

²Professor, Civil Engineering Department,

National Defence University of Malaysia


³Senior Lecturer, Civil Engineering Department,



ARTICLE INFO


Accepted: 25/3/2013

A b s t r a c t

Maintenance is regarded as the key to the survival of any building; be it a

heritage or non-heritage. To date, there has been no published research work

investigating how maintenance managers of heritage buildings used as royal

museums in Malaysia currently approach the maintenance of the buildings in

their custody. Thus, this paper examined the current approaches adopted by

maintenance managers of National Heritage Buildings in Malaysia in

managing the maintenance of the buildings under their care. In order to

achieve the set objective of this paper, observational study approach was

adopted. The study revealed that the maintenance unit of Istana Kenangan

adopts reactive maintenance approach, which is a response to failure. The

maintenance management problems identified in this paper require urgent attention and continuous improvement in order to conserve the cultural

significance of the building and to generate more heritage tourism revenues.

©Journal of Applied Sciences & Environmental Sustainability. All rights reserved.

Keywords: conservation, heritage

buildings, Malaysia,

maintenance, management.

1. Introduction

Malaysia is blessed with a rich legacy of heritage buildings with unique architectural and

historical values [1]. These buildings serve as the cultural identity of the country and its

people. The heritage buildings form a major repository of the cultural heritage of Malaysians.

They no doubt indicate significant landmarks in the inventive genius of Malaysians [2]. The

country is one of the hot tourism spots in South East Asia, and it inherited a rich architectural

heritage of traditional Malay houses, royal palaces, colonial buildings, mosques, churches,


56 | P a g e

temples, monuments, railway stations etc. These heritage buildings are known for their

exceptional workmanship and architectural qualities. It became paramount to conserve these

buildings as they provide a sense of common identity and continuity for future generations

[3].

Figure 1: Masjid Ubudiah Kuala Kangsar, Perak.


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Figure 2: Sultan Abdul Samad Building, Kuala Lumpur.

Figure 3: Kuala Lumpur Railway Station

Perak Royal Museum (Istana Kenangan)

According to Ref [4], The Sultanate of Perak is one of the oldest hereditary Sultanates among

the Malay States. When the Sultanate of Malacca Empire fell to the Portuguese in 1511,

Sultan Mahmud Shah I retreated to Kampar, Sumatra and later died there in 1528. Sultan

Mahmud Shah I left behind two princes named Sultan Alauddin Riayat Shah II and Sultan

Muzaffar Syah. The former later went to establish the Sultanate of Johor while Sultan

Muzaffar Syah was invited to rule Perak and hence, he became the first Sultan of Perak. The

present Sultan of Perak; Duli Yang Maha Mulia Paduka Seri Sultan Azlan Muhibbuddin

Shah ibni Almarhum Sultan Yusuff Izzuddin Shah Ghafarullah is the descendant of the last

Sultan of Malacca. Kuala Kangsar is the royal town of Perak which is located at the

downstream of Kangsar River, where it flows into the Perak River.

The present Sultanate of Perak dates back to the early 16th

century when the eldest son of

the last Sultan of Melaka, Sultan Muzaffar Shah established his own kingdom on the banks of

Sungai (river) Perak. Though Ipoh is the state capital but the royal capital is set in Kuala

Kangsar, where the palace of the Sultan of Perak is located and it has been Perak’s royal seat

since the 18th century. The old palace (Istana Sri Sayong) was built by Sultan of Perak Yusuf


58 | P a g e

Sharifuddin Mudzaffar Shah who ruled from 1877 to 1887. The Sultan unlike many rulers

who protected their royal palaces by carefully choosing good viewpoints in order to detect

enemy approach from afar decided to build his royal palace beside the riverbank. However,

the force of the monsoon seasons which led to numerous flooding became the major threat to

the existence of the palace. It was decided to build a new palace that would be on a higher

ground after the Big Flood of 1926, which almost swept the old palace away. The old palace

was moved to where the present royal palace stands.

While awaiting the completion of the present royal palace locally known as Istana

Iskandariah (Figure 7), Istana Kenangan (Figures 4 & 5) was built in 1926 to serve as a

temporary residence for Duli Yang Maha Mulia Sultan Iskandar Shah (Marhum Kadasallah).

The design and construction of Istana Kenangan is considered as an achievement because of

the uniqueness in its local architecture. It is noted for being built entirely of wood but without

the use of a single nail. The plan of the building takes the shape of a sword (pedang) in its

scabbard (sarung pedang). The sword’s handle is where the Sulatan’s bedchamber is located.

Though the palace is small in size, it still has a beautiful throne (Singgahsana) for the Sultan.

The surface of the walls is made of diamond shaped plaits (Kelarai), while the roof structure

inherited the combined styles of the five ridges (perabung lima) and the ridge of a row of

bananas (perabung pisang sesikat). The initial roof was made of wooden planks.


59 | P a g e

Figure 4: Istana Kenangan (Right side view)

Figure 5:Aerial view of istana Kenangan


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Figure 7: Istana Iskandariah (Present Perak Royal Palace)

Significance of Maintenance in Heritage Building Conservation

It is mainly through conservation of heritage buildings that we can pass on to future

generations what is currently identified as being of cultural significance today, and this would

be difficult to achieve if an efficient approach to the maintenance management of heritage

buildings is not fully adopted [5]. Conservation is defined as the requisite actions taken to

prevent deterioration by adopting approaches that extend the life and basic functions of

heritage building while maintenance is defined as the continuous care and protection

involving minor repair works carried out to building elements in order to keep it in good

order thereby prolonging the life of such element and the entire building for as long as

possible and this will require considerable administrative and managerial expertise [5].

This definition shows the significance of maintenance as a conservation process for heritage

buildings. Maintenance is considered the most pragmatic and philosophically appropriate

conservation method [6]. Regular maintenance is the key to the survival of any building, be it

a heritage or non-heritage building. This recognition was made as early as 1877 by William

Morris the founder of the Society for the Protection of Ancient Buildings (SPAB), an

organization responsible for caring and preserving United Kingdom’s heritage buildings. He

considered regular maintenance as “the most practical and economic form of conserving

heritage buildings”. Reference [7] also emphasized that “of all the processes of conserving

heritage buildings, maintenance is the single most important process”. To date, regular


61 | P a g e

maintenance is still considered as the most sustainable way of preserving heritage buildings

[7].

Reference [8] described Maintenance management for heritage buildings as a process

that involves the effective and efficient utilization of resources in the continuous care and

protection of building elements in order to keep them in good order, maintain the building

fabric and its services and prolong the life of such element and hence the entire building for

as long as possible. In Malaysia today, heritage buildings are considered as valuable because

of their high historical values and great tourism potentials. It became necessary to conserve

these buildings in order to protect them from being destroyed. The fact that no building is

maintenance free irrespective of the building being a heritage or new emphasizes that

heritage buildings need utmost care and protection to limit their deterioration and prolong

their life span and functions. To do so, efficient maintenance management approaches must

be employed to avoid the need for potentially expensive and disruptive repair works, which

may damage the buildings’ heritage value.

2. Problem Statement

Malaysia like many other nations that are recognizing the need for conserving their cultural

heritage faces many difficulties in handling the challenges of heritage building conservation.

Some of the heritage buildings have been demolished to pave way for urban development

while others are deteriorating due to age, high cost of maintenance and poor maintenance

management approaches.

Istana Kenangan which now houses the Perak Royal Museum was built as a temporary royal

palace for Sultan Iskandar Shah in the royal city of Perak - Kuala Kangsar. Istana Kenangan

still stands today and is being regarded as an important tourism spot in Perak. However, parts

of this beautiful royal building are now decaying and degrading rapidly due to poor

maintenance management approaches. This threatens the safety of both the users, visitors,

artefacts and the building itself. The question here is “how do maintenance managers of

heritage buildings currently practice the maintenance of the buildings in their custody?” To

answer this question, this paper would aim to examine the current approaches adopted by


62 | P a g e

maintenance managers of national heritage buildings in Malaysia in managing the

maintenance of the buildings under their care.

3. Methodology

Huge amount of money is continuously spent in conserving heritage buildings and the

buildings keep deteriorating just few years after the conservation works on the buildings. The

need for adopting observational study as one of this research strategies arose out of the desire

to understand reasons why heritage buildings deteriorate just few years after carrying out

conservation works on them. The author wanted to find out if there are existing guidelines

used for managing the maintenance of the buildings and to understand the managerial

practices adopted by maintenance managers and their organizations in managing the

maintenance of heritage buildings. Besides, the research poses the “how” and “why”

questions about the maintenance management practices for the conservation of heritage

buildings over which the researcher has little or no control. The author carefully considered

that structured direct observation might be useful for the research because it can provide

information previously unknown to the researcher that is crucial for project design, data

collection, and interpretation of other data.

Istana Kenangan (Perak Royal Museum) was chosen for this study. The rationale for this

selection is due to the fact that the Sultanate of Perak is one of the oldest hereditary

Sultanates among the Malay States and the building was built as a temporary royal palace for

Sultan Iskandar Shah al-Kaddasullahibni al-Marhum Sultan IdrisMurshid al-Azam Shah

Rahmatullah. Besides, the building is uniqueness in its local architecture. It is noted for

being built entirely of wood but without the use of a single nail. The plan of the building

takes the shape of a sword (pedang) in its scabbard (sarungpedang). The surface of the walls

is made of diamond shaped plaits (Kelarai). Istana Kenangan is a repository of cultural

heritage for the Perak Sultanate and a symbol of cultural identity that creates psychological

emotion and nostalgia to the people of Perak. Moreover, the building remains one of the best

forms in which historic cultural heritage of Perak Sultanate can be expressed. Istana

Kenangan characterizes the history of the people of Perak.


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Necessary arrangements were made to conduct the observations. During the observational

study, the researcher was cautious not to influence the behaviour of the curators (maintenance

managers). Cameras were used to take photos and document the defects and level of

deterioration observed on the buildings.

4. Findings

The building was last renovated in 2005 and declared a National Heritage Building by the

National Heritage Department Malaysia in 2006. Barely six years after the renovation; parts

of the building are now decaying due to poor maintenance management. Findings of the

study showed that some parts of the buildings are rapidly decaying and this is evidenced by

the defects shown in the figures below.

Figure 8: Termite attack on timber column Figure 9: Termite attack on timber column

Figure 10: Crack on concrete base Figure 11: Termite attack on staicase step


64 | P a g e

Figure 12: Crack and termite attack Figure 13: Peeling paint on column

Figure 14: Termite attack Figure 15: Termite attack on the façade of

the wall

Since regular maintenance is the most practical and economic form of conserving heritage

buildings and also the key to the survival of heritage building, it became paramount to

examine the maintenance approaches adopted by the maintenance unit of this building in

managing the maintenance of this building. For the purpose of this paper, the examination

was restricted to maintenance implementation.

Attitude towards maintenance: The main goal of heritage building maintenance is to ensure

the retention and enhancement of the cultural significance of the building fabric as well as

retaining the functions of the building. To do this, unnecessary interventions should be

avoided by considering cautiously the nature and possible effects of the defects. However, it

was found out that the main purpose of maintaining Istana Kenangan relates to maintaining

the image of the museum and retaining its basic functions in the most cost effective away


65 | P a g e

thereby laying less emphasis on retaining the cultural significance of the building. It was also

found out that routine maintenance activities like cleaning and painting are being regarded as

low status activities thereby paying less attention to these activities. The attitude of the

maintenance function towards the concept of retaining and enhancing the cultural

significance of the building is very disturbing. It is clear that a change in attitude is really

required. The maintenance function needs a greater awareness and understanding of the

importance of retaining the cultural significance of the building.

Maintenance Policies: Clear maintenance policies are important in linking assessment of

cultural significance of heritage building to maintenance implementation. However, the

maintenance function of this building do not assess the relative historic significance of the

building as such they could not use this assessments when making decisions about

maintenance priorities. As a result, the maintenance function does not do not have a clear

policy that will assert that cultural significance should be the key driver for maintenance

management planning and implementation. This really is an indication of poor maintenance

management practices because assessments of cultural significance play an important role in

informing management planning especially when considering maintenance management

priorities.

Maintenance approaches: Reactive and preventive maintenance have been identified to be

the two distinct types of maintenance. Reactive maintenance is characterized as a response to

failure while preventive maintenance is predictive in nature and it requires careful planning.

Although preventive maintenance has long been promoted as being effective and efficient

approach in retaining the cultural significance of heritage buildings; the maintenance function

of this building continues to adopt the reactive maintenance approach which is a response to

failure. This approach has led to the deterioration of some of the parts of the buildings as

shown in the figures. Reactive maintenance approach is not fundamental to good

conservation as it has proved beyond doubt that it is not effective in protecting and upholding

the heritage value of the buildings. Moreover, this approach does not provide economies of

scale to the maintenance function and makes maintenance management arrangements quite

difficult as the maintenance function may not be able to plan for minimal intervention.


66 | P a g e

Inspections and Condition Surveys: Regular inspections are considered a fundamental part of

preventive maintenance programme in the sense that they help to identify the condition of the

fabric, identify the need for the repair, prioritize the repair needed and identify the cost of the

repair needed. Though the maintenance unit of this building carries out less formal surveys of

the condition of the fabric at much more frequent level, yet the building continues to

deteriorate simply because there were no formal systems for inspecting the building and there

is no adequate provision of fund to undertake the proposed work that comes from the survey.

The maintenance unit relied on using only internal staff to carry out the inspections instead of

using both internal staff and external consultants. Employing external consultants provides an

independent perspective and to a reasonable extent it serves as an assessment of the

effectiveness of the maintenance unit.

Information Management: The significance of information and records for the maintenance

management of heritage buildings cannot be over emphasized. Effective records that give a

detailed historic development of the building are a fundamental part of the cultural history of

the building because they help to explain why and how the building is significant. From the

study, it was found out that there is no integrated information system that would enable the

collection, storage and retrieval of suitable information to ensure efficient and effective

maintenance management. In addition to this, maintenance records are not given the level of

importance that they should be given. The maintenance unit only considered these records as

important for maintenance management purposes but not for archival documentation in

relation to cultural history. Most importantly, the level of understanding of the importance of

maintenance records from a cultural heritage perspective was poor.

5. Conclusions

The study revealed that the maintenance unit of Istana Kenangan continues to adopt the

reactive maintenance approach, which is a response to failure. This approach among other

factors has led to the deterioration of some of the parts of the buildings as shown in the

figures. Reactive maintenance approach is not fundamental to good conservation as it

ineffective in protecting and upholding the heritage value of the buildings. More so, the

maintenance function needs a greater awareness and understanding of the importance of


67 | P a g e

retaining the cultural significance of the building. The maintenance strategy for heritage

requires repairing the building fabric very close to the original using traditional techniques

and traditional matching materials and being sensitive to the original structure. Therefore,

there is an urgent need to develop a specific framework that would act as a basis for heritage

organizations to prepare guidelines for managing the maintenance and conservation of

heritage buildings.

References

1. Kamal, S.K; Ab-Wahab, L.; and Ghafar, A.A.: Pilot Survey on the Conservation of Historical

Buildings in Malaysia. International Conference on Built Environment in Developing Countries

2008 "Sustainable Built Environment: Bridging Theory and Practice", 3-4th. December 2008.

2. Harun, S.N. and Kamal, K.S.: Building Research Methodology in the Conservation of the

Historic Buildings in Malaysia. International Symposium Building Research and the

Sustainability of the Built Environment in the Tropics, University Tarumanagara, Jakarta

Indonesia, 14 -15 October 2002.

3. Idrus, A.; Khamidi, F.; and Sodangi, M.: Maintenance management framework for conservation

of heritage buildings in Malaysia. Journal of Modern Applied Science, Vol.4, No 11, November,

2010.

4. Heritage Trust of Malaysia Malaysian architectural heritage survey: a handbook. Kuala Lumpur:

Badan Warisan Malaysia, 1990.

5. Forsyth, M.: Understanding Historic Building Conservation. Blackwell Publishing Ltd, Oxford,

UK. 2007.

6. Kerr, S.J.: Conservation Plan, 5th Edition, The National Trust of Australia. Sydney, p.43. 2000.

7. Dann, N. and Contell, T.: Maintenance in conservation in Forsyth, M. (Ed.), Understanding

Historic Building Conservation, Blackwell, Oxford. Pp 185-198, 2007.

8. Sodangi, M., Idrus, A., & Khamidi, F.M.: Examining the maintenance management practices for

conservation of heritage buildings in Malaysia. National Postgraduate Conference, Energy and

Sustainability: Exploring the Innovative Minds Malaysia: Universiti Teknologi PETRONAS,

2011.


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Biography

1. Ghafar, A. A.: Building Maintenance, Paper presented at Bengkel Menangani Masalah

Pemuliharaan Bangunan di Malaysia, Kota Ngah Ibrahim, Taiping, Perak on 19-22 December

1994 A.

2. Ghafar, A.: Why Building Decay, paper presented at the E & O Hotel, Penang, December 11,

1994

3. Kamarul, S.K.; Wahab, A.L.; and Ahmad, G.A.: Pilot Survey on the Conservation of Historical

Buildings in Malaysia, Proceedings of the 2nd International Conference on Built Environment in

Developing Countries. 3-4 December 2008. Penang, Malaysia.

4. ICOMOS Australia. The Burra Charter, International Council on Monuments and Sites Australia.

1987.

5. Jokilehto, J. A Century of Heritage Conservation, Journal of Architectural conservation, 1999, No

3 pp14-33

6. Dann, N.; and Worthington, D.: Conservation Maintenance Management – Establishing a

research agenda. Structural Survey, vol. 17, No.3, p 143-153. 1993.

nability journal of applied sciences & environmental …€¦ · sodangi m. / journal of...

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