PROPERTY MAINTENANCE GUIDELINE (PMG) for TNB ASSETS (NON CORE OPERATIONAL) PROPERTY MAINTENANCE GUIDELINE (PMG) for TNB ASSETS (NON CORE OPERATIONAL)
Table of Contents FOCUS AREA 1: REGULATORY & SAFETY COMPLIANCES 1 1.0 Purpose xiv 2.0 Scope xiv 3.0 Reference xv 4.0 Definition xvi 5.0 Responsibilities xvii 6.0 Maintenance Regime xvii 7.0 Appendices xix 1.0 DOSH – PMA Lift 2 2.0 DOSH – (Noise Exposure) Regulations 2019 6 3.0 BOMBA – Fire Certificate 11 4.0 Suruhanjaya Tenaga – Static Genset 13 5.0 Pihak Berkuasa Tempatan (PBT) 20 6.0 Suruhanjaya Perkhidmatan Air Negara (SPAN) 26 BUILDING MAINTENANCE GUIDELINE 31 Mechanical Maintenance 33 1.1 Fire Fighting System 34 1.1.1 Wet Riser, Hose Reel and Sprinkler System 34 1.1.2 Tanks 35 1.1.3 Pumps 35 i. General 35 ii. Control Panel 37 1.1.4 Piping and Fittings 38 1.1.5 Landing Valves, Hose Reel Drums, Cradles, Hoses, Nozzle, etc. 38 1.1.6 Sprinkler System 39
1.1.7 Breeching Inlet 40 1.1.8 Fire Detection and Alarm System 40 1.1.9 Fireman Intercom System 41 i Panel 41 1.1.10 Battery 42 1.1.11 Automatic Control 42 1.1.12 Fire Fighting Electrical System 42 1.1.13 Fire Suppression Systems 43 1.1.14 Pilot Cylinder 43 1.1.15 Panel 43 1.1.16 Devices 44 1.2 Portable Fire Extinguishers 44 1.3 Lift 45 1.3.1 Motor Room 45 1.3.2 Hoist Way 46 1.3.3 Lift Car 48 1.3.4 Entrance 49 1.3.5 Lift Pit 49 1.3.6 Automatic Rescue Device (ARD) 50 1.4 Sewerage Treatment Plant 50 1.4.1 Equalization Tank 50 1.4.2 Aeration Tank - AT 51 1.4.3 Sedimentation Tank – SDT 51 1.4.4 Mechanical System 52 1.4.5 Control Panel & Electrical Parts 53 1.4.6 Drying Bed 53 1.4.7 Effluent Channel 54 1.4.8 Maintenance & Effluent Report 54 Electrical Maintenance 55 1.5 Generator Set 56 1.5.1 Lubrication System 56 1.5.2 Fuel System 56 1.5.3 Cooling System 56 1.5.4 Air System 57
1.5.5 Electrical System 58 1.5.6 Alternator 58 1.5.7 Generator Set Control Panel 59 1.5.8 Operation Testing and General Servicing 59 1.6 Main Switchboard 60 1.6.1 Main Switchboard 60 1.6.2 Air Circuit Breakers (ACB) 61 1.6.3 Relays 61 FOCUS AREA 2: BUILDING FUNCTIONALITY 63 Mechanical Maintenance 64 2.1 Air – Conditioning And Mechanical Ventilation System 65 2.1.1 Chiller System 65 1.1.2 i Chillers 65 ii Pumps 66 iii Electric Motor 67 iv Electrical Switchboard / Control Panel 67 2.1.2 Cooling Towers 68 2.1.3 Chilled Water Storage and Expansion Tanks 69 2.1.4 Air-Handling Units 69 2.1.5 Fan Coil Units 71 2.2 Water Cooled Package Unit (WCPU) 72 2.2.1 Pumps 74 2.2.2 Electric Motor 75 2.2.3 Electric Switchboard / Control Panel 75 2.2.4 Cooling Towers 76 2.3 Central Direct Expansion System (DX) (Air Cooled System) - Air Cooled Split Ducted Unit 77 2.3.1 Air Handling Unit 77 2.3.2 Condenser 78 2.3.3 Pumps 79 2.3.4 Electric Motor 80 2.3.5 Electrical Switchboard / Control Panel 80
v 2.4 Air Cooled Split Unit 81 2.4.1 Evaporator (Cooling Unit) 81 2.4.2 Condenser 82 2.4.3 Electrical Switchboard / Control Panel 82 Electrical Maintenance 84 2.5 Sub- Switchboard And Low Voltage Components 85 2.5.1 Sub – Switch Boards 85 2.5.2 Fuse Switches / Switch Fuses 86 2.5.3 Residual Current Device (RCD) 86 2.5.4 Moulded Case Circuit Breaker (MCCB) 87 Housekeeping 88 2.6 Office Cleanliness 89 2.7 Entrance Area / Reception 89 2.8 Toilet Cleanliness 90 2.9 Grease Trap 90 Landscape 91 2.10 Grass Cutting & Pruning Hedges 92 2.11 Dustbin 92 93 FOCUS AREA 3: FACILITY MAINTENANCE & AD-HOC SERVICES Mechanical 94 3.1 HVAC Plant Room Cleanliness 95 3.2 HVAC SYSTEM – Piping and Fittings 95 3.3 Ducting, Grilles and Dampers 96 3.4 The Performance of The Complete Ventilation, Pressurization, Exhaust and Smoke Spill System 96 3.5 Painting HVAC Parts and Fitting 97 3.6 Cold Water Supply and Booster pump 97
vi 3.6.1 Tanks (Suction & Storage) 97 3.6.2 Pumps 98 3.6.3 Piping and Fittings 100 3.6.4 Pressure Vessel 101 3.6.5 Submersible Pumps 101 3.6.6 Painting Cold Water Piping And Fitting 102 3.7 Other Mechanical Equipment and System 102 3.7.1 Inspection of Mechanical Services above Ceiling 103 Electrical 104 3.8 Low Voltage Components 105 3.8.1 Switch Room Including Riser Room 105 3.8.2 Distribution Board (DB) 106 3.8.3 Surge Protector / Transient Suppressor 106 3.9 Electrical Testing 107 3.9.1 General Testing 107 3.9.2 Final Circuit Continuity and Protection Circuit Tests 107 3.9.3 Installation Impedance Measurement 108 3.9.4 Identification of Polarity 108 3.9.5 Measurement of Earth Fault Loop Impedance 108 3.9.6 Testing of Residual Current Devices (RCD) 109 3.9.7 Measurement of Earth Electro Impedance 109 3.10 Lightning Protection System 109 3.11 Building Management / Automation System 110 3.12 Computerised Maintenance Management System (CMMS) 111 3.13 Chandelier Lighting 111 3.14 Street / Coumpound Lightings 112 3.14.1 Routine Inspections 112 3.14.2 Lamps 112 3.14.3 Lamp Control Gears 112 3.14.4 Poles 113 3.14.5 Feeder Pillar 113 3.14.6 Cable and Wiring 114 3.14.7 Earthing System 115
vii Civil & Structure 116 3.15 Roofing 117 3.16 Rainwater Goods (Inclusive Of Gutter) 117 3.17 Ceiling 117 3.18 Walls 118 3.18.1 Brick Wall (Including Tiled Wall) 118 3.18.2 Curtain Wall, Windows and Glazing 118 3.19 Floor 118 3.20 Door (Including Fire Rated Door) 119 3.21 Handrail And Grille 119 3.22 Plumbing And Sanitary System 119 3.23 Cold Water Tank 120 3.24 Signage / Logo 120 3.25 Painting Touch-Up 120 3.26 Reinforced Concrete Structures 121 3.27 Timber Structure / Finishes (Column, Roof, Truss, Floor, Finishes, Etc) 121 3.28 Steel Structure And Spaceframe 122 3.29 Sewer Line And Manholes 122 3.30 Slopes And Earth Retaining Wall 122 3.31 Road, Hard Standing And Road Furniture 123 3.32 Drain Sumps, Grating And Culvert 123 3.33 Fencing And Gates 123 Landscape 124 3.34 Softscape 125 3.34.1 Watering 125 3.34.2 Fertilizing 125 3.35 Shrubs And Undergrowth, Groundcovers, Plant In The Pot 125 3.35.1 Watering 125 3.35.2 Fertilizing 125 3.36 Hardscape 126 3.36.1 Walkway Area 126 3.36.2 Signboard 126
viii 3.36.3 Garden Chair 126 3.36.4 Garden Lamp 126 3.36.5 Vase 127 Housekeeping 128 3.37 Stairwell 129 3.38 Elevator 129 3.39 Basement / Multi Storey Car Park 130 3.40 Passageway and Walkway 130 3.41 Signage 130 3.42 Pest Control Services 131 Average Useful Life Years 134 4.1 HVAC System 135 4.2 Elevator/Escalator 137 4.3 Electrical 137 4.4 Fire Protection System 138 4.5 Structural 138 BUILDING SYSTEMS USEFUL LIFE 133
Copyright © 2022 by PROPERTY SERVICES DEPARTMENT rights reserved. No part of this publication may be reproduced or distributed in any form or by any means without the written permission of the copyright owner. First Edition, 2022 Property Services Department TNB Global Business Solution Division Tenaga Nasional Berhad FOR INTERNAL USE ONLY Disclaimer: This guidelines have been establish by Property Services Department-TGBS, Tenaga Nasional Berhad as a guide for TNB staff and contractors in maintaining TNB assets (non core operational). Neither Tenaga Nasional Berhad nor any of its agencies or contractors, nor any of their employees, makes any warranty, express or implied, or assumes any liability or legal responsibility for the accuracy, completeness, or usefulness of any information contained in these guidelines. The Property Services Department may change any information in this document at any time if necessary.
x x Acknowledgement Ts. Ahmad Hafizul Zainan Lead (Integrated Facility Management) Alhamdulillah, IFM Team was successfully in developing this Property Maintenance Guideline (PMG). Special thanks to Integrated Facility Maintenance (IFM) Team especially to Muhammad Redzuan Abd Rahim (Senior Manager Operational Excellence IFM), Ir. Ts. Mohamad Azmi M d Shahit (IFM Maintenance Planner), Ir. Ts. Marzuki Mustapha (Senior Zone Manager Selangor/Putrajaya), Ts. Ishak Zachariah (Senior Manager of Audit and Rehab Project), Ts. Shahrul Nizam Alias (Senior Zone Manager HQ), Mr. Mohd Sufian Abdul Wahid (Zone Manager Northern), Ir. Ts. Mohamad Abdul Rahman Muzmar (Zone Manager KL/N.Sembilan) and Ts. Noridzuan Idris (Zone Manager for Eastern Region) for the contributions & Assistance in developing this Property Maintenance Guidelines for the use of the TNB Division and TNB Subsidiaries. Lastly, sincere appreciation goes to all IFM staff across Malaysia who has participated in developing this guideline. Thank you. Ts. Ahmad Hafizul Zainan Lead (Integrated Facility Management) Property Services Department, TNB Global Business Solutions Division, Tenaga Nasional Berhad. PROPERTY MAINTENANCE GUIDELINE (PMG) for TNB ASSETS (NON CORE OPERATIONAL) Acknowledgement Alhamdulillah, IFM Team was successfully in developing this Property Maintenance Guideline (PMG). Special thanks to Integrated Facility Maintenance (IFM) Team especially to Muhammad Redzuan Abd Rahim (Senior Manager Operational Excellence IFM), Ir. Ts. Mohamad Azmi Md Shahit (IFM Maintenance Planner), Ir. Ts. Marzuki Mustapha (Senior Zone Manager Selangor/Putrajaya), Ts. Ishak Zachariah (Senior Manager of Audit and Rehab Project), Ts. Shahrul Nizam Alias (Senior Zone Manager HQ), Mr. Mohd Sufian Abdul Wahid (Zone Manager Northern), Ir. Ts. Mohamad Abdul Rahman Muzmar (Zone Manager KL/N.Sembilan) and Ts. Noridzuan Idris (Zone Manager for Eastern Region) for the contributions & Assistance in developing this Property Maintenance Guidelines for the use of the TNB Division and TNB Subsidiaries. Lastly, sincere appreciation goes to all IFM staff across Malaysia who has participated in developing this guideline. Thank you. Ts. Ahmad Hafizul Zainan Lead (Integrated Facility Management) Property Services Department, TNB Global Business Solution Division, Tenaga Nasional Berhad. Ts. Ahmad Hafizul Zainan Lead (Integrated Facility Management)
xi PROPERTY MAINTENANCE GUIDELINE (PMG) for TNB ASSETS (NON CORE OPERATIONAL) Foreword Property Services Department would like to express our deepest gratitude to the management of the TNB Global Business Solution (TGBS) Division, for giving us the opportunity to establish the Property Maintenance Guideline (PMG) for TNB. Special appreciation goes to all IFM staff across Malaysia who has participated in developing this guideline. Lastly, thanks to TGBS management who also contribute input in establish PMG. Thank you. Noorleza Abd Jalil Head (Property Services) TNB Global Business Solution Division, Tenaga Nasional Berhad. Pn. Noorleza Abd Jalil Head Property Services Department xi Foreword Pn. Noorleza Abd Jalil Head Property Services Department Property Services Department would like to express our deepest gratitude to the management of the TNB Global Business Solutions (TGBS) Division, for giving us the opportunity to establish the Property Maintenance Guideline (PMG) for TNB. Special appreciation goes to all IFM staff across Malaysia who has participated in developing this guideline. Lastly, thanks to TGBS management who has also contributed towards establishment of this PMG. Thank you. Noorleza Abd Jalil Head (Property Services) TNB Global Business Solutions Division, Tenaga Nasional Berhad.
xii PROPERTY MAINTENANCE GUIDELINE (PMG) for TNB ASSETS (NON CORE OPERATIONAL) TGBS were established in 2018 as a result of TNB’s transformation journey towards Reimagining TNB. Going forward, we are committed to deliver value-driven services that contribute to business outcomes. Significant shifts are needed to transform Property Services to be the preferred partner in delivering property services solutions with exceptional customers’ experience. As such, Property Services focus on providing added value to stakeholders as below: i. Provide value driven solutions that continuously enhance TNB’s asset values and optimize potentials, ii. Be the preferred partner in delivering property services solutions with exceptional customers’ experience, iii. Enhanced service performance at optimum costs, time and quality. iv. Win customer by providing prompt and actionable goal solutions all the time. v. Deliver excellent services by highly competent, agile and flexible workforce. In achieving TGBS Division aspiration to be the preferred partner in delivering property services solutions with exceptional customers’ experience, Property Services Department, PSD has taken a pro-active step by establishing a Property Maintenance Guideline,PMG to support the aspirations of the TGBS Division and PSD. Therefore, I would like to take this opportunity to congratulate the Integrated Facility Management, IFM Team from Property Services Department as well as TNB Staff representative from across Malaysia for their impressive effort in developing this useful guidelines for TNB. Thank you. Ahmad Hushairi Ibrahim Chief Global Business Solution Officer, Tenaga Nasional Berhad. En. Ahmad Hushairi Ibrahim Chief Global Business Solutions Officer Sekapur Sirih
xiii PROPERTY SERVICES DEPARTMENT, PROPERTY MAINTENANCE GUIDELINE (PMG) Service Provision Approved : - Dept. : IFM Section : - Date : 23/1/22 Edition : - Rev.: a Page : 1 of 12 1. PURPOSE 2. SCOPE 3. REFERENCE 4. DEFINITION/ABBREVIATION 5. RESPONSIBILITIES 6. MAINTENANCE REGIME 7. APPENDIX Edition Date Draft by Approve by Description of change 1 23/1/2022 Redzuan/Azmi Hafizul/Noorleza NA Change Record Note : (The message below is applicable for printing purpose only) If this document is printed, then it is considered to be “Uncontrolled Document” The Property Services Department may change any information in this document at any time if necessary. CONTENTS
xiv 1.0 PURPOSE The IFM-PSD will be responsible on facility management related works within the demand in TNB organization and TNB subsidiaries. This includes managing all non- core operational assets owned by TNB such as office buildings, warehouse, staff holiday resort, stores, yards, staff quarters and sports facilities. These guidelines are intended for the reference of division and department heads in planning budgetary, managing and regulating the maintenance of TNB asset (non core operation). 2.0 SCOPE TNB IFM-PSD carries out this facilities maintenance regime based on the risk matrix and asset hierarchy that has been set as the guiding principle. This Property Maintenance Guideline (PMG) was created with reference to the guiding principle. This Property Maintenance Guideline (PMG) covers Facilities Management Activities by covering three (3) keys focus areas regarding regulatory and safety compliance, building functionality, facility maintenance and ad-hoc services. Figure 1 : Property Maintenance Guideline (PMG) coverages. 1 2 3 Regulatory & Safety Compliance Building Functionality Facility Maintenance & Ad Hoc Services
xv The Property Maintenance Guideline covering three (3) key focus area, namely: Table 1 : PMG Focus Area Definition. Focus Area Definition Regulatory & Safety Compliance Scope of maintenance involved with regulatory and safety compliance such as Electricity Supply Act 1990, Fire Services Act 1988, Factories & Machinery Regulation, 1970, Water Services industry Act 2006, Environmental Quality Act 1974, Local Authority and regulatory and safety building related. Building Functionality Scope of maintenance involved with major equipment and critical asset such as HVAC systems, Electrical system such Static Genset and MSB, and space cleanliness to ensure the premises are comfortable to use. Facility Maintenance & Ad Hoc Services Scope of maintenance involved with non-critical assets and covering facility maintenance and ad hoc services not related to regulatory and safety compliance and major equipment. 3.0 REFERENCE \\korp-central01.hq.tnb.com.my\PSD - PSD Server online
xvi 4.0 DEFINITION TNB Tenaga Nasional Berhad PSD Property Services Department IFM Integrated Facility Management TNB NONCORE ASSET TNB non operating assets other than TNB core business operating assets OE Operational Excellence MP Maintenance Planner AMS Assistant Manager Subzone IOC Integrated Operation Center OEM Original Equipment Manufacturer PFM Partners in Facility Maintenance PPM Planned Preventive Maintenance CM Corrective Maintenance CMMS Computerized Maintenance Management System WO Work Order TECO Technically Completed PTW Permit-to-Work PR Purchase Requisition CWorks TNB IFM Business Partner BSO Business Support Office ZM Zone Manager LKS Laporan Kerja Selesai SLA Service Level Agreement PMG Property Maintenance Guideline DCO District Corporate Office FFS/PPB Fault Finder Structure KT Kedai Tenaga Tx Transformer MSB Main Switchboard DB Distribution Board MVAC Mechanical Ventilation Air Condition ACSU Air Condition Split Unit CB Circuit Breaker
xvii 5.0 RESPONSIBILITIES IFM -Property Services Department is responsible for changing the content in this PMG if necessary. 6.0 MAINTENANCE REGIME Maintenance activities are done on Plan Preventive Maintenance (Risk Based, Time Based and Condition Based) and corrective maintenance based on guiding principle that has been set. The maintenance regimes listed in table below will be used in the delivery of our strategic objectives. These various maintenance regimes are considered and captured in Property Maintenance Guideline. Planned Preventive Maintenance Plan preventive maintenance is done before a failure occurs and consists of maintenance types which are risk based maintenance, time based maintenance, condition based maintenance and abnormalities finding maintenance. The maintenance schedule is based on MTBF (Mean Time Before Failure) or manufacturer recommended schedule. The frequency of maintenance in this PMG may change according to the level of risk, subject to the location/ premises and needs/requirement of Asset Owner. Corrective Maintenance Known as reactive maintenance or remedial maintenance, in this maintenance approach, maintenance work / fixing only commence when failure has occurred. Maintenance performed while results from Equipment (including Operating Software) failure, and which is performed as required. This regime is cost-effective for noncritical assets such lighting bulb, switch socket outlet, tap pipe and etc. Corrective maintenance is best in situations where the failure does not affect the function or system of the building and only a parts needs to be repaired/replaced.
xviii Type of maintenance Preventive maintenance Corrective maintenance Risk based Normal Emergency Condition based Time based Abnormalities based
xix 7.0 APPENDICES Appendix 1: Property Maintenance Guideline This Property Maintenance Guideline (PMG) covers Facilities Management Activities including three (3) keys focus area regarding Regulatory and Safety Compliance, Building Functionality and Facility Maintenance/Ad Hoc Services. This guidelines can be used as a reference for building maintenance. Priority is given to focus area 1 and focus area 2. Focus area 3 were involved with non-critical asset/scope. By default, focus area 3 is ad-hoc and corrective maintenance regime. It is recommended to asset owners with have a sufficient budget to carry out building maintenance in focus area 3 according to customer requirements. The PMG can be use as guideline to all TNB Staff. Focus Area 1 Regulatory & Safety Compliance Focus Area 2 Building Functionality Focus Area 3 Facility Maintenance & Ad hoc Services • DOSH – PMA/CF Lift • BOMBA – Fire Cert/ MBK • Suruhanjayaa Tenaga – Static Genset & Elect. Installation • SPAN – Sewerage Treatment Plant • PBT / Local Authority – Safety • MVAC System • Cleaning Services • Landscaping, gardening • Mechanical • Electrical • Civil • Landscape • Housekeeping 1 2 3
& SAFETY COMPLIANCES Focus Area 1
Property Maintenance Guideline (PMG) 2 Focus Area 1 maintenance consists of the regulatory bodies that enforce the laws to operate any equipment/machinery that operates inside a building to ensure that it meets the requirements and maintenance schedule to ensure the safety of users and occupants inside the building. 1.0 DOSH – PMA Lift 1. Lift and escalator maintenance is governed by the Departmental of Safety and Health (DOSH). 2. DOSH is required permit to operate (PMA) to lift and escalators’ owners. 3. Legal requirements for lift maintenance is: a. At least once every month by a trained technician employed by a lift company registered with DOSH. b. Quarterly inspection by Lift Competent Person (CP). c. Annual inspection by a DOSH inspector and CP to renew PMA. FACTORIES AND MACHINERY (ELECTRIC PASSENGER AND GOODS LIFT REGULATIONS, 1970 APPROVAL OF INSTALLATION OF LIFT Pursuant to sub-section (1) of section 36 of the Act, relating to the purpose of obtaining approval for installation of a lift, the owner shall furnish the Chief Inspector with the following each of which shall be in duplicate: 1. the dimensions and particulars of the lift in the form shown in the First Schedule (refer act) to these regulations; and 2. drawings showing the following particulars and finished sizes: a. size and position of lift well; b. particulars of lift well enclosure; c. size, position, number and type of landing door; d. size and position of machine room relative to the lift well; e. provision of access to machine room; f. provision for ventilation and if possible, natural lighting of machine room; g. number of floors served by lift; h. height between floor levels; i. number of entrances; j. total headroom;
Focus Area 1: Regulatory & Safety Compliances 3 k. height of machine room; l. depth of lift pit. 3. the following lift manufacturer’s certificate: a. a certificate declaring that the lift has been designed and constructed in accordance with these regulations insofar as they are applicable; b. a certificate declaring that the designs of the safety gear and of the oil buffer have satisfactorily withstood type tests, including an overspeed test under full contract load; c. a certificate declaring that the insulation of the electrical parts of all controllers, landing door locking devices, terminal stopping device and car gate, lift car door switches and other operating and similar devices has been satisfactorily tested at an alternating current pressure equal to ten times the working voltage, with a maximum of two thousand volts, for not less than one minute when applied: i. between the live parts and the case or frame with all circuits completed; and ii. between main terminals or equivalent parts with all circuits open; and iii. between any live parts or independent circuits. d. a certificate stating the diameter, construction, quality and tensile breaking strength of the suspension ropes. DUTIES OF OWNER 1. The owner of every lift shall ensure that such lift is maintained. 2. For the purpose of complying with paragraph (1) of this regulation such owner shall enter into an agreement with an approved firm for the periodic examination and maintenance of such lift. For the purposes of this regulation, an approved firm means a firm which has satisfied the Chief Inspector that it employs persons suitably qualified and trained (hereinafter referred to as the competent person) and controls equipment and facilities to ensure a proper standard of lift examination, service and maintenance: Provided that such agreement shall not relieve the owner from the responsibility of maintaining the lift well enclosure where such enclosure forms an integral part of the building in which the lift is installed. 3. It shall be the duty of an owner to inform an Inspector of – a. the name and postal address of the approved firm; b. the date of commencement of such agreement; and c. the date of expiry of such agreement.
Property Maintenance Guideline (PMG) 4 4. Such agreement shall be for a period of not less than one year, and shall state the name of the competent person employed by the approved firm who is to make such periodic examination and be responsible for such maintenance. 5. Such person shall thoroughly examine the lift at least once in every three months and cause the lift to be serviced and adjusted once in every month. 6. A register in respect of every lift in the form shown in the Second Schedule to these regulations shall be kept on the premises in which the lift is installed wherein shall be recorded – a. details of every examination, servicing and adjustment referred to in paragraph (5) of this regulation; b. details of any repair to the lift considered necessary by the competent person and subsequently the date when such repair has been effected; c. details of the breakage of any suspension rope, the failure of any part of the lift machine, over-speeding of the car whether or not safety gear functioned and any other occurrence resulting in the lift being immobilised; and d. such other information as the Chief Inspector may from time to time direct. 7. Such entries as are referred to in paragraph (6) of this regulation shall be made by the competent person within one week after the event to which it relates. 8. Such register as is referred to in paragraph (6) of this regulation shall be produced for the Inspector’s examination at every regular inspection of the lift and as and when requested by the Inspector. 9. On receipt of advice from the approved firm that repairs to the lift are necessary the owner shall forthwith arrange to have such repairs effected, or if in doubt as to the necessity therefore refer the matter to an Inspector. For the purpose of this regulation, any recommended repair recorded in the register in accordance with sub-paragraph (b) of paragraph (6) of this regulation shall be deemed to constitute receipt of advice. 10.If after receipt of such advice as aforesaid the owner neither causes the repairs to be effected nor refers the matter to the Inspector within a period of one week the approved firm shall forthwith inform the Inspector of the facts of the case. 11.It shall be the duty of the owner of every lift to ensure that, in respect of such lift – a. the lift well and pit is maintained in a dry and clear condition, and no rubbish allowed to accumulate therein, nor any part used for storage;
Focus Area 1: Regulatory & Safety Compliances 5 b. no material not forming part of the lift equipment is placed on the top of the lift car; c. the lift is not operated at a load greater than the contract load as specified in the certificate of registration and the car plate fitted in accordance with paragraph (4) of regulation 7; d. in the case of any lift other than an automatic control lift, it is not operated unless in the charge of a car attendant who shall be not less than eighteen years of age; and e. no wire or current carrying device is substituted for the proper fuse or circuit-breaker in any lift control circuit. NOTICES 1. The owner of every lift shall cause the certificate of registration thereof to be posted in the lift car or adjacent to the bottom terminal landing. 2. The owner of a goods lift shall cause suitable notices to be posted in the lift car and at each landing prohibiting unauthorized persons from riding in or on the car. 3. The owner of every lift shall cause notices to be posted - a. at the ground floor landing showing the name and telephone number of the person to be contacted should any failure of the lift occur; and b. inside the lift car instructing passengers to sound the alarm bell should any failure of the lift occur. ATTENDANTS 1. Where it appears to an Inspector that any lift attendant is incompetent the Inspector may direct such person to cease to work, operate or be in charge of any lift without the authority in writing of the Inspector which authority may be revoked at any time at the discretion of the Inspector. PENALTIES 1. Any person who commits an offence against these regulations for which no corresponding penalty is provided by the Act shall be liable to a fine not exceeding RM1000.
Property Maintenance Guideline (PMG) 6 • These regulations be cited as the Occupational Safety and Health (Noise Exposure) Regulations 2019 and operated start on 1 June 2019. IDENTIFICATION OF EXCESSIVE ROLE 1. Every employer shall identify whether his employee may be exposed to excessive noise in the place of work in the manner as determined by the Director General. 2. The employer shall reidentify whether his employee may be exposed to excessive noise in the place of work under subregulation (1) a. if there is a change in the machinery, equipment, process, work, control measures or operation at the place of work which may expose his employee to excessive noise b. not more than one year after the date of the previous identification c. if directed to do so by the Chief Director. NOISE RISK ASSESSMENT 1. Where it appears to the employer, that any of his employees may be exposed to excessive noise, the employer shall appoint a noise risk assessor to carry out noise risk assessment. 2. The noise risk assessor appointed by the employer under subregulation a. be registered with the Director General in the manner as determined by the Chief Director. b. possess a valid certificate issued by the Chief Director to carry out noise risk assessment. 3. The noise risk assessor shall carry out the noise risk assessment referred to in subregulation (1) by using noise measuring equipment which comply with the standard determined by the International Electrotechnical Commission. 4. Upon completion of the noise risk assessment referred to in subregulation (1), the noise risk assessor shall prepare a report of findings and recommendations and submit the report to the employer within one month of the date of completion of the assessment. 5. Upon receipt of the report under subregulation (4), the employer shall notify the employee who is exposed to excessive noise the findings and recommendations made under subregulation (5) within fourteen days after receiving the report from the noise risk assessor. 2.0 DOSH – (Noise Exposure) Regulations 2019
Focus Area 1: Regulatory & Safety Compliances 7 6. Where the report prepared under subregulation (4) consists of recommendations for any action to be taken pursuant to these Regulations, the employer shall carry out such recommendations within thirty days after receiving the report from the noise risk assessor. 7. The employer shall cause the noise risk assessment referred to in subregulation (1) to be reviewed a. not more than five years from the date of the previous noise risk assessment b. if directed to do so by the Chief Director. INFORMATION, INSTRUCTION, TRAINING AND SUPERVISION 1. Where it appears to an employer that any of his employees is exposed to an excessive noise based on the report , the employer shall a. provide adequate information relating to the effects of noise exposure on the hearing of a person and the requirement to undergo an audiometric testing to such employees b. give training and instruction on the proper usage of a personal hearing protector to such employees c. supervise the implementation of noise exposure control at the place of work. 2. An employer shall provide training for the employee referred to in subregulation (1) at least once a year. NOISE EXPOSURE LIMIT 1. Every employer shall ensure that none of his employee is exposed to a. the daily noise exposure level exceeding 85dB(A) or daily personal noise dose exceeding hundred per cent. b. the maximum sound pressure level exceeding 115dB(A) at any time c. the peak sound pressure level exceeding 140dB(C) 2. Where it appears to an employer that any of his employees is exposed to an excessive noise exceeding the limit specified in subregulation (l) based on the report referred to in subregulation (3) The employer shall, before taking the measures under subregulation (2), make an assessment whether it is practicable to reduce such excessive noise by way of engineering control or administrative control. 3. If upon the completion of the assessment made under subregulation (3) the employer found that
Property Maintenance Guideline (PMG) 8 a. it is practicable to reduce such excessive noise by engineering control, the employer shall reduce the excessive noise by such engineering control ; b. it is not practicable to reduce such excessive noise by engineering control solely, the employer shall reduce the excessive noise by engineering control together with administrative control; c. it is not practicable to reduce such excessive noise by engineering control together with administrative control, the employer shall reduce the excessive noise by administrative control solely; d. it is not practicable to reduce such excessive noise by administrative control, the employer shall take other effective measures, which shall include personal hearing protector, to reduce such excessive noise. 4. The employer shall make a report on the assessment, and shall, upon request in writing from the Chief Director, give the Chief Director a copy of that report within thirty days after the request is received. 5. Where the employer reduces such excessive noise by engineering control specified in paragraphs (4)(a) and (b), the employer shall ensure that such engineering control is maintained in an efficient state and good working order. PERSONAL HEARING PROTECTOR 1. Where an employer provides a personal hearing protector to an employee to reduce excessive noise, the employer shall ensure that the personal hearing protector a. is suitable and efficient; b. is properly inspected, maintained and made available at all time; c. will reasonably attenuate the employee’s personal noise exposure below the limit specified in paragraph 6(l)(a), (b) or (c) when the personal hearing protector is worn properly; and d. is approved by the Director General. HEARING PROTECTION ZONE 1. An employer shall ensure that any area at the place of work where a person is exposed to excessive noise exceeding the limit. a. is marked with the words “HEARING PROTECTION ZONE” or in such other manner as determined by the Chief Director b. so far as practicable, is demarcated and identified by an appropriate warning sign.
Focus Area 1: Regulatory & Safety Compliances 9 3. An employer shall a. provide a personal hearing protector in any hearing protection zone b. ensure that any employee or other person uses the personal hearing protector provided under paragraph (a) while in the hearing protection zone. AUDIOMETRIC TESTING 1. Where a noise risk assessment report shows that any employee is exposed to excessive noise exceeding the limit, the employer shall cause an audiometric testing to be carried out at no cost to the employee on such employee annually. 2. If the report of the audiometric testing shows that any employee has an occupational noise-induced hearing loss, hearing impairment or permanent standard threshold shift, the employer shall a. notify the Director of the nearest office of the Department of Occupational Safety and Health within seven days after receiving the report under subregulation (7); b. provide a personal hearing protector to such employee if no personal hearing protector was provided to such employee previously; and c. train such employee on the usage of the personal hearing protector RECORD 1. An employer shall keep and maintain a record which contains the following a. the report of the noise risk assessment referred to in subregulation 4(4) for a period of not less than thirty years b. the report of the audiometric testing of his employee referred to in subregulation 9(7) for so long as the employee is employed by him and for a period of five years after such employee ceases to be his employee. 2. Where an employer ceases to carry on business and other person takes over such business, the employer shall hand over all records referred to in paragraphs (1)(a) and (b) to that other person who takes over such business, and that other person shall keep and maintain such records for a period specified in paragraphs (l)(a) and (b) respectively. 3. At the expiration of the period referred to in paragraphs (l)(a) and (b), the employer shall give the Chief Director at least three months notice in writing of his intention to dispose of such records, and the employer shall transmit the records to the Chief Director, if so requested.
Property Maintenance Guideline (PMG) 10 PENALTIES 1. Any employer commits an offence against these regulations for which no corresponding penalty is provided by the Act shall be liable to a fine not exceeding RM10,000 or to imprisonment for a term not exceeding one year or to both.
Focus Area 1: Regulatory & Safety Compliances 11 3.0 BOMBA – Fire Certificate 1. Fire Services Act 1988 – certain buildings with a high risk of catching fire must get a Fire Certificate (FC) issued by BOMBA to ensure the facilities are safe to be occupied. 2. Buildings that required a Fire Certificate? a. Library b. Hospital & Nursing home c. Hotel d. Hostel & Dormitory e. Office f. Shop g. Factory h. Place of Assembly i. Storage & general 3. Exempted Buildings from obtaining Fire Certificate? a. According to Fire Services Act 1988, a house occupied as a single private dwelling and place of worship is exempted from obtaining a Fire Certificate. 4. Required Buildings does not obtain a Fire Certificate? a. According to Fire Services Act 1988, if a designated building does not obtain a Fire Certificate, the owner of the building will be liable to a fine not exceeding RM10,000 or imprisonment for not exceeding 5 years or both and liable to a further fine of RM100 or each day during which the offence is continued after the conviction. 5. Renewal of Fire Certificate a. According to the Fire Services (Fire Certificate) Regulations 2001, the certificate is valid for 1 year from the date issued. The certificate renewal must be made annually. The applicant should apply the renewal of FC 30 days before the expiry date. All renewals are subjected to BOMBA inspection. 6. Menghapuskan Bahaya Kebakaran (MBK) a. Notice of MBK according to section III, Fire Services Act 1988 i. Can be send to occupants or the owners of the premises due to action and ignorance of presence of MBK.
Property Maintenance Guideline (PMG) 12 ii. Ignorance of the notice can be fined not more than RM5000 or prison not more than 3 years or both. For the repeated rules violation, will be fine RM100 for each day. b. Closure order i. If the notice of MBK have been send , but been ignored or the fire hazard can be repeated. Chief director have power to close the premise due to material used that can cause continuous fire or danger to life or property. ii. Ignorance of the notice can be fined not more than RM5000 or prison not more than 3 years or both. For the repeated rules violation, will be fine RM100 for each day. c. Disposal of property i. Chief director have power to eliminate or prevent the fire hazard by taking any measures needed such as transfer the property can cause fire. ii. If the property unclaimed, the chief director have rights to sell or dispose the property by apply to the court. d. Power of Fire and Rescue Department officer during fire i. Remove any person who in dangered where the presence or act interferes with the work of the Fire and Rescue Department. ii. Enter, break into or demolish any premises, place, or thing for the purpose of extinguishing fire or protecting such premises, place, or thing from fire, or for rescuing people or things. iii. Close any road close to the place of fire and move, forcibly if necessary, any vehicle or object obstructing the work of the Fire and Rescue Department. iv. Use any suitable water supply for the MBK (no fee shall be charged by any person or water authority to the Fire and Rescue Department for the use of water). e. Loss of thing or property due to fire i. Any damage or loss incurred as a result of any action taken or thing done by a Fire Officer in performing his duties during a fire, to extinguish the fire or to prevent it from spreading, shall, however notwithstanding the terms of any contract of insurance against fire or the provisions of any law, shall be deemed to be loss due to fire.
Focus Area 1: Regulatory & Safety Compliances 13 4.0 Suruhanjaya Tenaga – Static Genset 1. According to Electricity Supply Act 1990, Section 37(8), any person who, in contravention of section 9, uses, works or operates or permits to be used, worked or operated any installation shall be guilty of an offence and shall, on conviction, be liable to a fine not exceeding RM25,000 and to a further fine not exceeding RM1,000 for every day or part of a day during which the offence continues after conviction. 2. Any person who, in contravention of section 9, supplies electricity from an installation to or for the use of any person shall be guilty of an offence and shall, on conviction, be liable to a fine not exceeding RM1,000 and to a further fine not exceeding RM1,000 for every day or part of a day during which the offence continues after conviction. PAYMENT FEE: 1. Installation capacity and fees apply INSTALLATION CAPACITY ANNUAL FEES 1 yr 2 yrs 3 yrs 4 yrs 5 yrs For every installation that is 10kW or less RM30 RM60 RM90 RM120 RM150 For every installation exceeding 10kW - 50kW RM165 RM330 RM495 RM660 RM825 For every installation exceeding 50kW - 100kW RM550 RM1,100 RM1,650 RM2,200 RM2,750 For every installation exceeding 100kW - 300kW RM1,100 RM2,200 RM3,300 RM4,400 RM5,500 For every installation exceeding 300 - 600kW RM1,650 RM3,300 RM4,950 RM6,600 RM8,250 For every installation exceeding 600kW - 5000kW RM2,200 RM4,400 RM6,600 RM8,800 RM11,000 For every installation exceeding 5000kW ** RM3,000 RM6,000 RM9,000 RM12,000 RM15,000
Property Maintenance Guideline (PMG) 14 * means the maximum level of electrical power of an installation that can be used, worked or operated in a period without causing damage to any part of the installation. However, for a transmission system or a distribution system, the capacity of the installation is at the maximum level of electrical power, which the system is expected or required to supply in a given period, whichever is higher. ** For installations where the capacity exceeds 5000kW, the application is not through ECOS Online. Please contact the Office of the Energy Commission for more information. *** (i) standby generators installed for the purpose of supplying energy if the supply from the licensee is cut off; and/or (ii) which receives energy from the licensee at a voltage of 11,000 volts or more. FEES PAID TO COMPETENT PERSON COMPETENT PERSON REGISTRATION FEES 1 yr 2 yrs 3 yrs 4 yrs 5 yrs Electrical Service Engineer RM300 RM600 RM900 RM1,200 RM1,500 Competent Electrical Engineer RM200 RM400 RM600 RM800 RM1,000 Electrical Supervisor RM150 RM300 RM450 RM600 RM750 Chargeman (voltan kendalian melebihi 1kV sehingga 33kV) RM110 RM220 RM330 RM440 RM550 Chargeman (voltan kendalian sehingga 1kV) RM60 RM120 RM180 RM240 RM300 Wireman ( Fasa 1 ) RM30 RM60 RM90 RM120 RM150 Wireman ( Fasa 3 ) RM40 RM80 RM120 RM160 RM200 GENSET INSPECTION 1. Competent persons who can make installation visits for regular inspections are: a. For installations operated at low voltage:- i. Electrical Service Engineer (JPE) ii. Competent Electrical Engineer (JEK); or iii. Electrical Supervisor (PE)
Focus Area 1: Regulatory & Safety Compliances 15 b. For installations operated at high voltage: i. Electrical Service Engineer (JPE); or ii. Competent Electrical Engineer (JEK) INSTALLATION CAPACITY VISITS PER MONTH More than 600Volts or above 100A 1 More than 600Volts but not exceeding 11,000Volts 2 More than 11,000Volts but not exceeding 132,000Volts 4 More than 132,000Volts Resident Competent Electrical Engineer REVOCATION OF GENSET REGISTRATION CERTIFICATE 1. The Energy Commission may revoke the Certificate of Registration of genset issued to the owner or management of the installation if: a. the genset is no longer required to be used; b. the genset was found to be unsafe to use; c. the person to whom the Certificate is issued uses it for a purpose different from the purpose for which the Certificate was issued; or d. the person has contravened or failed to comply with any provision of the Act or these Regulations. e. The owner or manager of the installation can check the revocation status of the installation registration certificate on the ECOS system. OPERATION OF ELECTRICAL GENSET 1. The owner or management of an installation at a rating of 100A and above shall appoint a competent person to work, operate or control any work on their installation. The number and restrictions of the scope of work of competent persons to be appointed shall be recommended by any competent person as follows:- a. For installations operated at a voltage not exceeding 600 V: i. Electrical Service Engineer; or ii. Competent Electrical Engineer; or
Property Maintenance Guideline (PMG) 16 iii. Electrical Supervisor; or iv. Resident Competent Electrical Engineer. b. For installations operated at voltages exceeding 600V but not exceeding 132kV: i. Electrical Service Engineer; or ii. Competent Electrical Engineer; or iii. Resident Service Engineer. c. For installations operated at voltages exceeding 132 kV, a resident Competent Electrical Engineer. d. A person holding a Certificate of Competence issued by the Energy Commission (ST) shall register with the Commission as required by Regulation 63 (1) of the Electricity Regulations 1994. e. The Certificate of Competency registration fee is valid for a period of not less than 1 year and not more than 5 years with payment of fees as prescribed. f. Chargeman Category: NO CATEGORY CERTIFIED CLASSIFICATION LOW VOLTAGE SYSTEM (BELOW 1000V) 1 AO PJ1 Low Voltage System (Without Aerial Line and Power Station) 2 A1 PJ2 Low voltage system (without power station) 3 A4-2 PJ32 Low voltage system (without ariel signal and synchronising generators) 4 A4-1 PJ3 Low voltage system (without synchronising generators) 5 A4 PJ4 Low Voltage System VOLTAGE EXCEEDING LOW VOLTAGE (11kV or 33kV) 6 B-2 PJ52 High Voltage System (Without High Voltage Aerial Line and High Voltage Power Station; and Without Low Voltage Aerial Line and Low Voltage Synchronizing of Generators) 7 BO-1 PJ5 High Voltage System (Without High Voltage Aerial Line and High Voltage Power Station; and Without Low Voltage Synchronizing of Generators)
Focus Area 1: Regulatory & Safety Compliances 17 8 BO PJ6 High Voltage System (Without High Voltage Aerial Line and High Voltage Power Station) 9 B1 PJ7 High Voltage System (Without High Voltage Power Station) 10 B4 PJ8 High Voltage System MAINTENANCE OF INSTALLATIONS • According to Electricity Supply Act 1990 [Act 447] Regulations 110. Inspection and test for the purpose of maintenance of installation, etc. 1. An installation shall be maintained in good and working order and safety precautions shall be observed at all times to prevent danger. 2. The responsibility to maintain the installation in the manner required in subregulation (1) shall be with the owner, management, licensee or occupier of the installation, his servant or agent, as the case may be. 3. An installation, other than a domestic installation, shall be checked and tested by a competent person at least once in every five years, or at any time as directed by the Commission. 4. Any protective relay and device of an installation shall be checked, tested and calibrated by a competent person at least once in every two years, or at any time as directed by the Commission. 5. The Commission may inspect an installation or the premises where an installation is located if the Commission thinks it is desirable to do so in the interest of the public or for public safety and if a notice in writing is given to the owner, management or licensee of an installation or any premises, the owner, management or licensee of the installation or premises, as the case may be, shall cause the person in charge of the installation or premises to attend and give such assistance as may be ordered by the Commission in the notice. Regulation 111. Competent person to undertake maintenance work. 1. No person, except a competent person or a person acting under the control of a competent person, shall undertake to carry out any repair, replacement, servicing or cleaning of any equipment which forms part of an installation.
Property Maintenance Guideline (PMG) 18 Regulation 112. Adequate safety precautions to be taken during work. 1. A competent person shall take adequate precautions to prevent any installation or equipment from being accidentally or inadvertently made alive when persons are working. 2. Any person engaged in work in connection with any installation or equipment shall be adequately protected from danger, and the responsibility for such protection shall be on the licensee or supply authority, owner, management or occupier of the installation, his servant or agent, as the case may be 3. Where any person is engaged in work on a circuit controlled by a switch not under his immediate supervision, the switch shall be locked in “OFF” position until the work is finished and— a. in the case of aerial line work, a notice shall be hung on the switch and earthing sticks to provide earthing shall be fixed at a visible distance from the workmen; and b. in the case of underground cabling work, a suitable notice shall be hung on the switch, to warn any person that there are persons at work on the circuit and that the switch shall not be closed. 4. If the circuit is operated at high voltage or extra high voltage, the switch in Subregulation (3) shall be locked in the “OFF” position by the competent person. 5. No competent person or person under the control of a competent person shall reclose any switch until he is certain that all persons are clear of the circuit concerned and have been warned that the circuit is to be made alive. 6. No person shall defeat, remove or damage a safety device fitted in connection with or for use with any installation or equipment. 7. Notwithstanding subregulations (1), (3), (4) and (5), where the competent person is satisfied that live work on any installation, equipment or circuit, as the case may be, is safe, it shall not be unlawful for any person to engage in such work. Regulation 113. Competent person to issue written instruction 1. No work or operation under the control of a competent person shall be commenced until a written instruction has been issued by the competent person MS IEC-62305 PROTECTION AGAINST LIGHTNING • According to Electricity Supply Act 1990 [Act 447]
Focus Area 1: Regulatory & Safety Compliances 19 1. The Implementation of this order a. Should be applied to competent person, electrical service contractor, electrical contractor, consultant and building management in design, installation, supervision, testing, operation and installation maintenance of lightning protection system. 2. Purpose of this order from section 47, Electricity Supply Act 1990 [Act 447] a. To enforce compliance to all design methods, installation, supervision, testing, operation and installation maintenance of lightning protection system according to Malaysian Standard MS IEC 62305 Protection Against Lightning toward the industry and public. b. This standard covers section of i. MS IEC 62305-1:2007 - General principles ii. MS IEC 62305-2:2007 - Risk Management iii. MS IEC 62305-3:2007 - Physical damage to structures and life hazard iv. MS IEC 62305-4:2007 - Electrical and electronic systems within structures 3. Enforcement This order implement to a. Building in planning process and new develop building from the date of order registered. b. Building in the process of development from 1 January 2021. c. Existing buildings which implement and start from : i. 1 January 2021 for building such as hospital, institusi pengajian tinggi (IPT), business building, industrial building, condominium and aparment residential buildings and airports. ii. 1 January 2022 for flat residential buildings, schools and government buildings. iii. 1 January 2023 for residential buildings on land. 4. Penalty a. Any person who commits an offence against these regulations for which no corresponding penalty is provided by the Act shall be liable to a fine not exceeding RM200,000 and imprisoned not more than 2 years or both.
Property Maintenance Guideline (PMG) 20 5.0 Pihak Berkuasa Tempatan (PBT) 1. Pihak Berkuasa Tempatan (PBT) is the governing body that organize, plan and implement local development control in line with the designated planning. Laws and guidelines have been established to ensure a balance of development so as not to contradict with the Government policy. 2. Mandatory requirements for scheduled inspections above buildings with a height exceeding 5 storeys are provided under the Street, Drainage and Building Act, (Amendment) 1994, (Act A903). 3. The parties involved in this inspection process are: a. Responsible for ensuring inspections are carried out in accordance with the requirements of the prescribed in the Ordinance; b. The owner of the building who is responsible for the appointment of an Engineers to carry out inspections; and c. Appointed engineers inspect the building. 4. Owners in relation to buildings with a height exceeding 5 levels include: a. The Management Corporation is established under the Strata Titles Act 1985, (Act 318) which has control over the building; or b. A person who receives any rental payment for a purpose maintain the common property of the subdivided building. 5. Engineer means a person registered as an Engineer under the Act Professional Engineers 1967, (Act 138). BUILDINGS TO BE INSPECTED: 1. The requirement of this scheduled inspection is based on the provisions of section 85A, Street, Drainage and Building Act, (Amendment) 1994, (Act A903). This section will apply to buildings over 5 storeys and any floor of the building on or below the floor level will be considered as something level. 2. A building that is physically connected to other buildings: a. Although connected, shall be considered a building separate if it is built with the ability to stand upright and used independently of other buildings or which requires minor modifications to make capable; and b. Shall be considered a separate building if it is only connected to other buildings at or below ground level or by using a bridge that has a structure similar. It is therefore permissible to have two
Focus Area 1: Regulatory & Safety Compliances 21 separate buildings if Certificate of Eligibility to Occupy was issued at that time different. PERIOD OF INSPECTION: 1. The Local Authority may, by notice in writing communicated to the owner of a building requiring the building checked: a. After the tenth year commencing from the date of the Certificate of Eligibility Occupy the first with respect to the building issued; and b. Thereafter at intervals of not more than 10 years from the date of completion of the last inspection onwards the building in question. 2. Owners can and should, carry out inspections at a later period less than prescribed if the condition of the building indicates the need for such an inspection. The owner must inform the Local Authority of this intention so that the inspection report can be considered for acceptance under section 85A of Act 133 if the inspection is carried out in the manner prescribed in the Ordinance. NOTICE TO OWNER TO CARRY OUT INSPECTION: 1. Notice to the owner of the building to be inspected. 2. In cases where the management corporation has not been established and the building units are owned separately by the private owners then the Local Authority will send a notice separate to the individual owners. Because of this act requires all buildings to be inspected as a whole and instead of in parts, owners are advised discuss with each other to appoint an Engineer for conduct inspections on the entire building and submit a joint report to the Local Authority. 3. In cases where strata title has not been issued, the Authority Locals will send a notice to the developer of the building concerned 4. Each owner of a building to which this section applies shall, on receipt of a notice under section 85A (3) (a) (b), allows the building to be inspected within a specified time at in the notice in question. 5. If the notice under section 85A (3) (a) (b) of this Act is not complied with, the Local Authorities can take action: a. In accordance with section 121 (1) of Act 133 Failure to comply with the notice. Penalty general, may on conviction be fined not more than ten thousand ringgit or, if any work is required to be done, a fine not exceeding one thousand dollars a day.
Property Maintenance Guideline (PMG) 22 b. Inspect the building or cause the building to be inspected by an Engineer for the purpose of inspecting the building; and c. Claim all expenses reasonably incurred by the Local Authority in exercising its powers under section 84A (5) of the same Act, from the owner of the building. APPOINTMENT OF ENGINEER: 1. The owner of a building and its surrounding on whom a notice is service shall: a. within 60 days of the date of the notice, or such period as the local authority may specify, appoint an engineer to inspect the building; and b. notify the local authority of such appointment within 14 days thereof. This notification shall be accompanied by a confirmation signed by the engineer of his appointment to inspect the building. 2. If the owner is unable to appoint an engineer within the time specified in the notice, the owner shall notify the local authority in writing seeking approval for a reasonable extension, stating the reasons. 3. If the owner has not appointed any engineer after the extension period the authority shall appoint any engineer for the said purpose and recover the cost for the inspection from the owner. INDEPENDENCE OF ENGINEER: 1. An engineer shall not be appointed by the local authority or owner of a building for the purpose of carrying out an inspection of a building under Section 27B if the engineer has any professional or financial interest in the building. 2. An engineer shall be regarded as having a professional or financial interest in any building if: a. he has been responsible for the design or construction of the building or any part thereof; b. he or any nominee of his is a member, officer or employee of a company or body which has a professional or financial interest in the building or any part thereof; c. he is a partner or is in the employment of a person who has a professional or financial interest in the building or any part thereof; d. he holds any interest in the building or any part thereof; e. a person shall be treated as having a professional interest in the
Focus Area 1: Regulatory & Safety Compliances 23 building even if he has interest only as trustee for the benefit of some other person; and f. in the case of married people living together, the interest of one spouse shall, if known to the other be deemed to be also an interest of the other. DUTIES OF AN ENGINEER 1. An engineer appointed to carry out an inspection of a building shall: a. a carry out the inspection in a manner prescribed under the Guidelines herein; b. on completion of the inspection, prepare and sign a report of the result of the inspection; and c. serve a copy of the report on the local authority within such period as the local authority may specify in the notice. 2. It is to be noted that the engineer who is appointed by the building owner is fully responsible for the inspection. He shall, with reasonable diligence, take an active and personal interest in the inspection of the building. A situation where he totally delegates the inspection work to an another person or his assistants on site is not acceptable. 3. The engineer who is appointed by the owner of a building or the local authority to carry out an inspection of a building shall be entitled at all reasonable times to full and free access to the building and any part thereof he is required to inspect according to section 27B of the Ordinance. Any person, who at any time hinders, obstructs or delays the engineer in the performance and execution of his duty or of anything which he is respectively required to do shall be guilty of an offence. MANNER OF INSPECTION OF BUILDING UNDER THE ORDINANCE 1. The inspection of a building may consist of one or both of the followings: a. Visual inspection b. Full structural investigation 2. On receipt of the notice from the local authority, the building owner is required to appoint an engineer to carry out the visual inspection as the first stage. The necessity of the full structural investigation will depend on the type, extend and seriousness of the defects, deformation and deterioration in the structure found by the engineer in the visual inspection.
Property Maintenance Guideline (PMG) 24 3. An engineer carrying on an inspection under this section shall inspect the building in the manner prescribed in section 27B of the Ordinance which shall take into consideration the following: a. A visual inspection of the building, including a visual survey of the condition of the building, its structural elements and any addition or alteration to the building and its structural elements; b. A visual inspection of the surrounding areas including the slopes and drainage system and any alteration to the slope retaining structures; c. the preparation and submission to the local authority of a report of the result of the visual inspection under paragraph (a); d. if, having regard to the results of the visual inspection under paragraph (a), the engineer reasonably suspects or is of the opinion that there are defects, deformations or deterioration in the building and its structural elements that will or are likely to endanger or reduce the structural stability or integrity of any part of the building, he shall request for permission from the Chief Inspector of Buildings, through the local authority to carry out a full structural investigation, including investigation in respects of its structural elements; e. if the Chief Inspector of Buildings after considering the requests of the engineer, authorize the engineer to carry out a full structural investigation which shall include the following: i. taking all reasonable steps in obtaining information relating to the design, construction, maintenance and history of the building; ii. with reasonable diligence checking the structural plans of the building and the calculation therein or if the plans are not available reconstruct such structural plans where the local authority so requires, with a view to determining any inadequacy in the structural elements of the building; iii. carrying out or causing to be carried out tests on the structural elements of the building with reasonable care so as not to damage any part thereof; iv. carrying out or causing to be carried out tests on the material used in the construction of the buildings; and; v. carrying out or causing to be carried out tests on such part of the building as the engineer considered necessary; f. the engineer shall then prepare and submit to the local authority a report of the results of the full structural investigation carried out under paragraph (d) together with his recommendations.
Focus Area 1: Regulatory & Safety Compliances 25 REPORT OF THE RESULTS OF AN INSPECTION 1. A report of the results of an inspection of a building shall comprise: a. detailed description of the visual inspection and any full structural investigation of the building conducted by the engineer; b. analysis of observations and tests conducted in the course of any full structural investigation of the building; and c. recommendations by the engineer as to such remedial works as are necessary to ensure the structural stability or integrity of the building. 2. The local authority may, if it is satisfied after evaluating the inspection report submitted under subsection 5(b) of the full structural investigation report and recommendations of the engineer submitted under subsection 5(e), as the case may be: a. accept it in full; b. reject it; c. accept part of it; or d. obtain a second opinion on it with the concurrence of the Chief Inspector of Buildings 3. The local authority shall thereafter: a. issue an order to the owner of the building to take the appropriate measures to rectify or remedy any defect, deformation or deterioration as recommended by the engineer within such period as the local authority may specify; or b. issue an order to the owner of the building for closure and demolition of the building IMPLEMENTATION OF REPAIR WORK 1. Major repair and strengthening work, where necessary, shall be treated as building works. Examples includes replacement of corroded reinforcement bars, reconstruction of main water tank and underpinning works are considered as major works. As such all relevant application for approval of plans, permit to carry out building works and supervision of building works shall apply. 2. Minor repairs can be treated as routine maintenance and will not require plan submission or permit application.
Property Maintenance Guideline (PMG) 26 6.0 Suruhanjaya Perkhidmatan Air Negara (SPAN) 1. A technical and economic regulatory body for the water supply and sewerage services in Peninsular Malaysia and Federal Territories of Putrajaya and Labuan. The Commission regulates all entities in the water supply and sewerage services industry including public and private water supply and sewerage services operators, water supply and sewerage contractors, permit holders and suppliers of water and sewerage products. 2. SPAN regulates the water services industry in accordance to the Water Services Industry Act 2006 (Act 655) which was enforced on 1st January 2008. 3. SPAN’s role: a. Plumbers b. Manufacturers/Suppliers c. Sewerage services contractor d. Public sewerage operator e. Private sewerage operator f. Public water supply operator g. Private water supply operator h. Water services operator CLASS LICENSE GUIDELINES 1. Section 20, Water Services Industry Act 2006 (Act 655) provides that no person may own or operating a private water supply system or systems private sewerage or any part of the system, unless he holds a class license. 2. In accordance with section 25 (1), Act 655, owners and operators private water supply system or private sewerage system are required to submit a class license application. 3. 2 types of class licences: a. Facilities – system owner needs to apply for the facilities license. b. Services – system operator needs to apply for services license. * if the applicant is the owner and the operator only one class license application includes a facility license and services need to be submitted. 4. Class licenses must be applied for each water supply system private or private sewerage system for each location.
Focus Area 1: Regulatory & Safety Compliances 27 5. An individual licensee is a person who owns or/and operating a public water supply system or the public sewerage system is not required to apply for a class license for the activity specified which are in the area distribution of water supply or its sewerage service area, if the terms of the individual license allow the individual licensee carry out any such activity. 6. Orders 2 and 3 under the Water Services Industry Order (Licensing) (Exemption) 2007 provides that the Governments are exempt from the will to hold a class license. However, the Federal Government and Goverment States are required to comply duties and obligations under Act 655 as if it were class licensee. 7. However, if Federal Government and Goverment States appoints the third party (contractor) to handle the system, therefore, the contractor are required to apply the service class license. 8. All class license applicants are required to complete a declaration of integrity as a confirmation that the applicant has complied with all the requirements of SPAN’s Integrity and Anti -Corruption Policy. 9. Under section 20 (4), Act 655, failure to hold a license class is an offence and may, on conviction, fined not exceeding two hundred thousand ringgit (RM200,000.00) or imprisoned for a term not exceeding two (2) years or both. ELIGIBILITY 1. Eligibility to apply for a class license is as follows: a. companies incorporated in Malaysia; b. individuals who are citizens or permanent residents; c. statutory body established under the law Malaysia; or d. any other person or class of persons as decided by the Minister from time to time. PAYMENT OF CLASS LICENSE REGISTRATION FEE 1. The fees to be paid in connection with the class license are as follows: TYPES OF FEE FEES (RM) Registration fees 500 Application for a copy of the valid class license registration notice 50
Property Maintenance Guideline (PMG) 28 Application for a copy of the certified valid class license 50 Fee for exchange of information in registration of class license 50 Fee to make a copy, or take a quote of list 50 ENVIRONMENTAL QUALITY ACT 1974 - ENVIRONMENTAL QUALITY (SEWAGE) REGULATIONS 2009 PROPER OPERATION OF INDUSTRIAL EFFLUENT TREATMENT SYSTEM 1. An owner of occupier of a premises shall operate and maintain industrial effluent treatment system in accordance with sound engineering practice for the treatment of the industrial effluent or mixed effluent and ensure that all components of the industrial effluent treatment system are in good working condition. 2. In this regulation, “sound engineering practice” means the manner by which effluent treatment system is operated where the operational characteristics are maintained within the normal range of values commonly used for the treatment effluent or mixed effluent. COMPETENT PERSON 1. The operation of an industrial effluent treatment system shall be supervised by a competent person. 2. A competent person shall be any person who has been certified by the Director General that he is duly qualified to supervise the operation of an industrial effluent treatment system. 3. An owner or occupier of a premises shall ensure that a competent person is on duty at any time the industrial effluent treatment system is in operation.. DISPLAY OF LICENSE 1. The holder of a license shall display his license, together with every document forming part of the license, in a conspicuous place in the principal building of the premises.