Full 46.1 - Royal Institution of Surveyors Malaysia

Vol.46 No.1 2011
Heritage &
Conservation
Issues in Malaysia
Interview With
P.P. Sr Dr. Khoo
Boo Khean
(Past President,
Session 1981-1982)
Managing Stress
Stress And
Resilience

ISM’S 50 TH YEAR CELEBRATIONS
CALENDAR OF EVENTS FOR 2011
DATE ACTIVITIES/EVENTS LOCATION/VENUE
27 January Visit to Persatuan Bagi Kebajikan Anak-Anak Kuching
Terencat Akal) – Charity Project
17 February Launching Of Commemorative Book Crowne Plaza Mutiara Hotel,
KL
18 February Zero KM Project – Identifying The Starting Kota Kinabalu
Point Of A Distance
19 February One Malaysia Gathering/Open House ISM Johor’s new Bldg in UTM
19-20 February Career Guidance (Exhibition in International Kuching
Education Fair with other professional bodies)
26-28 February GLS Division Junior Organisation for Geomatic Akedemi Pembangunan Belia
and Geoinformatic Students (JOGGS) Sub- Malaysia (APBM) Pasir
Committee with the theme ”Geomatics Panjang, Port Dickson
Capability Enhancement Projet
28 February GLS Division - Charity visit to Rumah Seri Seremban, NS
Kenangan, Seremban
20 March Family Walk/Gotong Royong Bukit Gasing, PJ
22-23 March 4 th ISM Sabah Surveyors Congress Promenade Hotel, KK
25 March ISM Northern Branch’s Surveyors’ Congress Penang
26 March a. Sarawak Branch’s AGM
b. Northern Branch’s AGM
Kuching
Penang
March/April ISM-ICI Library Project PJ/KL
2 April a. Sports Carnival
b. Surveyors Career Day
c. Official Opening of ISM Building
Inspen
UTM, Skudai
Block M40, UTM, Skudai
16 April ISM Open Day Kuching
23 April Amazing Property Hunt Penang
23-24 April Futsal Tournament Ampang Sports Planet
30 April Treasure Hunt Kota Bharu
23-25 May Seminar on “The Wealth Of Iskandar Persada Johor International
Malaysia”
Convention Centre, JB
May ISM’s 50 th Family Day Taman Desa Water Theme
Park, KL
7 May ISM Sarawak Anniversary Dinner Kuching
20 May Northern Branch’s Annual Dinner Penang
11 June Golf Tournament Selangor/KL
22-24 June 11 th SEASC & 13 th ISC PWTC, KL
25 June
50 th AGM PWTC, KL
June/July BS International Congress Penang
June/July Historical Site Treasure Hunt & Family Day Penang
July ISM Johor Branch’s Annual Dinner Persada Johor International
Convention Centre, JB
8 July 50 th Anniversary Dinner
Hotel Istana, KL
July-September Tg Dato Project:
Kuching
Railing for Lookout Point
Marking of Sea Coast Boundaries
August ISM Charity Golf Kuching
19-20 September QSIC Penang
October
Community Projects:
Penang
CPR Training
Blood Donation
Heritage Mark The Trail
October/November 22 nd NREC PJ/KL

The Malaysian Surveyor is a quarterly
publication which touches upon the
development of the surveying profession,
innovations in the surveying technology and
surveyors’ contribution towards market and
building industry.
The Institute as a body does not hold itself
responsible for statements made or opinions
expressed in the articles and advertisements
printed in this publication, or for the strict
accuracy of references to law cases, which
are intended only as a gloss on authorised
reports. Rights of translation and
reproduction reserved.
President
Sr Elvin Fernandez, FISM
Hon. Secretary General
Sr Francis Loh Soong Park, FISM
Editorial Board
Editor
Assoc. Prof. Sr Dr. Ting Kien Hwa, FISM
Sub Editor
Sr A. Mahadevan
Members
Assoc. Prof. Sr Dr. Azman b. Mohd Suldi, MISM
Sr Mazlan b. Mohd Tahir, MISM
Sr Dr. Hj. Md Said @ Mohd Zaid b. Abdullah, FISM
Prof. Sr Dr. Shattri b. Mansor, FISM
Prof. Sr Dr. Hj. Wan Muhd Aminuddin b. Wan Hussin, FISM
Sr Mokhtar Azizi b. Mohd Din, MISM
Sr Mohamad Shazali b. Sulaiman, MISM
Sr Dr. Adi Irfan b. Che Ani, MISM
Secretary to the Board
Zarinah bt. Danial
The Institution of Surveyors, Malaysia
3rd Floor, Bangunan Juruukur
No. 64-66, Jalan 52/4
46200 Petaling Jaya
Selangor Darul Ehsan
t: +603 7954 8358 (hunting line) / 7956 9728 / 7955 1773
f: +603 7955 0253
e: editor@ism.org.my
w: www.ism.org.my
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E: deepa@decalais.com
CONTENTS
4
9
11
14
5
7
17
20
25
30
39
44
48
ISM News
Editorial
Malaysian Building Surveying Academic
Carnival 2010 (MABSAC)
The Institution of Surveyors, Malaysia
Extraordinary General Meeting & Talk on
Libreralisation — Globalising the Malaysian
Service Sector
Technical and Social Visit to India
(20 - 30 November 2010)
Celebration Activities for the
50th Anniversary
A Social Visit to PERKATA
Launching of the 50th Anniversary
Commemorative Book
Interview
Interview with PP Sr Dr Khoo Boo Khean
(Past President, Session 1981-1982)
Peer Review
Penyiasatan Kerosakan Terhadap Bangunan
Kayu Lama: Kajian kes Masjid Lama Mulong,
Kelantan
S. Johar, A.G. Ahmad, A.I. Che-Ani, N.M. Tawil, N. Utaberta
Conservation Issues of Syed Alatas Mansion
Nurul Zahirah Mai, A. Abd. Razak, Mokhtar Azizi MD
Preliminary Evaluation of Problems Involved in
Maintaining Heritage Buildings in Malaysia
Dr Sr Syahrul Nizam Kamaruzzaman, Dr Emma Ahmad
Zawawi, Aiman Omar
The Development of Timber Defects Prioritise
Ranking System
A.I. Che-Ani, A. Ramly, A.E. Hashim, N.A.G. Abdullah,
M. Surat
Managing Stress
Stress and Resilience
W. M. A. Wan Hussin
Management
Internal Rate of Return: Understanding the
Difference Between IRR, MIRR and FMRR
James Kobzeff
50
51
Regulars
Member Updates
Advertisements

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
EDITORIAL
The Malaysian Surveyor 1963-2011
Continuity and Change
2011, is the year The Institution of
Surveyors, Malaysia celebrates its 50th Year
Anniversary. However, readers of this
journal will be aware that this is Volume
no. 46 and not Volume no. 50. The reasons
for the ‘missing’ volumes can be found by
examining the history of this publication
from the perspective of its birth and origin.
The late YBhg PP Dato’ Sr Paul Foo first
proposed to produce a journal during the
AGM in June 1963. However, the Council
did not agree with the proposal due to its
small membership and the high cost of
producing a small number of copies. The
Council however agreed to produce a
newsletter. Mr C. M. Campbell was elected
the first Editor of the newsletter. In 1964,
the Council received a briefing on the
format of the first newsletter. This was
ultimately changed to Surveyors’ Quarterly
Gazette and was to be financed by
advertisements. The first issue of the
Surveyors’ Quarterly Gazette was
dispatched to members on 23 January
1965. It contained 18 pages and one
article.
Due to various publication problems e.g.
lack of suitable articles and advertisements,
the journal stopped publications for two
years from 1977 to 1978.
This explained the discrepancy between
the 50th Anniversary of ISM and the
Volume number 46 of this issue (2011).
The number of issues published in each
volume remained as four for many years.
Behind the years and decades of personal
and institutional contributions by authors,
reviewers, book reviewers, illustrators,
publishers and printers as well as editors
lie hidden. While there are periods of
achievement, the editors have to face
periods of endurance and difficulty which
include circulation and financial reasons.
Past and present editors continue to
grapple with the problem of availability of
articles, circulation, printing costs and
financial sustainability of the journal. With
the progression of time, comes
technological transformation which
provides new solutions to the way journals
are published and how the articles are
submitted and edited.
The printing cost to produce this journal
has increased considerably over the years.
To better control the cost of publication,
the Council has decided to produce this
journal in the form of an electronic
softcopy beginning with this issue. While
there is continuity in this journal
publication, there is a change in the way
this journal is presented to members.
We use this Jubilee to celebrate the growth
and development of this journal and to
note the expediency of electronic journals.
We feel very much being part of the
professional journal publishing fraternity at
an exciting time of technological change,
emerging issues and developments in the
surveying disciplines.
We look forward to the start of The
Malaysian Surveyor’s second jubilee and
invite authors to submit their articles,
papers, conference reports, book reviews,
suggestions etc. for the journal’s future
development and continuity.
Associate Professor Sr Dr.
Ting Kien Hwa
Editor
Editorial Board
ANNOUNCEMENT
“PCVS Division”
CHANGE OF NAME TO
“PMVS Division”
Dear Members,
This is to inform you that the name change of PCVS has
been approved by the Registrar of Society on 10th
March 2011.
The PCVS Division should now read as:
PROPERTY MANAGEMENT,
VALUATION & ESTATE AGENCY
SURVEYING DIVISION
The acronym for the new name is PMVS.
THEMES FOR THE
COMING ISSUES OF
The Malaysian Surveyor
ISSUE 46.2
Construction/Environmental
ISSUE 46.3
Property Market Trends &
Development
ISSUE 46.4
Green Building & Performance
4

Celebration Activities for the
50 th
Anniversary
1961-2011
A SOCIAL VISIT TO PERKATA
Sr C. S. Quek
Chairman, ISM (Sarawak Branch), Kuching
The Institution of Surveyors Malaysia
(Sarawak Branch) paid a social visit to PERKATA
(Persatuan Bagi Kebajikan Kanak-Kanak Terencak
Akal), an NGO, operating a special school for
special children in Kuching, Sarawak on 27 January 2011.
Children attending the school are aged from 4-17 years
with different kind of imperfections: Downs Syndrome,
autistic, cerebral palsy and various kinds of mental and
physical impairment. It is a school that gives hope to the
children and parents alike; a school that provides these
children with a better chance to achieve a better social
living skill and hopefully, able to face their futures with
more confidence. The visit is one of the charitable
programmes organised by the Branch for ISM’s 50th
Anniversary Celebration.
Seven of our EXCO members there were warmly received
by the Principal, Mdm. Doreen Tie, who brought us for a
tour of the whole school. We were very impressed with the
displayed of various activities and programmes carried out
5

Celebration Activities for the
50 th
Anniversary
1961-2011
by the students and the school.
It was an eye opening session
for all of us. We were also given
the opportunity to share our
McDonald’s “Happy Meal” with
136 students and 30 plus
teachers as well as workers
during the morning break.
ISM has donated one High
Pressure Cleaner (valued at
RM1,990) and 180 packets of
McDonald’s “Happy Meal”
(valued at RM1,380) to the
school. The rest of the donation
like electric drill, toaster,
vacuum cleaner and papers
were from ISM members. It was
indeed a worthy charitable
event by ISM to bring some joy
especially to the children there. •
6

Launching of the
50 t h Anniversary
Commemorative Book
In commemoration of the 50th Anniversary of
The Institution of Surveyors, Malaysia a commemorative
book highlighting the Institution’s role and contribution
towards nation building and economic development was
launched by the Women, Family and Community Development
Minister, YB Senator Dato’ Sri Shahrizat Abdul Jalil, on 17
February 2011 at the Crowne Plaza Mutiara Hotel, Kuala
Lumpur.
Present at the event were the ISM President Elvin Fernandez,
council members and guests comprising ISM fellows, members,
graduates, probationers and students.
The 192-page coffee table book titled “50 Years Surveying the
Nation”, chronicles the history of the surveying profession in the
country. The book has four main sections. The first section
contains the vision and mission statements of ISM and
congratulatory messages from local and overseas organisations.
7

Celebration Activities for the
50 th
Anniversary
1961-2011
Section II describes the beginning and
development of ISM, Section III describes the
role and development of the four surveying
divisions and Section III also showcases the
achievements of ISM. Preparation of the book
took more than a year.
The Opening Remark was given by the
Organising Chairwoman PP Assoc. Prof. Sr Dr Hjh
Wan Maimun Wan Abdullah whilst the Welcome
Address was given by the ISM President Sr Elvin
Fernandez.
The ISM Wiki was also officially launched on that
auspicious day.
After the launching of the book and the ISM Wiki,
Rating Agency Malaysia group chief economist,
Dr Yeah Kim Leng presented a talk on
“Malaysia’s Transforming Socio-economic
Landscape” which highlighted the key trends,
drivers and forces of socio-economic change
from within and outside the country. •
8

The Professional Journal of The Institution of Surveyors, Malaysia
MALAYSIA BUILDING
SURVEYING ACADEMIC
CARNIVAL 2010 (MABSAC)
Ajlaa Anis
Department of Building Surveying
UiTM Perak
ISM News
The Malaysia Building Surveying Academic
Carnival 2010 (MABSAC) was held at Dewan Baru
Seri Iskandar, Universiti Teknologi Mara (UiTM)
Perak on 30 September 2010. The programme
was organised by UiTM Perak and UiTM Shah Alam with
the support of the Institution of Surveyors Malaysia (ISM),
Universiti Kebangsaan Malaysia (UKM), University of
Malaya (UM) and Universiti Sains Malaysia (USM). In
addition to the four universities, the other agencies
involved in the programme were the International
University College of Twintech Technology (IUCTT), various
Local Authority and Jabatan Kerja Raya (JKR) Malaysia.
Secondary schools students and those of other
educational institutions were also involved in the first
session of the programme.
The aim of the MABSAC Carnival was to bring together the
community of building surveyors from the universities,
professional bodies and other agencies in Malaysia. The
main focus was on current issues related to the
“Sustainable Built Environment in Malaysia”. The Carnival
was also to highlight the contributions of the profession of
building surveyors in construction industries.
Among the various benefits offered by the programme
were career information on Building Surveying, and the
current issues and industrial needs. The theme of the
programme was “Expanding Building Surveying Practices
towards Sustainable Built Environment”, which was aimed
at enabling new Building Surveyors to be more
competent, competitive and globally adaptive. The
programme was also a foundation for professional
networking for building surveyors in Malaysia.
The Carnival began with registration at 8.00am followed
by the Opening Ceremony beginning with a Welcoming
Speech by Sr Nuzaihan Aras Agus Salim, the Programme
Director, in the presence of the Guest of Honour Prof.
Madya Dr Ismail Samsuddin, Timbalan Pengarah Kampus
Penyelidikan & Jaringan Industri UiTM Perak and all
participants. Subsequently, Prof. Madya Dr Ismail
Samsuddin delivered his speech to officially launch the
Carnival programme.
After the Opening Ceremony, a montage slide
presentation was shown to the audience. The presentation
showed the typical learning environment and university
life for students of diploma and degree programmes in
Building Surveying in Malaysia. The presentation also
provided information on qualifications and application
requirements for diploma and degree studies in Building
Surveying. The montage aimed to heighten awareness of
the audience on the scope, responsibility and work
opportunities as Building Surveyors.
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
The presentation session continued after lunch with four
more presentations by four guest speakers. The fourth
presenter was Prof. Sr Dr Ahmad Bin Ramly, Department
of Building Surveying, Faculty of Built Environment,
Universiti of Malaya, who presented a working paper titled,
“Memahami Peranan dan Sumbangan Perkhidmatan
Ukur Bangunan Kepada Kerajaan dan Orang Awam” . His
elaboration included “Peranan, Skop kerja, Isu Bangunan
dan Manfaat”.
Following the montage presentation, the first session of
presentation by three guest speakers moderated by Cik
Rohaslinda bt. Ramli went into session. The first presenter
was Sr Rohimah Khoiriyah bt. Mohd. Arifin Harahap
(Lecturer of UiTM), who presented her paper entitled
“Building Surveyor’s Role in Green Building Index
Implementation”. She spoke at length on the Green
Building Index, Building Surveyor, Green Building
Assessment Criteria and Green Building Index Tool.
The second presentation was on “The Development of a
Process Protocol for Facilities Management”, presented by
Sr Dr Md Yusof Hamid (Head of Group for Facilities
Management Centre for Knowledge & Understanding of
Tropical Architecture & Interior [KUTAI] UiTM Perak). Issues
on Facilities, Facilities Management Processes and Process
Protocol were elaborated.
The third presenter was Sr Syamilah bt Yacob from Jabatan
Kerja Raya Malaysia with her paper entitled “Amalan Dan
Pendekatan Lestari Terhadap Penjagaan Aset Negara:
Kepentingan Peranan Juruukur Bangunan JKR”.
The programme had a lunch break at 12 noon with
sumptuous Hari Raya feast such as lemang and rendang,
nasi himpit and kuah kacang, satay, rojak, cake, biscuits
etc. to the delight of all participants. During the lunch, Ar-
Raudah, a nasyid group from UiTM Perak entertained the
guests.
The presentation continued by Sr Mohd Zulakhmar
Zakiyudin (A lecturer at the Faculty of Architecture and
Build Environment, IUCTT). His paper entitled “Mengukur
Pencapaian Kemudahan Sukan Di Malaysia (Satu Kajian
Ilmiah)” covered issues on “Kemudahan, Kemudahan
sukan dan Garis panduan”.
Ir Hj. Ishak Nordin (Assistant General Manager, Property
Operations Central Region, TM Support Business) was the
sixth presenter who presented a paper on “Facilities
Management: Sharing The Experience of Telekom
Malaysia”.
The last paper was on “Managing Building-In-Use,
Assessment & Remedy Based on Logical Framework
Analysis (LFA)” presented by Sr Mohd Zahry Bin Shaikh
Abdul Rahman (Coordinator of BSc(Hons)(HBP)(Building
Surveying) Degree Programme, School of Housing,
Building and Planning, Universiti Sains Malaysia.
A total of seven booths were put up for exhibition at the
Carnival. The booths were manned by UiTM Perak, UiTM
Shah Alam, KUTAI UiTM Perak, University of Malaya, Jasa
Sendi Sdn. Bhd., Book Garden UiTM Perak and Chilloutbiz
Enterprise. The exhibition was on the role of Building
Surveyors in building maintenance, conservation,
construction and pathology. There was also an exhibition
of equipment for condition survey and demonstrations of
their operation and maintenance. The exhibition was held
from 8.30am to 5.00pm.
The Malaysia Building Surveying Academic Carnival 2010
was officially closed by Brig. Gen. Sr Hj. Mohd. Amin Mohd
Din with a speech and presentation of token of
appreciation to the paper presenters. •
10

The Professional Journal of The Institution of Surveyors, Malaysia
THE INSTITUTION OF SURVEYORS, MALAYSIA EXTRAORDINARY
GENERAL MEETING (EGM) & TALK ON LIBERALISATION
GLOBALISING THE MALAYSIAN
SERVICES SECTOR
Norazlina Mohd Darus
Executive Secretary
The Institution of Surveyors, Malaysia
The The Extraordinary
General Meeting (EGM) was
successfully held on 18
December 2010 at the
Crowne Plaza Mutiara Hotel, Kuala
Lumpur and was officiated by YBhg.
Dato’ Mukhriz Bin Tun Dr. Mahathir,
Deputy Minister, Ministry of
International Trade and Industry.
ISM News
It was attended by about 150
members.
The EGM was held to consider and
approve amendments to the
Constitution and Bye-Laws. In relation
to the internationalising of the ISM
and this requires constitutional
amendments. The other major
amendment is the proposed name
change for the Property Consultancy
and Valuation Surveying Division.
In conjunction with the Extraordinary
General Meeting of ISM, a special
dialogue with the Deputy Minister of
International Trade and Industry,
YBhg. Dato’ Mukhriz B. Tun Mahathir
on “Liberalisation: Globalising the
Malaysian Services Sector” was
organised. The dialogue was timely in
view of the internationalisation
activities of ISM. •
•
11

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
12

The Professional Journal of The Institution of Surveyors, Malaysia
ISM News
13

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
Taj Mahal, Agra
TECHNICAL
AND SOCIAL
VISIT TO
INDIA
FROM 20 TO 30 NOVEMBER 2010
The technical and social visit to India
was proceeding with 56 persons on 20 to 30
November 2010, comprising the principal office
bearers, councillors, members and their spouses
and families.
The main aim was inline with government effort for
liberalisation, including the effort of internationalising the
institution and to explore collaboration opportunities for
ISM and its members.
14

The Professional Journal of The Institution of Surveyors, Malaysia
Mumbai, India
The social visits consist of New Delhi, Mumbai and
Goa. In new Delhi we visited a few places that such
as Jamia Mosque, one of the seven wonders - Taj
Mahal and also the Agra Fort.
ISM News
Whereas in Mumbai, we departed from India
Gateway for an hour boat ride to Elephanta Caves,
which is believed as the spiritual energy of Indian.
The group spilt into two whereby 15 persons of the
group were departing for Malaysia and the other
group continue their visits to Goa.
In Goa the visit started with sightseeing from North
to South of Goa including the Spice Garden, Cashew
nut factory and left Goa to catch flight to Mumbai to
travel to Malaysia.
Among the most important agendas were the
technical visits to Ministry of Corporate Affairs and
National Housing Bank, New Delhi and Security
Exchange Board in India, Mumbai. •
Red Fort, New Delhi
15

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
The Ministry of Corporate Affairs of India
Meeting with the National Housing Bank
16

The Professional Journal of The Institution of Surveyors, Malaysia
INTERVIEW WITH P.P. SR
DR. KHOO BOO KHEAN
(PAST PRESIDENT, SESSION 1981-1982)
Associate Professor Sr Dr. Ting Kien Hwa
Editor of The Malaysian Surveyor
16 November 2010, 10 am
Royal Lake Club, Kuala Lumpur
Interview
Are there some matters regarding the early
formation of ISM that you would like to share
with us?
Initially, there were two
groupings of professional
surveyors i.e. the RICS Malayan
branch and the Association of
Land Surveyors. The Founding
President, the late Khoo Soo
Guan, had the vision of forming a
surveyor organisation to encompass
all disciplines of surveying
profession. This vision had led to the
merger of these two organisations to
become ISM of today.
What were the difficulties faced
in the early history of ISM?
During the initial days, the number of
ISM members was small. As a young
professional institution, it had yet to gain
its respect in the market place. But today,
ISM through the tireless efforts of the Past
Presidents and members has made its
repute as the Institution that represents
professional surveyors in Malaysia.
As the number of membership was small then,
there were not many numbers who actually attended the AGMs,
which in those days were often held at the smallish hotels such
as the Majestic Hotel, the Federal Hotel and sometimes in the
Royal Selangor Club. I remember there was one particular AGM
that was held in a Playboy Club somewhere along Jalan Ipoh.
Unlike these days, AGMs have to be conducted in big ballrooms
of five-star hotels, simply because we just have that great number
of attendees.
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
In early years, Land Surveyors seemed to be more in
numbers as compared to Quantity Surveyors and
Valuation Surveyors, with the result that sometimes the
Council had to look around for someone from the QS and
the GP sections to take up the challenge as President of
the Institution, as from day one, the Institution honoured
its gentleman agreement of electing their President by
rotation among all disciplines of its members.
How different is ISM today as compared to
when it was first established?
The main difference is that the Secretary-General would
normally remain in the position for a few years. This was
important to ensure continuity and safekeeping of
records and allowed for the following through of Council
policies and decisions. For instance, I was the Secretary-
General for four years, P.P. Sr A.B.Marbeck for four to five
years, P.P. Sr Datuk Das also for a number of years. This
was found necessary simply because the Institution did
not have a permanent Secretariat. This is in contrast with
the arrangement now whereby the Secretary-General
tends to change hand every year.
How was the land of the current ISM Building
obtained?
The idea to have an ISM Building was first mooted by a
group of surveyors i.e. P.P. Sr Kok Swee Tuck, P.P. Sr Dr.
Khoo Boo Khean, P.P. Sr Dr. Marbeck and Sr Nicholas
Cheong. In the early days, meetings of ISM were often
held at government departments and records of ISM
were also kept at these places. The group felt that there
was a need to have a permanent building where ISM
activities could be conducted in its own place.
I was then the Chief Surveyor of PKNS and received news
about the availability of six plots of PKNS land in Section
52, Petaling Jaya available for institutional use. During
that time, two pieces of the land had already been
allocated to IEM, and another three plots of land have
been allocated to PAM. There was only one remaining
plot in between them. However, PAM was not keen in
owning and developing a new building on the three
allocated plots. I took the
opportunity to negotiate and
successfully obtained the
agreement of PAM to forego the
allotment of one lot so that ISM
together with the one lot left
behind would have two shop
lots adjacent to each other.
Applying through the Pengurus
Besar of PKNS and with the
consent of the State government,
the land was successfully bought
by ISM for RM85,000.
ISM had just enough reserve to pay for the land but was
short of funds for the construction of the building. The
ISM Building Committee had to find ways and means to
raise funds for the construction of its building. There was
a plan to solicit contributions from the well to do
members particularly the well established surveying firms
to contribute towards the building fund, but the proposal
was defeated at an AGM. Subsequently, the building subcommittee
received the approval from the general body
to levy a building fund from all members at a rate of: a
Fellow to pay RM600 and Members RM400; payable by
24 instalments. I remembered I paid RM16.67 a month
towards the building fund.
With the gradual contributions by members, the building
sub-committee was confident to proceed with the
institution building and fortunately at that time, we had a
young but enthusiastic Valuation Surveyor P.P. Dato’ Sr
Rahim who was drafted in the building sub-committee
and he managed to secure a loan of RM400,000 from
Bank Bumiputra to help us realise our dream. No doubt
the original estimation for the building cost was around
RM180,000 but the escalating cost of construction during
that period of time, the Institution had ultimately come
out with almost half a million to complete the building.
The building sub-committee had the foresight of putting
up a building bigger than what we needed at that time,
as the extra space was there to bring in handsome rental
income, which helped the Institution in the expansion of
its services and activities.
Was the ISM Building renovated?
Yes. After some years, the ISM Building had suffered from
depredation and obsolescence whilst the surrounding
buildings have improved themselves, so the Council
decided that the ISM Building be upgraded so that it
could continue to attract and retain its tenants. The
renovation involved the putting up a lift and expansion of
the Penthouse for the ISM Secretariat.
What were the difficulties
faced when the ISM
Building was under
construction?
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The Professional Journal of The Institution of Surveyors, Malaysia
What are some of ISM’s greatest achievements
in the past 50 years?
The spirit of cooperation among the surveying disciplines
has been the greatest achievement of ISM. This spirit of
cooperation can still be seen in today’s ISM.
The cordial relationship and respect given to each
member without regards to its surveying discipline is an
important trait of ISM in this multi-cultural country.
With the cordial relationship and close corporation among
the surveyors, the ISM helped the country develop in the
smooth and orderly manner and achieved a lot for the
rakyat at large.
What do you hope to see ISM achieve in the
next 50 years?
I hope to see the cordial relationship between the four
divisions of surveying to continue indefinitely into the
future.
I wish to see the surveyors to continue making significant
contributions to nation building and development.
Interview
Surveyors should continue to contribute in the policy
making and formation of legislations affecting the natural
and built environment.
If surveyors could remain united, together we could make
new achievements that can be beyond our dreams.
What is the biggest challenge faced by a
surveyor today?
Initially, there was a building height restriction in the
Section 52 area due to telecommunication transmission
requirements by Telecoms. However, this restriction was
later lifted and buildings could go higher than three floors.
How did the ISM logo come about?
The ISM logo was selected from a logo competition in
1960s. The current ISM logo is the creative product of the
late Sr Choong Tong Choong (Land Surveying Division)
who was the winner of the competition. There were few
attempts to introduce new logos for ISM but ultimately
the Council felt that the original one should be kept.
What does the ISM logo signify?
Inside the logo of ISM are features that represent the
three surveying disciplines of ISM. The theodolite
represents land surveying, the buildings represent
quantity surveying and the trees and land represent the
general practice or the valuation and estate management
profession.
The colours of the logo have also symbolic meanings;
yellow represents the Mother Earth, blue represents
universal spread of our practices and green represents
peace and harmony amongst all.
Today, the advancement of technology is so rapid that it
creates new trends and new demands on services. The
surveying profession must be prepared to go beyond their
traditional field and create new frontiers of surveying roles
and services so that the surveying profession can remain
relevant and not being extinct.
The surveying education provides a solid grounding of
professional knowledge and principle. A qualified surveyor
should apply his/her knowledge while maintaining the
principle gained to other non-traditional areas for their
respective surveying profession to spread over and grow.
How can young surveyors contribute towards
ISM’s success?
Young surveyors should get themselves involved in the
activities of ISM. Many committees and sub-committees
require the support and contributions of young surveyors.
By taking an active role, they can learn to hold the ropes,
network and gain invaluable experience in learning how
things work within and outside ISM. Through this
invaluable process and their own individual talent, new
future leaders will be nurtured and emerged to give ISM a
brighter future as it is happening now, having the First
Asian FIG President, P.P. Sr Teo Chee Hai and RICS
President P.P. Sr Ong See Lian. •
19

PENYIASATAN KEROSAKAN
TERHADAP BANGUNAN KAYU LAMA
KAJIAN KES MASJID LAMA
MULONG, KELANTAN
S. Johar, A.G. Ahmad
Sekolah Perumahan, Bangunan dan Perancangan, Universiti Sains Malaysia
suhana1102@yahoo.com, aghafar@usm.my
A.I. Che-Ani, N.M. Tawil, N. Utaberta
Fakulti Kejuruteraan dan Alam Bina, Universiti Kebangsaan Malaysia
adiirfan@gmail.com, nmtawil@gmail.com, nangkula_arch@yahoo.com
20

The Professional Journal of The Institution of Surveyors, Malaysia
Kertas ini membincangkan mengenai penyiasatan
kerosakan bangunan terhadap bangunan kayu lama,
iaitu Masjid Lama Mulong di Kelantan. Masjid ini
adalah salah satu warisan lama yang masih tinggal
dan memerlukan kerja-kerja pemuliharaan khusus
bagi mengembalikan keunikan sejarah yang pernah
wujud pada bangunan ini. Bangunan lama yang
diperbuat daripada kayu cengal ini juga tidak terlepas
dari ancaman kerosakan dan pereputan. Kerja-kerja
mengembalikan semula kegunaan bangunan ini
memerlukan penyiasatan kerosakan yang tepat bagi
memastikan pelaksanaan pembaikan yang dilakukan
selaras dengan kerosakan yang dialami.
1.0 Pengenalan
Salah satu penyumbang
kepada kepelbagaian corak
seni bina di Malaysia adalah
bangunan masjid. Masjid
dengan reka bentuk tradisional
dikenali sebagai salah satu elemen
kepada harta budaya yang harus
dipulihara terutama sekali dalam
mengekalkan kesinambungan seni
bina ini dalam sejarah negara.
Masjid Lama Mulong atau lebih
dikenali sebagai Masjid Ar-Rahman
oleh penduduk setempat merupakan
salah satu bangunan warisan lama
dan masjid ini antara yang terlibat
dalam program pemuliharaan
warisan oleh Jabatan Warisan Negara.
Bangunan ini dahulunya berfungsi
sebagai madrasah atau pusat
pengajian Islam untuk penduduk di
sekitar kawasan Mulong, Kelantan.
Difahamkan bahawa ia telah berusia
lebih 50 tahun dan didirikan kembali
di tapak asalnya melalui proses
pemindahan dan kerja-kerja
konservasi.
Sebelum dijadikan sebagai masjid
bagi penduduk setempat, bangunan
ini dahulunya adalah sebahagian
“…pemuliharaan merupakan…suatu aktiviti
untuk mencegah pereputan, yang mengandungi
semua perbuatan untuk memanjangkan hayat
suatu budaya dan warisan.”
daripada rumah kediaman Tuan
Zainal Abidin (yang dikenali sebagai
Raja Muda 1897-1944 dan
kemudiannya Raja Dewa 1944-1945)
yang dibina sekitar tahun 1900 dan
terletak di Kota Bahru. Bahagian ini
dahulunya adalah sebuah ‘Balairung
Seri Raja Dewa’ pada tahun 1944,
dan dibeli oleh penduduk di Mukim
Kedai Mulong, Kelantan untuk
dijadikan masjid dan pernah menjadi
institusi ilmu di Mulong sekitar tahun
1960.
Struktur asalnya telah pertama kali
dirombak, diangkut dan didirikan
semula secara gotong-royong oleh
penduduk setempat. Rombakan ini
masih mengekalkan struktur asal
bangunan tetapi didirikan di tanah
wakaf Lot 495, Surau Lama Kedai
Mulong, Km 11 Jalan Kuala Krai, Kota
Bharu, Kelantan. Kerja-kerja
mendirikan masjid ini siap pada akhir
Disember 1958. Keluasan masjid
lama ini adalah 1200 kaki persegi,
dikekalkan sebagaimana asalnya,
namun ia tidak dapat menampung
keperluan jemaah masjid yang kian
meningkat lebih-lebih lagi dengan
adanya pelajar dari Pusat Pengajian
Tinggi Islam Nilam Puri sekitar tahun
1958. Berdasarkan keperluan itu satu
masjid baru dibina 500 meter dari
masjid lama ini dengan keluasan
yang lebih besar dan menampilkan
ciri seni bina yang lebih moden.
Sebelum dipulihara, bangunan ini
telah ditukar fungsinya dari masjid
kepada institusi ilmiah bagi
penduduk sekitarnya. Ini adalah
disebabkan kewujudan masjid yang
lebih besar dan keadaannya masjid
Peer Review
21

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
lama ini yang kelihatan agak usang. Dengan adanya usaha
pemuliharaan yang dijalankan, bangunan ini dibaiki
semula dan dapat terus digunakan oleh penduduk
setempat sebagai rumah ibadah dan institusi pengajian
penduduk sekitarnya.
2.0 Definisi dan Kepentingan
Penyiasatan Bangunan
Umumnya, pemuliharaan merupakan aktiviti atau
tindakan untuk memanjangkan hayat sesuatu benda. Ia
adalah suatu aktiviti untuk mencegah pereputan, yang
mengandungi semua perbuatan untuk memanjangkan
hayat suatu budaya dan warisan (Fielden, 2000). Dalam
memulihara suatu khazanah lama, kerja-kerja penyiasatan
kerosakan adalah sangat penting kerana ini akan
membantu dalam mengenal pasti teknik atau kaedah
yang sesuai bagi kerja-kerja pembaikan pada peringkat
seterusnya.
Kajian penyiasatan bangunan atau sesetengah
mengenalinya sebagai kajian kondisi dan kajian dilapidasi
merupakan bahagian yang paling penting dalam proses
kerja pemuliharaan. Matlamat utama pemeriksaan adalah
untuk membekalkan maklumat secukupnya dan
mengenal pasti tindakan lanjutan ke atas bangunan serta
sumber yang diperlukan (Ahmad, 2004). Prosesnya
meliputi kerja-kerja mengenal pasti kerosakan dan
mencari punca kerosakan yang terdapat pada bangunan
tersebut sebelum kerja-kerja pembaikan dijalankan
(Glover, 2003). Menurut Ramly (2007), kajian dilapidasi ini
merupakan gabungan proses penyiasatan dan
dokumentasi bangunan bagi mengenal pasti tahap
kerosakan, punca kerosakan dan cara pembaikan serta
penyelenggaraan. Ianya dilaksanakan secara menyeluruh
iaitu bermula dari bumbung hinggalah ke kawasan
persekitaran tapak. Bahagian ini memerlukan penyiasatan
yang sistematik dan menyeluruh bagi mengelakkan kerja
yang berulang-ulang.
Proses dalam bahagian ini memerlukan kepakaran dan
kemahiran seseorang dalam mendiagnosis kerosakan
yang dialami. Penyiasat perlulah memahami jenis-jenis
dan penyebab sesuatu kerosakan atau kecacatan
“Pembaikan yang dilakukan
tanpa merujuk kepada punca
kerosakan akan merugikan
kerana kerosakan yang sama
mungkin akan berulang semula
atau mungkin mendatangkan
kerosakan yang lebih teruk.”
bangunan. Ia perlu dilakukan oleh profesion yang dilatih
khas agar laporan yang dihasilkan komprehensif dan
lengkap. Umumnya tugas bagi menjalankan kajian kondisi
bangunan yang melibatkan kerja ‘non-destructive test’ ini
dilakukan oleh Juruukur Bangunan yang bertauliah.
Tugasnya tidak hanya pada kerja-kerja diagnosis kecacatan
bangunan, malah turut memerlukan mereka dalam
memberi cadangan penjagaan dan penyelenggaraan dan
menghasilkan laporan serta pandangan yang senang
difahami oleh mereka yang bukan pakar (non-specialist)
(RICS, 2009). Untuk kajian lanjutan, penglibatan dan
perkhidmatan dari pakar-pakar tertentu diperlukan
terutamanya jika ia melibatkan kerja-kerja pengujian
struktur dan kajian makmal.
Menurut Kamal (2006) beberapa ciri penting bagi seorang
penyiasat bangunan adalah:
1. berupaya dan mempunyai penguasaan ilmu dan
praktikal yang baik tentang kefahaman, proses
pembinaan bangunan, kemudahan bangunan dan
bahan binaanya;
2. mempunyai kemampuan untuk melakar atau melukis
binaan bangunan dan pemasangan perkhidmatan
yang terdapat dalam bangunan;
3. dapat memahami konsep reka bentuk dan asas
struktur serta kemampuan daya tahan atau beban
struktur;
4. mengetahui tanda-tanda kerosakan serta penyebab
dan kesannya;
5. berpengetahuan menggunakan peralatan
pemeriksaan kecacatan bangunan yang baik; dan
6. memahami keperluan keselamatan pekerja ketika
menjalankan kerja-kerja pemeriksaan bangunan.
Selain itu, seseorang itu perlu juga mampu menghasilkan
satu laporan pemeriksaan yang lengkap dan mudah
difahami bagi memudahkan semua pihak yang terlibat
dalam kerja pemuliharaan atau pembaikan nanti. Ini
bertujuan bagi mendapatkan cara pembaikan bangunan
yang betul dan ekonomi kerana sekiranya pemeriksaan
tidak dijalankan dengan baik kemungkinan pembaikan
ekonomi dan efektif tidak dapat dihasilkan (Kamal, 2006).
3.0 Kerja-kerja Penyiasatan Bangunan
Kayu: Masjid Lama Mulong
Umumnya penyiasatan bangunan kayu terbahagi kepada
tiga peringkat iaitu (1) awalan, (2) penggunaan alatan
khusus dan (3) terperinci. Penyiasatan awalan berfungsi
bagi memberi gambaran awal tentang struktur bangunan
kayu, fabrik dan kecacatannya dan bagaimana ia
berinteraksi pada suatu keadaan tertentu. Penyiasatan
secara visual ini dapat memberi maklumat tentang
bahagian yang memerlukan penyiasatan yang lebih
mendalam seperti bahagian-bahagian yang terlindung
atau tertutup supaya dapat merangka kaedah penyiasatan
yang sesuai dengan situasinya.
22

The Professional Journal of The Institution of Surveyors, Malaysia
Bahagian-bahagian yang terlindung
atau ditutup dengan binaan kekal
lazimnya menyukarkan kerja-kerja
penyiasatan kerosakan. Merobohkan
bahagian tersebut membolehkan
kerja penyiasatan dilakukan dan ini
dapat memusnahkan apa yang
hendak dipulihara. Bagi
mengurangkan ketidakpastian
terhadap suatu kerosakan,
penggunaan teknik ‘non-destructive’
membantu juruukur dalam kerjakerja
penyiasatan terutama pada
bahagian yang sukar dicapai.
Penggunaan alatan ‘moisture meter’,
‘fibre optic inspection’, ‘ultrasonic’
dan teknik ‘infrared’ adalah antara
yang digunakan pada peringkat ini
(Singh, 1996).
Bagi peringkat yang seterusnya,
penyiasatan lanjutan yang lebih
terperinci diperlukan terutama
dalam menentukan takat kerosakan
atau kecacatan yang dialami oleh
suatu struktur kayu dalam bangunan.
Ini termasuk juga mencari punca
atau sumber berlakunya pereputan.
Suatu struktur yang dijangkiti dengan
organisma pereput mungkin nampak
seperti sudah lama tidak berfungsi
atau mati, namun bagi memastikan
ia betul-betul tidak membawa
kerosakan lanjutan, penyiasatan ini
diperlukan. Bantuan maklumat dari
makmal misalnya bagi menentukan
jenis fungi atau organisma pereput
digunakan dan ini dilakukan dengan
mengambil sample bagi
menjelaskan keadaan yang
memungkinkan ia terjadi (Singh,
1996).
Proses kerja penyiasatan bangunan
masjid kayu lama ini hampir sama
seperti mana-mana kerja
penyiasatan bangunan yang lain.
Tiga peringkat perlu disediakan iaitu
(1) dokumentasi (meliputi
penyediaan pelan, senarai semak,
latar belakang bangunan, borang
survey); (2) penyediaan peralatan
(kamera, lampu, kanta pembesar,
pita ukur, ‘moisture meter’, dan
sebagainya); dan (3) Kelengkapan
keselamatan (seperti tangga, tali
keselamatan, perancah) (Ramly,
2007; Glover, 2003, Richardson,
2001). Dalam pemuliharaan Masjid
Lama Mulong ini, kerja-kerja
penyiasatan dijalankan secara
bersistematik. Strategi penyiasatan
dimulakan dengan menyediakan
Rajah 1: Carta alir ringkas kerja-kerja penyiasatan Masjid Lama Mulong, Kelantan
Pengumpulan,
penyediaan dan
pemprosesan
maklumat
Lawatan tapak dan
kajian makmal
Penghasilan
maklumat dan
laporan kajian
Penyiasatan Bangunan
Proses
Dokumentasi Peralatan Keselamatan
Peringkat penyiasatan
Awalan Khusus Terperinci
- Survey visual
- Penyediaan
dokumentasi,
peralatan dan
keselamatan
pelan, peralatan, senarai semak dan
melakukan lawatan awalan bagi
memberi gambaran tentang keadaan
bangunan dan sekelilingnya.
Penyediaan lukisan terukur dilakukan
memandangkan ketiadaan pelan
yang boleh dicapai untuk kerja
membaik pulih ini. Ia juga adalah
sebahagian dokumentasi yang
diperlukan untuk kerja-kerja
memplot kerosakan dan kecacatan
bangunan.
Kerja penyiasatan ditapak dimulakan
dengan membahagi ruang mengikut
grid dan setiap kecacatan kayu yang
didapati dicatat mengikut grid
tersebut berserta sistem kod yang
konsisten. Pada bahagian-bahagian
tertentu, penyiasatan mendalam
ditekankan terutama pada bahagian
yang rosak akibat reput dengan
tindakan anai-anai. Bahagian ini
dikaji dan ditentukan tahap
kerosakan, tahap kemelaratan dan
tahap kekuatannya. Ujian tertentu
seperti menentukan jenis kayu yang
digunakan dilakukan ditapak. Ujian
ini dilakukan dengan menggunakan
khidmat pemeringkat kayu dengan
meneliti vessel kayu tersebut. Selain
itu, ujian makmal turut dijalankan
terutamanya dalam menentukan
jenis cat yang digunakan pada
bangunan kayu tersebut.
- Non- destructive test
- Grid survey dan
sistem kod
- Photography survey
Pemprosesan Maklumat
Laporan dilapidasi
- Penentuan spesies
kayu
- Kajian cat
- Kajian kekuatan
kayu
4.0 Analisis Kerosakan
Dalam menjalankan kerja-kerja
penyiasatan bangunan, seorang
juruukur yang
dipertanggungjawabkan bagi tugas
ini perlu mempunyai pengetahuan
asas tentang jenis-jenis kecacatan
yang mungkin wujud pada
bangunan kayu ini. Bantuan senarai
semak tentang jenis kecacatan kayu
memberi maklumat awalan tentang
simptom atau keadaan suatu
struktur yang diperiksa. Lazimnya,
kecacatan pada struktur kayu pada
bangunan berpunca dari empat
kategori agen iaitu fizikal dan
persekitaran, mekanikal, kimia dan
biologi (Ridout, 2000, Singh 1996,
Desch 1983).
Hasil yang didapati semasa proses
kerja penyiasatan ini mendapati,
kebanyakan kerosakan yang dialami
adalah disebabkan reput akibat
tindakan mekanikal dan biologi.
Antaranya adalah pereputan akibat
tindakan anai-anai dan reput lembut,
dan juga penyahgredan akibat
geseran, pancaran UV dan hakisan
persekitaran. Kerosakan yang teruk
yang menjejaskan struktur kayu
adalah reput dan ini disebabkan oleh
agen seperti anai-anai dan reput
lembut akibat kehadiran
kelembapan yang berterusan.
Peer Review
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
Hasil penyiasatan ini kemudiannya
dirumuskan dan satu laporan
dilapidasi dibuat bagi merangka
kerja pembaikan yang akan
dilakukan kemudiannya. Secara
keseluruhannya, struktur bangunan
ini masih berkeadaan baik dan
hanya beberapa pembaikan dengan
kaedah tertentu diperlukan bagi
mengekalkan keunikan bangunan
ini.
5.0 Kesimpulan
Penyiasatan bangunan atau
sebahagiannya memanggil dengan
nama kajian dilapidasi amat penting
dalam pemuliharaan bangunan.
Kepentingan kajian ini dalam
memulihara struktur-struktur lama
tidak dapat disangkal kerana hasil
kajian ini diperlukan untuk kerjakerja
membaik pulih. Pembaikan
yang dilakukan tanpa merujuk
kepada punca kerosakan akan
merugikan kerana kerosakan yang
sama mungkin akan berulang
semula atau mungkin mendatangkan
kerosakan yang lebih teruk. Amat
“Amat penting bagi seorang juruukur untuk
mempunyai dan mengenal jenis dan simptom
kecacatan bangunan dan pengetahuan
terhadap kajian bahan, iaitu bagaimana sesuatu
bahan bertindak pada sesuatu keadaan yang
dapat merangsang atau menjadi pemangkin
kepada sesuatu kerosakan.”
penting bagi seorang juruukur untuk
mempunyai dan mengenal jenis dan
simptom kecacatan bangunan dan
pengetahuan terhadap kajian bahan,
iaitu bagaimana sesuatu bahan
bertindak pada sesuatu keadaan
yang dapat merangsang atau
menjadi pemangkin kepada sesuatu
kerosakan. Seseorang pemeriksa
juga harus mempunyai pengetahuan
asas bagaimana menjalankan kerjakerja
penyiasatan bagi mengelakkan
kesilapan diagnosis dan kerja yang
berulang kali. Penghasilan laporan
kajian ini tidak semestinya hanya
digunakan pada kerja pembaikan
malah ia boleh dirujuk untuk kerjakerja
perancangan penyelenggaraan
bangunan. •
Rujukan
1. Fielden, B.M. (2000). Conservation of Historic Buildings. Oxford: Architectural Press.
2. Ahmad, A.G. (2004), The Dilapidation Survey report.
http://www.hbp.usm.my/conservation/DilapidationSurvey.htm. Accessed on 14 January 2008.
3. Desch, H.E. & Dinwoodie, J.M (1983), Timber and Its Structure, Properties and Utilisation, The Macmillan Press,
United Kingdom.
4. Glover, Peter (2003), Building Surveys, 5th Edition, Butterworth-Heinemann, Great Britain.
5. Kamal, K.S; Ahmad A.G, Wahab, Ab. L & Zaidi, M.A (2006), Kecacatan dan Kerosakan Umum pada Rumah Melayu
Tradisional: Kajian Kes Rumah Kutai, Proceedings 2nd Asean Post Graduate Seminar in Built Environment, 4-6
December 2006, Kuala Lumpur, (pg 189-198).
6. Ramly, Ahmad (2007). Process of Conservation: Dilapidation Survey & Report, Paper Presented in One Day
Seminar on Conservation of Historic Buildings and Monuments, Organized by Faculty of Built Environment,
University Malaya & The Department of National Heritage, Ministry of The Culture, Art and Heritage Malaysia,
Nikko Hotel.
7. Richardson, B.A (2001), Defects and Deterioration in Buildings, 2nd Edition, Spon Press, New York.
8. Ridout, Brian (2000) Timber Decay in Buildings, The conservation Aproach to Treatment, E & FN Spoon, London &
New York.
9. Singh, Jagjit (1996). Fungi in Buildings: Holistic Conservation and Health, Environmental Management of Fungal
Problems in Our Cultural Heritage, The Building Conservation Directory, Available online:
www.buildingconservation.com/article. Accessed on 27 August 2009.
10. RICS (2009). Guidance notes for building surveyors,
http://www.rics.org/Networks/Forums/Buildingconservation/. Available online, Accessed on June 2009.
24

The Professional Journal of The Institution of Surveyors, Malaysia
Conservation Issues of
Syed Alatas
Mansion
Nurul Zahirah MA 1 , A. Abd. Razak 1 , Mokhtar Azizi MD 2
1
School of Housing, Building & Planning, University of Science Malaysia
2
Faculty of Engineering, University of Malaya
zahirahazizi@gmail.com
Peer Review
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
Building conservation is an increasingly important concept in today’s fast-developing era. The
word “conservation” alone refers to the guardianship of buildings from being lost, wasted,
damaged or destroyed. However, conservation generates multiple issues in its work making it
difficult and unfavourable. This paper explores the issues faced in Malaysia’s first conservation
project of the Syed Alatas Mansion. The case study of the Syed Alatas Mansion is conducted via
an interview session with the Assistant Manager and reference to documentary sources. The
research has identified three categories of major issues in the conservation of the Syed Alatas
Mansion i.e. technical, organisational and economic issues that has been described in detail. This
research has put forward some recommendations to remedy the described situation.
whilst the building
remained a store
and dormitory for
the Chettiar bottle
recyclers for almost
fifty years. Used for
shelter and security,
the original fabric
was virtually intact,
although in need of
repair.
Pic 1: The front view of the Syed Alatas Mansion
1.0 Introduction
The Syed Alatas Mansion, located on
Armenian Street, Penang was proposed as a case
study in order to exemplify conservation issues
faced in real projects that have taken place and
demonstrate best practice conservation techniques. It was
intended that the knowledge gained could serve to
expand the expertise of the local building industry and
encourage further conservation projects. The realities of
cultural heritage as a form of cultural identity are never
more apparent than during the process of conservation
projects. Thus, in order to depict the kinds of issues
involved in conservation projects as per said in the
literature and reinstated by the feedbacks from
questionnaire survey, a case study is examined. The case
study demonstrates how these issues come into play in
the real industrial scenario. For those without experience
in seeing beyond the dereliction and problems decay, to
the possibilities conservation can offer, the only time in
the course of a project when the attention is caught and
the inexperienced observers can begin to imagine a
building’s potential is when the project is almost
complete. It is at this stage when identity tussles are
active. During this process, many issues are faced which
significantly affects the performance of the conservation
project. These issues are assembled and analysed.
2.0 Historic Background
The late nineteenth century Anglo-Indian had been
acquired by the MPPP for road-widening land, after World
War Two. By 1993, nothing had subsequently taken place
The “tenants” were
easily persuaded to
leave, joining the
remaining Indian
recycling community,
which occupied
Pic 2: Restored stairs of the Syed Alas Mansion
many of the
premises adjacent to
the Mansion. At that time in 1993, rent-controlled
accommodation was available in this area. However,
cultural tourism, represented by the soon-to-be-gentrified
Mansion was thought to need a more sanitised
environment and the Chettiars are now threatened with
relocation away from the “tourist gaze” (Khoo and
Jenkins, 2002; 215).
In 1993, the MPPP took possession of the building for the
Syed Alatas Mansion Heritage Development Project. After
many delays, the restoration took place funded by the
Federal, state and MPPP governments. A Penang
architect, in consultation with the French team of
architects and craftsmen supervised a local contractor
who had expressed an interest in conservation practice.
The enthusiasm created by the project was endorsed by
the Prime Minister then, who, during his visit on the 20th
of December 1993, signed the plaster rose installed on
the gable of the Porte cochere. The then Honorary
Secretary of the Penang Heritage Trust, who was
appointed project manager for the site, saw the project as
the beginning of a new trend in heritage development.
In 1999, the “French” restoration of the mansion won the
Badan Warisan Malaysia’s award for The Most Excellent
Project in recognition of its conservation quality and
potential in encouraging other conservation projects. The
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The Professional Journal of The Institution of Surveyors, Malaysia
building was used as the logo for PDC’s Visit Penang Year
in 1999 and the building became a symbol for heritage
tourism.
3.0 Method of Analysis
An interview was arranged for with Pusat Warisan Pulau
Pinang on 28th March at the Pusat Warisan Pulau Pinang
office, Georgetown, in which the Assistant Manager agreed
to be the interviewed. The interview was scheduled at
10am and lasted 30 minutes only. Questions asked were
based on the questionnaire, focusing on problem issues
that surfaced during the conservation of the Syed Alatas
Mansion. Responses from the interviewee were recorded
to form data input. This data was then analysed and
compared with documentary sources found. These two
information sources combined to form a full report.
4.0 Analysis of Issues
4.1 Technical issues
During the conservation project progression, more than 75
people from both government and private sectors were
trained as the building became a centre for restoration
courses for the first time in Malaysia. Unfortunately, there
was an intense shortage of labour in the building industry
at the time and so conservation works were employed by
unskilled labourers from Bangladesh and Indonesia, who
took their newfound skills back with them when their
work permits ran out. As a result, Penang’s aim to gain a
pool of newly skilled resident artisans was not realised
(Jenkins, 2004).
During the interview session with the Assistant Manager of
the Pusat Warisan Pulau Pinang, he explained that it was
difficult to conduct works because the labours were mostly
very inexperienced and required constant monitoring and
strict supervision. This slowed the project, which eventually
gained more costs as some errors were found that needed
rectification. There were also many arguments regarding
the course of works and management of the building
during this stage. Project stakeholders held several
meetings to discuss the flow of work and decide on critical
activities as well as plan the building’s use.
Pic 3: Restoration of the Syed Alatas Mansion
Also, occasional lectures were held by a passing
conservation expert but there was little to see and little to
learn from other than the building itself. The business of
the building simply could not generate enough cash flow
to justify the very high level of investment required for the
costly conservation and renovation works. Defining
priorities of the building between its historic nature and
business generation is important to measure the building’s
redevelopment pressure (Jenkins, 2004).
The Islamic exhibition held in the mansion is unfitting for
the building design that allows maximum ventilation as
opposed to the simpler typical concrete museum made up
of plain walls and no windows. By covering the building
with a plastic roof caused distress to the building fabric as
well as the exhibition panels. The conversion of the Syed
Alatas Mansion from the Penang Heritage Centre to the
Islamic Museum displays a perfect real example of a
building that is functionally obsolete and fails to provide
usable space. Although the building was carefully restored,
its intended reuse after restoration as an exhibition centre
did not suit its design function.
In the interview, it was explained that the problem with
the Syed Alatas Mansion was that the heritage building
was not understood in terms of its physical material form
and meaning before new ideas i.e. modern climate control
system and exhibition were introduced. Had this been
Peer Review
4.2 Economic issues
The project was expected to produce a snowballing effect
by encouraging the demand for heritage development
(Khoo Su Nin, 1994). The “snowball” melted before it
could gather speed and the restored building was once
again left vacant. Finally, in 1996, two years after
completion, the building was leased to the state
government for the establishment of the Penang Heritage
Centre with funding from the Prime Minister’s Department.
It also became the first office for AR&T Heritage
Consultancy. Training workshops and attempts to enliven
the premises with a cafe were thwarted by constant
flooding.
Pic 4: Inside the Syed Alatas Mansion
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
considered beforehand, sustainability and adaptive
reuse of the mansion would have been effective, as
proposed by most researchers in their theoretical
literature. This indicated a misguided decision which
resulted in complications upon the building’s new
adopted use. The initial idea seemed workable, but
due to unforeseen state of affairs, the building failed
to serve its intended purpose. This displayed an
economic issue as efforts to generate business were
misguided and unwise.
4.3 Organisational issues
Ill thought out and inappropriate modifications can
be witnessed in the introduction of a vignette of a
wharf scene and a construction of a “Barkath” Sundry
store on the first floor of the Syed Alatas Mansion
where the original open terracotta-tiled balcony area
and timber landing remained. This is the result of
poor decision-making and planning within the
responsible organisation. Although the intention of
Pic 5: Another view of the Syed Alatas Mansion
these ideas had hoped to enliven the mansion with
more activity, these constructions rather contributed
to the destruction of the mansion as much historic
fabric was lost in the process.
Furthermore, as the building was used as an
exhibition, a plastic roof was also installed to protect
the exhibits in some areas, and the 100 year old
terracotta tiles were painted blue to represent the
sea. Apparently, this caused the area to become
overly hot which damaged the building fabric from
sweat and paint. Additionally, much of the vignette
exhibits were destroyed by rats and were found in a
foul, neglected condition. In March 2007, airconditioning
was installed to the mansion — the pipe
work connecting the internal blowers to the exterior
condensers was affixed outside of the building to
minimise disturbance to the exhibits during its
installation. However, this destroyed the lines of the
original walls although initiatives were taken to
minimise the effect. Clearly, this is against the first
principle of conservation which is minimum
intervention (Said, 2010).
From a perspective, it can be concluded that by
introducing a sundry store and installing airconditioning
to the mansion, the conservation project
was considerably unsuccessful in strict technical
terms because the building had failed to uphold its
original historic nature as outlined in the Heritage
Building Act. This clearly indicates the organisation’s
failure to work out right decisions in setting priorities
and the more efficient types of interventions. Owing
to that, the problem addresses an organisational
issue — poor decision-making. In the case of the Syed
Alatas Mansion, although finance was not a problem
since all funds were supported by the government,
the availability of relevant expertise in handling the
conservation project were still lacking, leaving the
physical sustainability of the mansion in question.
4.4 Summary of Analysis
Technical
Economic
Organisational
Issue
1. Intense shortage of
labour in the building
industry
2. Unskilled labourers from
Bangladesh and
Indonesia
1. Could not generate
enough cash flow to
justify level of
investment
2. Unsuitable conversion
of the mansion to
Islamic Museum
1. Introduction of wharf
scene and barkath
sundry
2. Installation of plastic
roof and terracotta tiles
painted blue
3. Air-conditioning
installed
Consequence
Technical problems
slowed the project, which
eventually gained more
costs as some errors
found were found that
needed rectification.
Efforts to generate
economic caused
complications upon the
building’s new adopted
use.
Organisation’s poor
decision making caused
historic fabric to be lost
and destroyed the lines
of the original walls.
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The Professional Journal of The Institution of Surveyors, Malaysia
5.0 Conclusion
The conservation and reuse of the Syed Alatas Mansion
addressed three types of issues in the historic building
conservation discipline, namely technical, economic and
organisational issues.
References
Ahmad, A. G. (1996). Restoration of the Syed Alatas
Mansion. Retrieved March 1, 2010, from Heritage
Conservation: http://www.hbp.usm.my/conservation
The first issue addressed is a technical type where there is
a shortage of labour and skills to do the job. This cultivated
other problems to surface as the careless works gave
impression to the final result of the building. It is realized
that both political and economic support was essential to
kick start and sustain a conservation project concept. The
conservation work process itself demanded huge financial
support, and the maintenance and reuse of the building
also needed much financial attention to sustain the life of
the building. The amount of funds needed depends on
how much the building needs to adapt to its new activity.
However, more than that was the need to make the right
decisions regarding priority setting and the more efficient
types of interventions.
As demonstrated by the Syed Alatas Mansion, poor
decision-making results in ill thought out and
inappropriate repairs being carried out which attracts
further deterioration to the building in subsequent years.
Also, the new adaptive use of the building must suit the
building’s physical needs and not damage it in effect. It is
important that conservation knowledge be applied before
deciding new introductions to the existing building that
would require some modifications or additions. Ownership
and use of the building must be agreed as well as a
cultural connection to the place so that the physical needs
of the building are not ignored and the historic fabric is
rightly safeguarded. The Syed Alatas Mansion project failed
to adhere to this, leading to the destruction of the
mansion’s historic fabric from the ineffective operation of
an exhibition, installation of air-conditioning and
construction of a sundry store.
Badan Warisan Malaysia (2006a). No. 8, Heereen
Street. http://www.badanwarisan.org.my/
conservation/ 8heeren.php, September 2006.
Badan Warisan Malaysia (2006b). Rumah Penghulu
Abu Seman.
http://www.badanwarisan.org.my/conservation/rum
ah_penghulu.php, September 2006.
Jenkins, Gwynn. (2004). Contested Space: Cultural
Heritage and Identity Reconstructions. United
Kingdom: Deutsche Nationalbibliothek.
Khoo, S.N. and G. Jenkins (2002) George Town,
Pulau Pinang, Malaysia: Development strategies and
community realities, in W.S. Logan (ed.), The
disappearing’Asian’ City: Protecting Asia’s urban
heritage in a globalizing world. Hong Kong: Oxford
University Press.
Khoo Su Nin (2001). The Streets of George Town
Penang. (3rd Edition) Janus Print & Resources. p.
151. ISBN 9789839886009. First Edition, 1993.
Said, Osman. Assistant Manager Pusat Warisan Pulau
Pinang (2010, March 28). Conservation of Syed
Alatas Mansion. (N. Z. Azizi, Interviewer)
Peer Review
6.0 Recommendation
It is more fitting that the mansion be sustained as a “living
exhibition” in its own right which would be physically less
demanding on the historic fabric, and at the same time
demonstrating the way of life of the original building.
According to the Gwynn Jenkins (2008), conservationists
and adaptive reuse enthusiasts were frustrated with the
situation but were apprehensive to speak to the local state
government or municipal council of heritage buildings for
fear that their concerns would be misunderstood and
possible subjected to the leader’s confrontational tactics.
Although an old historic building becomes functionally
obsolete, there are still fresh ideas that can be
implemented to reuse the building, provided that it is
closely monitored by conservationists so as to not sacrifice
too much historic fabric in the process. Therefore,
promoting re-use and conservation awareness about
sustaining historic buildings are found to be the most
strategic incentive for best practice in historic building
conservation. •
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
PRELIMINARY
EVALUATION OF
PROBLEMS
INVOLVED IN
Maintaining Heritage
Buildings in Malaysia
Dr Sr Syahrul Nizam Kamaruzzaman 1
Building Surveying Department, Faculty of Built Environment,
University of Malaya
Dr Emma Ahmad Zawawi 2 & Aiman Omar
Department of Building, Faculty of Architecture, Planning &
Surveying, Universiti Teknologi Mara
1
syahrulnizam@um.edu.my
2
emmamarinie@salam.uitm.edu.my
As more new buildings are being built, the chances of old valuable buildings to be demolished
and abandoned are high. Furthermore, it will create future generations who neglect and ignore
the value of heritage buildings. Some of the many issues related to maintaining heritage
buildings involve the feeble and vague legislations towards preserving these buildings, poor
awareness and knowledge among parties involved and the lack of availability in obtaining
materials for maintaining heritage buildings. The objectives of this research include identifying
the problems involved in maintaining heritage buildings and identifying the significance of
maintaining these buildings. The case studies include buildings that fall under Category 1
buildings within primary zone as stated by the Kuala Lumpur City Hall 2008 Development Plan.
This case study revealed that the lack of detailed and specific guidelines seem to be the major
problems in maintaining heritage buildings followed by the lack of availability in obtaining
similar building materials, the lack of awareness among parties involved in maintaining heritage
buildings and insufficient amount of in-house maintenance staff. This research offers strong
reference and base for future research by highlighting the issues that need to be emphasised
in maintaining heritage buildings.
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The Professional Journal of The Institution of Surveyors, Malaysia
…heritage conservation is important for
historical evidence, architectural values,
education, local pride and tourism.
Introduction
It is no surprise that heritage
buildings around the world
including Malaysia play an
important role in the history of
nations. Furthermore, historical
buildings are valuable because they are
important to the economy in terms of
tourism revenue. Therefore, the urge for
adequate maintenance and
preservation of historical buildings is
essential not only for cultural
development but also for economic
demands.
According to Ahmad ((a)2009),
heritage conservation is important for
historical evidence, architectural values,
education, local pride and tourism. He
said tourism is the second most
important sector in Malaysia’s economy,
with 22.5 million foreign tourists visiting
Malaysia in 2008, bringing in RM49.1
billion (USD16.2 billion) in revenue.
Some of the influences of Malaysia’s
heritage structures came through the
colonial British and Portuguese
influences. Other than introducing new
economic patterns, they have
eventually left their marks and impact
on Malaysia by constructing buildings
that reflect their architectural value, for
instance in cities such as Kuching,
Sarawak; George Town, Penang;
Malacca etc.
In Malaysia, historic buildings can be
found in most urban areas and some in
rural areas. The historic buildings can
be categorised into several types such
as traditional architecture (the
traditional timber Malay houses), shop
houses of inimitable architectural styles
(the Early Permanent Style, Straits
Eclectic Style or the Art Deco), colonial
influence (railway stations, old
government buildings, mansions and
courthouses); and religious buildings
(traditional and Moorish-influence
mosques, churches and temples)
(Ahmad,1998).
Today, some of these buildings still
remain undamaged and maintained
their inventive characters even as others
have been repainted for several times
or have new accessories to the
buildings. Sadly, a few have been left
redundant or demolished to give way
to modern development (Ahmad,
1998).
Current Scenario of
Heritage Buildings in
Malaysia
Recently in Malaysia, UNESCO has
declared George Town, Penang and
Malacca as UNESCO Heritage Sites
thereby making historical building
maintenance more important. This
status has brought the country involved
in what would be the biggest
conservation project known (Khor,
2009). Today, the Federal Government
is doing a lot more to help conserve
heritage buildings in Malaysia.
Efforts are now underway to restore
historical buildings in Perak. According
to the Archaeologist Division Principle
Assistant Director, Mat Nasir Baba in the
Star Online, Perak heritage buildings are
being restored. The efforts to restore
old buildings in the state will not only
preserve the country’s heritage but also
make them a tourist attraction
(Bernama, 2009). He further explained
that the department is now actively
carrying out research on several more
historical sites in Perak that can be
included in the restroration programme
(Bernama, 2009).
(a) Lack of Funds
It is not possible for a heritage
building to be free from decay and
deterioration. Maintenance work
does not only involve time and
inspection but it also engages —
most importantly — money. Most of
the tenants of shop houses in
Kuala Lumpur are of low income
status. Therefore, they face
maintenance issues with their
decayed buildings. Moreover,
certain tenants do not take any
action or initiative to remedy it and
some move out of the old buildings
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
to live in modern buildings resulting in the
increase of abandoned historical shop
houses.
According to Fels (2002), most historical
buildings are demolished due to the
perception of high maintenance cost. As a
result of this, owners of these shop houses
allow the Government or Local Authority to
bring down these buildings because they
could not bare and/or afford the
maintenance of the buildings.
Due to lack of funds, these tenants will
eventually hire unskilled technicians or
labours to do the maintenance work which
sometimes do not comply with the
requirements and regulations of the Local
Authority.
Lacking in fund could be one of the
reasons why many of the old shop houses
are left in dilapidated state, particularly
unoccupied lots (Shamsuddin, 2005).
According to Choong (2006), there is no
sustainable value in heritage and many
heritage programmes were being run at a
loss. He said he once renovated his
historical building and spent RM50,000 but
at the end his return was 5% less than the
cost of the renovation. Compared to
Government buildings, it is easier to
maintain old buildings because there are
enough financial sources prepared by the
Government and Local Authority.
(b) Inadequate Acts and Unclear
Guidelines
According to Idid (1996), Malaysia still does
not have any Acts which specifically relate
to the concept of maintaining and
conserving heritage buildings. There are
very few Acts that contain
connection/linkage with heritage
conservation, some of them are:
• Antiquities Act 1976 (Akta 168)
(abolished in Dec 2005)
• Town Planning Act 1976 (Akta
Perancang Bandar 1976) (Akta 172)
• Local Authority Act 1976 (Akta Kerajaan
Tempatan 1976) (Akta 171)
• Rent Control Act 1976 (Akta Kawalan
Sewa) is actually an act to help
maintain affordable and similar rents
that has existed before World War II
• National Heritage Act 2005 (Act 645)
Ever since the Rent Control Act 1976
ceased in 2000, the problem was greatly
felt when sub-tenants had no choice but to
leave their property due increased rental
One of the sources of income to
Malaysia is from the tourism sector.
The percentage of tourists coming to
Malaysia has increased each year. But
what has changed in the demand of
these tourists has to be taken into
consideration.
cost resulting in most heritage buildings
unoccupied. When these buildings were
left inhabited, real estate developers or
building owners will use the opportunity to
develop new buildings by demolishing the
existing structure in the intention of making
more profit. When there is no occupant in
the building, tenants will not have the
initiative and money to do the
maintenance work, therefore demolishing
or giving ways for new development was
their best solution. In other cases, the
repealing of the Rent and Control Act has
lead to many losses to landlords because
the tenants’ were making more profit by
sub-letting the building to sub-tenants with
higher rent rate compared to their pre-war
rent to the landlords. So, these landlords
refused to execute maintenance work for
the building leaving it to deteriorate as time
goes by.
The repeal of Antiquities Act 1976 with
National Heritage Act 2005 (Act 645) has
clearly creates a huge impact towards
conservation practice in Malaysia.
(c) Lack of Specialist in Heritage
Building Maintenance
Lack of awareness among the locals in
maintaining heritage buildings created
setbacks for the Government and
authorities to make plans for the
development of a city may it be both for
new development and heritage sites. “It is
through participatory processes that a city
develops visions and plans, monitors the
implementation of its plans and adjusts to
changing circumstances” (Oberlander,
2009). Each and every parties involve shall
play their parts in accomplishing their city’s
goal towards maintaining historical
buildings and sites. ‘Developers, property
owners, clan associations, religious
organisations, heritage conservationists,
academics, architects, the heritage
commission, urban planners, municipal
authorities, and also international bodies
like UNESCO and the International Council
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The Professional Journal of The Institution of Surveyors, Malaysia
on Monuments and Sites (ICOMOS) must
play their part’ (Eng, 2009).
• The public often does not really
understand what a local plan is about.
There also seems to be some
misunderstanding and misconception for
tenants with the requirements and provisions
stipulated by the Local Authority and
conservation bodies such as NGOs, National
Heritage Act etc. This can be express through
issues like plans and legislation provided by
Local Authorities or Government are not fully
understood by the public or there are little
communication between the authorities and
the public.
Not many people are aware of the
importance of protecting historical structures
therefore when there are new plans or
legislation set up by the Government or NGOs
problems will occur.
Below shows some of the problems which
usually arise when new plans regarding
conservation and maintenance regulations
are set out (Hamid, 2008):
• Members of focus groups are given too
little time in advance to study the plans.
• Public responses are often automatically
treated as complaints, creating a
challenging environment.
• There is little subsequent communication
back to the public.
• Communication back to the public often
only occurs after a decision has been
made.
Data Gathering
The site location for the case study is selected
based on the KL 2008 Development Control Plan
for historical buildings prepared by Kuala Lumpur
City Hall. The buildings fall under Category 1 in
the primary zone. Figure 1 below shows the map
of primary heritage zone with heritage buildings
Category 1 coloured in red.
Peer Review
Figure 1: Kuala Lumpur 2008 Development Control Plan Primary Heritage Zone Map Source (KLCH, 2009)
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
The method used to gain data is through interviews. The
interviews were conducted through structured questions
in relation to the research’s objectives. The questions
were divided into two sections: the first question relates
to problems in maintaining heritage buildings and the
second, on the significance of maintaining heritage
buildings. The other questions consist of issues regarding
the guidelines in maintaining heritage buildings, the
availability of resources (manpower and materials), the
methods and procedures of
maintenance work applied,
the cost involved for
maintenance work and the
interviewee’s personal
opinion regarding factors
that play a key role towards
the importance of
maintaining heritage
buildings.
Other than interviews, other
data recorded such as
pictures and drawings were
also obtained from the
interviewees. It took two
and a half months to complete these interviews and data
collection. The measurements of the findings are based
on the agreement, clarity and amount.
Case Studies
Case studies help to classify and obtain concrete
information regarding maintenance work of heritage
buildings based on the current work executed by actual
maintenance management. It also provides
theoretical/conceptual information on how an old
…tourism is the second most
important sector in Malaysia’s
economy, with 22.5 million
foreign tourists visiting
Malaysia in 2008, bringing in
RM49.1 billion (USD16.2
billion) in revenue.
building is maintained. For this study, a total of six
heritage buildings under Category 1 were selected as the
case study. These buildings are located in the primary
zone consisting of different types of building functions. As
stated by KLCH (2009) in the Draft Kuala Lumpur City
Plan 2020, buildings that fall under Category 1 are
buildings that were previously gazetted under National
Heritage Act 2005 and fall under the jurisdiction of the
Commissioner for Heritage. Meanwhile, buildings located
in the primary zone indicate
that buildings of heritage
characteristics and
development are strictly
controlled to maintain its
existing environment and to
prevent alteration works of
non-gazetted buildings from
affecting the heritage
buildings.
As shown in Figure 2, these
buildings are all British
Colonial buildings with
Mogul architectural style
(also known as Moorish or
Indian Muslim style), Tudor, Neo-Classical and Neo-Gothic
influence. In order to retain the individual building
anonymity, they are designated as Building A, Building B,
Building C, Building D, Building E and Building F.
Interpretation of Results
The interview was carried out on six different types of
building functions as shown in Figure 2. The respondents
for these case studies consist of supervisors, technician
coordinators, mechanical engineers, building manager
Figure 2: Six Different Types of Building Function for the Case Studies
Building A Building B Building C
Building D Building E Building F
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The Professional Journal of The Institution of Surveyors, Malaysia
and directors which include the Local Authority,
Government Departments and a private sector.
There were several obstacles and problems
experienced during data collection and
interviews. These problems have limited the
extensive effort in presenting a comprehensive
study. Thus, results presented below are the key
outcomes which are deemed complete and
relevant for the study.
(a) Clarity of Guidelines
Figure 3: Respondents Feedback on the Clarity of Guideline Available on
Conservation
Not Specific &
Not detail
66%
Clear but
difficult to follow
17%
Clear &
detail
17%
In Figure 3 above, the total percentage of
66% of interviewees who agreed that the
current guidelines on maintaining heritage
buildings are not clear and are very general,
is the highest percentage. The result was
followed by a total of 17% of respondents
who agreed that the guidelines available
are clear and detailed. A further 17% clearly
mentioned that the guidelines are clear but
somehow it is difficult to follow.
(b) Availability of Resources
Figure 4: Respondents Feedback on Sufficient In-House Maintenance Staffs
to do the Maintenance Work
The respondents were asked if there is sufficient inhouse
maintenance staff to execute maintenance
work. As per Figure 4, 43% of the respondents
disagree that there is enough in-house maintenance
staff to execute maintenance work themselves. 43%
of the respondents neither agree nor disagree with
the question and only 14% of the respondents totally
agree that there is enough in-house maintenance
staff to perform maintenance work in the building.
This clearly indicates that the current manpower for
the maintenance works is still an issue in their
organisations.
(c) Types of Maintenance Works
In Table 1 below, it can be defined that most of the
buildings perform unplanned maintenance and
planned corrective maintenance with the exception
of Building A, which only performs Unplanned
Maintenance and Building B, which performs all
three types of maintenance. The best way to achieve
excellent maintenance is to have good maintenance
management that match as closely as possible to the
expected requirements of the user (Pintelon, 1999).
Table 1: Types of Maintenance Work
Building A
Building B
Building C
Building D
Building E & F
Building G
TOTAL
Planned
Preventive
Maintenance
Planned
Corrective
Maintenance
Planned
Corrective
Maintenance
Planned
Corrective
Maintenance
Planned
Corrective
Maintenance
Planned
Corrective
Maintenance
Unplanned
Maintenance
Unplanned
Maintenance
Unplanned
Maintenance
Unplanned
Maintenance
Unplanned
Maintenance
Unplanned
Maintenance
1 5 6
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Totally agree
14%
Neither agree
nor disagree
43%
Disagree
43%
There are also certain
parties concerned that
if the Government
focuses to much on
the cost of maintainng
heritage buildings, it
may lead to losses to
the nation because it
will eventually delay
the country’s future
development.
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
(d) Annual Cost for Maintenance Works
In Figure 5 below, four out of six buildings
indicate that the annual expenditure of
maintenance work is above RM500, 000
(USD165,125) followed by Building C and
Building G with annual expenditure
between RM100,000 - RM200,000
(USD33,025 - USD66,050) and between
RM300,000 - RM400,000 (USD99,075 -
USD132,100). It is understood that
maintenance cost constitute to a huge
amount of the total building cost. The
various net lettable area per sqm are seen
to be the influential factor in the
determination of maintenance cost the
buildings.
Figure 5: Annual Expenditure for Maintenance Work
(e) Factors that Play the Key Role Towards
the Importance of Maintaining
Heritage Building
All of the respondents have the same opinion
on the main factors towards maintaining
heritage buildings, which is to maintain the
cultural identity. Conservation and
maintenance of old buildings is on a current
agenda relating to the built environment in
Malaysia. These buildings have important
implications with the nation’s chronological
development (Kayan & Zuraini, 2003).
Furthermore, historical buildings are valuable
because they are important to the economy in
terms of tourism and leisure. Therefore, the
urge for adequate maintenance and
preservation of historical buildings is essential
not only for cultural development but also for
economic demands.
RM in thousand
600
500
400
300
200
100
0
Building A Building B Building C Building D Building E&F Building G
(f) Building Defects are Mostly Caused
by Humans Due to Vandalism
Figure 6 below shows half of the total
respondents agree that building defects are
usually caused by humans. This is followed by
33% of the respondents who disagree with
the statement and only 17% of the total
respondents who neither disagree nor agree
with the statement.
Figure 6: Respondents Feedback on Building Defects Caused Vandalism
…historical buildings are valuable
because they are important to the
economy in terms of tourism and
leisure. …the urge for adequate
maintenance and preservation of
historical buildings is essential not
only for cultural development but also
for economic demands.
Neither agree
nor disagree
17%
Agree
50%
Disagree
33%
Discussion of Findings
Conservation and maintenance of heritage
buildings is on a current agenda relating to the
built environment in Malaysia. It is realised that
these buildings have important implications with
the nation’s chronological development (Kayan &
Zuraini, 2003). Most of these buildings face the
same problems such as the lack of maintenance
planning and adequate By-Laws regulations
36

The Professional Journal of The Institution of Surveyors, Malaysia
regarding historical building conservations,
which at the end of the day creates bigger crisis
in the future. This kind of problem is even
harder to solve especially when most of these
buildings have been gazetted.
There are also certain parties concerned that if
the Government focuses to much on the cost of
maintainng heritage buildings, it may lead to
losses to the nation because it will eventually
delay the country’s future development. As
highlighted by Surin & Hamid (2007) in the Sun
Online, it is the responsibility of the decision
makers in protecting these historical buildings
even though there are no proper guidelines and
appropriate systems in the current situation in
Malaysia.
Parties like Kuala Lumpur City Hall Urban
Design and Heritage Unit whose duty is to
ensure unlisted buildings under the heritage
unit are well maintained and preserved. But
problems still arise for instance, expansive
maintenance cost and lack of incentives given
to owners of heritage buildings to undertake
the neccesary maintenance steps.
“We need to have fiscal incentives to spur and
encourage owners and developers of heritage
buildings and conservation areas to undertake
conservation and revitalisation programmes,
and to stimulate conservation and restoration
activities” (Surin & Hamid, 2007).
One of the sources of income to Malaysia is
from the tourism sector. The percentage of
tourists coming to Malaysia has increased each
year. But what has changed in the demand of
these tourists has to be taken into
consideration. Nowadays, tourists from all over
the world travel not only for holiday and leisure,
but also for educational purposes. Therefore, it
is necessary to maintain our existing historical
buildings because not only does it help
motivate the nation to be proud of our
historical buildings, it is also a source of income
to the country. However, the problem here is
the cost to constantly maintaining these
buildings for certain parties.
Another issue relating to the maintaining
heritage buildings in Malaysia, particularly in
Kuala Lumpur, is that the existing guidelines
can be a little bit misleading, complicated and
not easily understood by people. This leads to
problems such as the demolition of the Bok
House in 2008.
especially the younger generations on the
importance of maintaining heritage buildings
and sites where they have not been exposed to
the uniqueness of the architectural and
structural value of these buildings. They lack the
spirit of nationality because they have never
gone through war and have not been exposed
to the historical technology in constructing old
structures. Malaysia is a multi-racial country that
consists of many different races, religious and
ethnic groups. Each and every of these races
have their own unique identity and
characteristics for instance, their festivals and
lifestyles. As time goes by, people tend to
change their way of life. This has affected the
mentality of the public, especially the younger
generations in maintaining and appreciating
heritage buildings. People are likely to live in a
modern lifestyle like apartments and newly
constructed houses using latest technology.
Conclusion
After undergoing several interviews and findings
for this research, in can be concluded that the
maintenance and conservation of heritage
buildings in Malaysia is still in its developing
stages compared to developed countries like
the United Kingdom, where they are more
advanced and are very vocal when comes to
preserving their buildings’ historical value. This
research is carried out with the aim to identify
alternative methods or solutions in maintaining
heritage buildings. This aim was achieved
through the attempt of doing several interviews
with different parties. These aims can be
attained through the recommendations
suggested earlier, especially the
recommendation suggested by the Department
of Heritage Malaysia. The understanding and
realisation of the objectives and aims has made
this research a success. This research offers
information on the common management
problems faced by maintenance management
in maintaining heritage buildings and has
highlighted several issues mainly on guidelines
involved, availability of resources, cost and the
importance of maintaining heritage buildings.
Moreover, the research offers a helpful base for
future research on maintaining heritage
buildings. •
Peer Review
There are also other problems that do not
comply with the guidelines or laws regarding
old building maintemance. It involves the
mentality and openness of public towards
maintaining heritage buildings. This can be a
difficult task for the Government and activists to
encourage and create awareness in the public,
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
References
Ahmad, A. G. (1998, June 20). Colour in
Building Conservation. Retrieved from
http://www.hbp.usm.my/conservation/Semi
narPaper/ ColourInBldgConservation.html
Ahmad, A. G. (2009, Feb 14), On urban
conservation, In Priscilla Dielenberg
(Reporter), The Star Online, Retrieved from
http://thestar.com.my/metro/story.asp?file=/
2009/2/14/ north/3261443&sec=north
Bernama (2009, April 25), Perak Heritage
Buildings Being Restored, The Star Online,
Retrieved from
http://thestar.com.my/news/story.asp?file=/
2009/4/25/
nation/20090425164935&sec=nation
Choong, D. E. (2006, Dec 24). Not any old
house has heritage value, In Ng Su-
Ann(Reporter) Retrieved from
http://thestar.com.my/news/story.asp?file=/
2006/12/24/ focus/16379336&sec=focus
Eng, L. G. (2009, July 6). Heritage Trail:The
Living City, In Neil Khor (Reporter), The Edge,
Retrieved from
http://www.theedgemalaysia.com/lifestyle/1
46292-heritage-trail-the-living-city.html
Fels, P. T. (2002). Conserving the Shophouse
City, In Proceeding of the International
Conference 2002, 18-21 April 2002, The City
Bayview Hotel, Penang, Malaysia, The
Penang Heritage Trust & STAR Publications.
Hamid, A. S. (2007). Town Planning and
Conservation: What Needs to be Done?, in
World Town Planning Day 2007 National
Convention: Town & Country Planning-50
Years, KL Malaysia.
Idid, S. Z. A. (1996). Pemeliharaan Warisan
Rupa Bandar. Kuala Lumpur. Malaysian
Heritage of Trust.
Kayan, B. A. & Zuraini Md Ali (2003).
Conservation of Heritage Buildings:
Maintaining Old Government Buildings In
Kuala Lumpur After Gazetted Period, IPTA
Research and Development Exposition 2003,
Kuala Lumpur, Malaysia, Ministry of
Education of Malaysia
Khor, N. (2008, Nov. 26). World Heritage
Listing: A New George Town, Retrieved from
http://www.igeorgetownpenang.com/featur
es/117-world-heritage-listinga-new-georgetown
KLCH (2009). Draft Kuala Lumpur 2020 City
Plan:Towards a World Calss City. Malaysia,
Kuala Lumpur City Hall.
Oberlander, H. P. (2009, July 6). Heritage
Trail:The Living City, In Neil Khor (Reporter),
The Edge, Retrieved from
http://www.theedgemalaysia.com/lifestyle/1
46292-heritage-trail-the-living-city.html
Pintelon, L. (1999), Information Technology:
Opportunities for Maintenance Management,
Journal of Quality in Maintenance
Engineering, Vol.5, Number 1, 1999, pp. 9-24
Surin, J.A. (Interviewer) & Hamid, A. S.
(Interviewee). (2007, April 19). Build a
tradition of conservation. [Interview
transcript]. Retrieved from
http://www.sun2surf.com/article.cfm?id=176
61
Wan Ismail, W.H. & Shamsuddin, S. (2005).
The Old Shophouses as Part Of Malaysian
Urban Heritage:The Current Dilemma, In
Proceeding of the 8th International
Conference of the Asian Planning Schools
Association, 11-14th September 2005,
Malaysia.
38

The Professional Journal of The Institution of Surveyors, Malaysia
The Development of
TIMBER DEFECTS
PRIORITISE
RANKING SYSTEM
Peer Review
A.I. Che-Ani 1 , A. Ramly 2 , A.E. Hashim 3 , N.A.G. Abdullah 1 , M. Surat 1
1
Department of Architecture
Faculty of Engineering and Built Environment, Universiti Kebangsaan Malaysia
2
Department of Building Surveying
Faculty of The Built Environment, University of Malaya
3
Department of Building Surveying
Faculty of Architecture, Planning and Surveying, Universiti Teknologi MARA
This paper describes the approach in developing a timber defects prioritise
ranking system. Two methods of survey are suggested, namely visual inspection
and the use of power tools such as moisture meter. The pro forma survey
checklist is divided into two sections. The first is collecting data under the
traditional approach and the second is solely dealing with quantitative data
collection. The score for each defect identified is then totalled up to obtain a
ranking. For the benefit of a particular building, the system is then classified in
relation to building stability, where the said building is either in dilapidated, fair or
good condition based on the average ranking number. When several buildings
have been surveyed, the mathematical method of analysis can be done to obtain
the severity index of each defect or even a more complicated statistical analysis.
This developed system is a method for qualitative data collection in conditioned
surveys, especially for timber defects. Further work needs to be done to test the
system in the field, since this paper puts across a point in a theoretical manner.
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
1.0 Introduction
Building condition survey is
part and parcel of a wide spectrum in
the building surveying profession.
Traditionally, building condition survey
is carried out using a qualitative approach,
particularly descriptive method of assessment.
Most of the time, the quantitative is rarely
adopted or not at all. However, this is not
intended to restrict the condition survey work
under the traditional method. Although the
traditional descriptive forms essential
information for the condition assessment of
one particular building as a whole. The
valuable information provided can not be
questioned.
The aim of suggesting quantitative approach
in dealing with condition survey is actually not
a new paradigm. The work of Pitt (1997) and
Alani et al. (2001) suggests that the ranking
system should be adopted, as one means to
prioritise the defects in the building (Hollis,
2000). It forms supportive documentation as
well as essential information, apart from
traditional reporting for condition surveys.
Listing defects in terms of priority provides the
surveyor with a quick-reference and an idea of
the most severe or serious defects.
Theoretically, the data in numeric form is
classified as hard and reliable, thus providing
tangible results of the building condition
survey (Hollis, 2000).
This paper focuses on developing prioritised
ranking system for timber defects based on a
quantitative approach. Ahmad B. R. et al.
(2006) suggests that the primary causes of
timber defects fall within two categories,
namely insects attack and fungal infestation.
The element of defects diagnosis has to deal
The work of Pitt
(1997) and Alani et
al. (2001) suggests
that the ranking
system should be
adopted, as one
means to prioritise
the defects in the
building (Hollis,
2000).
with either one of these main causes, followed
by sub-causes which will be elaborated further in
this paper. The explanation of prioritise ranking
system starts with the formatting of the survey
work, particularly the checklist in order to suit
the system’s needs. Theoretically, it is then
followed by the system before some concluding
remarks and further research is done.
2.0 The Survey Work
The principal of carrying out the condition survey
is based on the 3-F approach as suggested by
Hoxley (2002), namely focus, familiarity and
freedom. In dealing with the survey work, it
depends on the preference of surveyor, either
outside-in or inside-out. Even so, in most cases
the surveying work normally commence from
external rather than internal. To illustrate the
preference, Hoxley (2002) said, “... In many
respects the order of inspection is a matter of the
personal preference of the surveyor but what is
most important is that the inspection is carried
out in a logical sequence with which the
surveyor is familiar...” (Hoxley, 2002; pp. 32). In
getting familiar with the 3-F approach, the
preliminary inspection should start with at least a
walk through of the entire building to be
surveyed (Johnson, 2002).
After considering the initial stage of survey work,
it is important to discuss about the survey
checklist. The checklist is designed to cover the
type of data required for the timber defects
prioritise ranking system. The checklist is divided
into two main parts namely, building survey and
timber defects prioritise ranking system. Apart
from this, the design and/or construction of one
particular element are also recorded. To
accommodate the system, most of the data
entered is in the form of numeric, instead of
descriptive data. The survey checklist and its term
of reference are given in Figure 1 and Table 1,
respectively.
The causes of defects primarily fall within two
categories, namely insects damaged or fungal
infestation. Weathering is classified as secondary
cause since it has close relation with ageing
factor and ‘wear and tear’ scenario, which
sometimes can not be claimed as building
defects. Additionally, mechanical failure is likely
to occur in the event of no repair or maintenance
work carried out during the initial stage of
defects. Therefore, if mechanical failure is highly
rated, perhaps the particular building has to
highly prioritise for repair.
Apart from the causes in defects diagnosis
section, the survey is required to have data on
the types of defects, which form the details of
the diagnosis. The first five types of defects as
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The Professional Journal of The Institution of Surveyors, Malaysia
depicted in Figure 1 (under guideline no. 2) belong
to the insects damaged category, whereas the rest
up to eleven describes the details of fungal
infestation. The surveyors’ knowledge and
experience have great influence in completing this
section accurately. To some extent, it is not really
complicating since the survey work is meant for
building surveyor, which should look into a wide
spectrum of defects identification.
The description of defects provides room for the
surveyor to jot down any relevant explanation in
describing the defects, or simple sketches. This
section is much more useful if defects recorded are
to be found not within any category in the
guidelines. Furthermore, it is advisable during the
course of the survey to record each defects
identified on its own basis. This will give clear
identification of the frequency or the number of
Table 1: Term of Reference for Timber Defects Prioritise Ranking System (This research, 2009)
Type of
No
Data
1 Physical
Condition
Scale
Value
Chronology Value
0 Repair or replacement is needed
within the period of 1 month
Linguistic Value
Element/structure not functional at all
1 Repair or replacement is needed
within the period of 1-6 month(s)
2 Repair or replacement is needed
within the period of 6-12 months
3 Repair or replacement is needed
within the period of 1-2 year(s)
Serious defects, not functional to
an acceptable standard
Functionality sound, but need an urgent
repair or replacement
Structurally functional, only minor
defects
Peer Review
4 No need for repair or replacement Free from any visible defects
2 Fabric
Effect
3 User Effect
4 Potential
Risk
5 Risk Effect
1 Significant effect
2 Have effect
3 Minor or no effect at all
1 Significant effect
2 Have effect
3 Minor or no effect at all
1 Most possible
2 Possible
3 Not possible
1 Death or serious injury
2 Injury
3 Minor injury
4 No risk associated
If one particular element/structure is
malfunctioned, what is the possible
effect to the other element/structure
member
If one particular element/structure is
malfunctioned, what is the possible
effect to the other element/structure
member
Risk of structural damage, which in turn
can lead to death or injury (if the scale
value is “3”, the “risk effect” should
have the score value of “4”)
Risk of structural damage, which in turn
can lead to death or injury
Figure 1: Condition Survey Checklist for Timber Defects (This research, 2009)
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
defects occurrence, which form an integral data
to be used in determining the severity index of
one particular defect.
3.0 The System Development
Condition survey normally covers the “A to Z” of
a building, from structural to non-structural
element. Since then, the development of
quantitative data for the whole building
element according to types of defects is very
challenging to produce. It is because when
preparing the quantitative data collecting
procedure, the surveyor should establish the
classification of many types of data such as
types of cracks, dampness in building or insect
attacks, to name a few. All of the information
during the field work should be coded directly
in the form of numeric, or otherwise it will be a
waste of time to re-code it after the field. To do
this, the possible classification of defects has to
be identified in the first place (to form the
element of the system), as to speed-up and
provide minimum interruption to the flow of
the condition survey work.
From the survey checklist described above, the
data on the latter part form integral information
in developing the system. Two types of data
have to be collected, namely the physical data
and risk data. Physical data deals with the
current condition of the building at the time of
the survey conducted. For risk data, it is
associated with the potential hazard that might
Table 2: Condition Assessment of the Building (This research, 2009)
Condition Linguistic Value Average Marks
Condition 1: Dilapidated Not safe for occupancy 04-09
Condition 2: Fair
Condition 3: Good
Sign of defect in structural
member (not give effect to the
building stability)
Need repair or replacement
Main structural member is
strong and stable
Defects which influence
aesthetic value only
10-13
14-17
Figure 2: Data Requirement in Developing Timber Defects Prioritise Ranking System
(Modified from Pitt, 1997)
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The Professional Journal of The Institution of Surveyors, Malaysia
be occurred to the building, particularly the risk
that gives effect to structural damage, which in
turn leads to safety and health problems to the
occupant (if the building is occupied).
The physical data and risk data is sub-divide
into five categories, with three types and two
types respectively as per Figure 2. The scale,
chronology and linguistic value are provided in
Table 1. The total score is 17, with reflects the
lower is the higher priority. Both of the data is
then sum-up as to get ranking of defects
priority. Towards the end, one particular
building that being surveyed is rated out of 3
conditions in term of building stability, namely
Condition 1: Dilapidated; Condition 2: Fair and
Condition 3: Good. The linguistic value and
average marks of these three conditions is given
in Table 2.
In completing the system, the survey method is
more towards visual inspection. Lee (1987)
stated that in most cases, the method of visual
examination is enough for identifying the
causes of defects by the experienced surveyor.
In latter suggestion, Lee said that the use of
survey instrument is needed for a more
objective diagnosis. Considering this opinion,
apart from visual inspection, the surveyor
should also need to use some power tools in
carrying out the survey. Since the system to be
developed is dealing with timber defects, the
most suitable instrument, as one to suggest, is
the moisture meter. This is because the
moisture content (MC) of timber member in
building form a very identical mark in verifying
the cause of defects i.e. the timber is free from
rotting defects if the MC reading is not more
than 20% (Ahmad B. R. et al., 2006).
4.0 Conclusion
Apart from descriptive building condition
survey, this paper describes the development of
prioritise defect ranking system, principally to
the timber structure. Theoretically, the survey
pro forma and its term of reference are
established. Having completed the survey, the
numerical data is then summed up to obtain
the ranking. One particular building is
eventually rated base on conditional sense in
The explanation of prioritise ranking
system starts with the formatting of the
survey work, particularly the checklist
in order to suit the system’s needs.
terms of building stability. In applying a
statistical approach to identify timber defects
priority in a more meaningful manner, this
survey work is repeated on other buildings. The
severity index can be calculated based on
frequency of one particular defect. It is not
elaborated in details since this paper focuses on
prioritising timber defects.
The system described is still in its infancy stage,
thus requiring some pilot work for testing
purposes. It is for certain that a few loopholes
exist, which require some adjustments and
perhaps re-engineering of the system.
Therefore, the future work to be done is
applying the system during field work to get
some feedback and improvement via “what if’s”
approach. •
References
Ahmad B. R., Nor Haniza I., Nur Azfahani,
A., Adi Irfan C. A. (2006). Punca Kecacatan
Binaan Kayu. Unpublished.
Alani, A. M., Petersen, A. K., Chapman, K.
G. (2001). Applications of The Developed
Quantitative Model In Building Repair and
Maintenance - Case Study. Journal of
Facilities. Volume 19 Number 5/6. pp.
215-221. MCB University Press Limited.
Hollis, M. (2000). The Missing Link.
Journal of Structural Survey. Volume 18
Number 1. pp. 22-27. MCB University
Press Limited.
Hoxley, M. (2002). Condition Inspections
of Residential Property: A Procedural
Framework. Journal of Structural Survey.
Volume 20 Number 1. pp. 31-35. MCB
University Press Limited.
Johnson, R. W. (2002). The Significance of
Cracks In Low-Rise Buildings. Journal of
Structural Survey. Volume 20 Number 5.
pp. 155-161. MCB University Press
Limited.
Lee, R. (1987). Building Maintenance
Management. 3rd Edition. United
Kingdom: William Collins Sons & Co. Ltd.
Reprinted by Blackwell Science.
Pitt, T. J. (1997). Data Requirements For
The Prioritization of Predictive Building
Maintenance. Journal of Facilities. Volume
15 Number 3/4. pp. 97-104. MCB
University Press Limited.
Peer Review
43

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
STRESS AND RESILIENCE
W.M.A. Wan Hussin
Universiti Sains Malaysia
44

The Professional Journal of The Institution of Surveyors, Malaysia
During a presentation to a group of librarians at a team building
course, the one thing I liked most is seeing how the audience
responded differently to the same stressors posed to them,
whether the circumstance is heavy traffic, queue jumping, a
bone-shattering car accident or coming across a grandfather
booking a parking space at the supermarket when his son’s car
is not even in sight. Some responded by meeting stressors with
strength and perhaps growing from the experience, while
others may become undone by similar circumstances. Librarian,
as I understand well, is one of the least stressful professions
when compared to other stressful heavyweight professions like
miners, security guards and politicians.
Introduction
The above scenario tells
us one thing — stressors do
come in many ways, even if
we don’t like it. Thus,
managing stress is part of our daily
life. As there is no such thing as a
stress-free life, the best that we can
hope for is a stress-less life. To
achieve a stress-less life, the art of
mastering those stressors and
minimising reoccurrences that come
before us needs knowledge before
they become crises. This means it is
important to build emotional
resilience to stress so that we are
ready and prepared for the stressors
that come and stresses we face in life.
“People who are more resilient are able to face
the daily punches and bruises of life and adapt
to adversity without lasting difficulties and
setbacks.”
Facts about Emotional
Resilience
Emotional resilience refers to one’s
ability to adapt to stressful situations
or crises. It is partially inborn but it
can and should be learned and
developed. Since stress and change
are part of life, there are always
opportunities to practice resilience,
and the payoffs are significant. All it
takes is an interest and commitment
to the process, and a little knowledge
and practice on how to develop and
strengthen resilience.
People who are more resilient are
able to face the daily punches and
bruises of life and adapt to adversity
without lasting difficulties and
setbacks. Less resilient ones will face
a harder time with stress and life
changes, both major and minor.
Through resilience, stresses especially
the minor ones, are handled well with
creativity and skill thus, creating a
platform to manage major crises to
come with greater ease. If one
chooses to handle life’s challenges
with greater ease, to grow from
adversity, and to turn potentially
negative events into positive ones,
learning and understanding emotional
resilience is a must.
Factors influencing
Emotional Resilience
Dealing with difficult life experiences
can bring positives with the negatives,
leaving strength and wisdom as the
end product after the difficulties have
passed. Stressful experiences, crises
and losses, if seen positively, can be a
remedy and makes one stronger. On
the other hand, adverse experiences
can leave us more vulnerable to stress
and can lead to lower levels of mental
health and well-being. As we all have
problems of various shapes and sizes,
learning to accept stress as a fact of
life teaches us to balance the adverse
life experiences; as some adversity
seem to make us stronger than those
who have a life of no adversity or any
Managing Stress
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THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
serious struggles. The fact is life adversity is
associated with higher global distress that leads
to functional impairment and lower life
satisfaction. For those who do have a history of
lifetime adversity of some sort and have learnt
the skills of handling situations, they do appear
to be less negatively affected by recent adverse
events than others. In fact, the experiences
make them stronger and more resilient.
The question in hand is how to respond to
adverse life experiences? It is all about
emotional resilience. Just like a broken bone
becomes stronger than before once it is healed,
we can be matured and stronger once we
reach the other side of a difficult life event.
Resilience has its benefits for daily life as well
as for the rare major disasters that come in
between. So what’s the difference between the
strong and the weak? Many of us do have the
emotional and physical resilience that were
accumulated over the years as we grow older,
thus becoming less upset by changes and
surprises. The fact also remains that emotional
resilience is related to some factors that are
beyond our control, such as age, gender and
exposure to trauma. However, resilience can be
developed with a little effort. With some basic
skills, we can become more resilient, even if we
are naturally more sensitive to life’s difficulties.
Traits of Emotional Resilience
While many may not realise that resilience is an
inbuilt quality, the varying degrees of how well
a person is able to handle stress makes up the
difference between those who are resilient and
those who are not or less resilient. The
following are some of the main characteristics
of a resilient person:
• Positive Self-talk: People who are
resilient tend to view life’s difficulties as
challenges and respond accordingly with
the right thought and action, rather than
with fear, self-pity, blame or acting with a
“losing victim” mentality. While life can be
very challenging, an important step in
becoming more resilient is to develop
positive self-talk by accepting the fact that it
is true life is out there for everybody who is
strong and wise.
• Acceptance: For many of us, the life we
have is not the life we expect but by
accepting the reality it is what makes us
move forward although it is such a difficult
thing to do. More often, denial, anger,
bargaining and depression are adopted as
steps of the grieving process when the
unexpected comes by and then, followed
by acceptance. However, if we stay in a
place where we cannot accept what has
“We were all taught to seek
forgiveness for all our wrong doings
as it is not a sign of weakness but
mere strength as forgiveness is not
for the other person but for the one
who forgives.”
happened to us, we are somewhat
obsessed with denial and dwell on the
injustice of it, and all that bring about
additional stress. Accepting who we are
and where we come from, enables us to
take stock of all that we have and feel
grateful for them, and move forward with
our lives as there are those bottom billion
out there who are more unfortunate than
us. In fact, denial can hamper our ability to
cope with the facts of life in a healthy way,
and can rob us of the gifts and privileges
we have thus far.
• Emotional Awareness: Learn the
skills to understand your own feelings and
why it crops up in the first place. You may
sometimes feel overwhelmed with your
emotions, thus making you frighten of
the situation and end up being static
and motionless. Knowing what
makes you feel upset can provide
valuable information about what
needs changing in life. Take
note of what happens and
explore your inner world and
come up with an action plan.
Gathering more accurate
recollections of feelings allow
us to capture emotional ups
and downs.
• Internal Locus of
Control: Resilient people
believe that they are in
control of their lives. While
you can’t control your
circumstances, you can
develop an internal locus of
control to respond to those
circumstances. This means
believing that you are in control
of your own life and at the same
time, focusing on the outside
forces. This can bring about a
big difference in your
attitude in the course of
your life.
• Optimism: Optimists see
the positives in most
46

The Professional Journal of The Institution of Surveyors, Malaysia
situations and believe in their own strength. Being
an optimist is more than looking on the bright
side of things. It is a way of viewing the world
from all angles where you maximise your
strengths and accomplishments, and minimise
your weaknesses and setbacks. Developing a
more optimistic world view can help you become
more resilient.
• Support: Learn to be strong individuals who
understand the values of social support and are
able to surround yourself with supportive friends
and family members. While you ultimately face
your own challenges, a supportive friend or family
members can help lighten the load. Those with
strong networks of social support tend to stay
healthier and happier throughout life, and tend to
cope well with stress. Conversely, those with little
support may find themselves more vulnerable,
and those with conflicted and unsupportive
relationships tend to fare even worse.
• Sense of Humour: Learn to laugh at
difficulties in life. If you are able to laugh at life’s
frustrations, you can have increased immunity to
stress and adversity. Those with a sense of
humour tend to experience life less stressfully.
They are able to bond with others during difficult
times and experience tremendous benefits of
laughter. If you can take a step back from difficult
situations long enough to maintain your sense of
humour, you will be more resilient too. If
happiness is something you want out of life, then
focusing daily on the small moments and
cultivating positive emotions is the way forward.
• Exercise: Many of us accept this fact with no
objection whatsoever, but yet the hardest to make
it work effectively especially with excuses of our
own doings. Exercise has been correlated with
stronger levels of resilience. This is due to the
combined effects of endorphins on your mood
and the physical health benefits. Regardless,
adding regular exercise habit into your lifestyle
can benefit you in more ways than one.
• Perspective: Resilient people continue to find
meaning in challenges in life rather than seeing
themselves as victims by learning from their
mistakes without denial, see obstacles as
challenges, and allow adversity to make them
“...the most
successful individuals
are those who
maintain the effort
for the long term and
trust the process with
perseverance.”
stronger. People who see their life with frequent
moments of positive emotions increase their
resilience against challenges. These small
moments let positive emotions blossom, and that
helps us become more open. This openness then
helps us build strength and resources that can
help us rebound better from adversity and stress,
ward off depression and continue to grow and
move on.
• Perseverance: While many know of coping
strategies that can help ease stress, as with diets
and exercise workouts, the most successful
individuals are those who maintain the effort for
the long term and trust the process with
perseverance. Whether you are working towards
outward goals or on inner coping strategies, you
are action-oriented and trust in the process by not
giving up easily. Do not give up on your situation
and never stop working toward getting through it.
Forgiveness and Resilience
What’s the connection between forgiveness and
resilience?
We were all taught to seek forgiveness for all our
wrong doings as it is not a sign of weakness but mere
strength as forgiveness is not for the other person but
for the one who forgives. Holding anger and
resentment toward another person does much more
physical and emotional damage to the injured party
than to the object of the anger and resentment.
Unreleased and hidden resentment can take a serious
toll on health, and obscure life with a heavy cloud of
sadness. So continue to work on forgiveness, release
the anger, and work towards healing.
Part of resilience is not making you miserable over
something that does not matter but limiting the scope
of what we allow ourselves to worry over by
containing our stress and anxiety, and worry only
those issues that will affect our lives. This has proved
on so many occasions as an effective stress relief
strategy. Rumination can negatively impact your
health, and anxiety is your only friend to the extent
that it motivates you to take real action to avoid
potential danger. Obsessing over things that you can’t
change or that are beyond your control or ruminating
over things that ultimately don’t greatly impact your
life can be a wasted effort that brings needless stress.
Therefore, take stock of resilience by
adapting to stressful situations or crises.
All it needs is to be patient with yourself,
and just do your best. •
W.M.A. Wan Hussin is a Professor at the School of Civil Engineering,
Universiti Sains Malaysia. He conducts several courses on stress
management and delivers public lectures and talks on management issues
for various organizations. He is currently a Licensed Land Surveyor, a
Malaysian Speaking Professional (MSP) of the Malaysian Association of
Professional Speakers, Fellow of the Institution of Surveyors Malaysia and
can be reached at wmabwh@gmail.com.
Managing Stress
47

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
INTERNAL RATE OF RETURN:
UNDERSTANDING THE
DIFFERENCE BETWEEN
IRR, MIRR AND FMRR
James Kobzeff
Internal rate of return (IRR), modified internal rate of return (MIRR), and financial
management rate of return (FMRR) are three returns used to measure the profitability
of investment property. Each method arrives at a percentage rate based upon an initial
investment amount and future cash flows, and in each case (of course) the higher the
better, but the procedure for making the calculation varies significantly as do the results.
By definition, internal rate of return is
the discount rate at which the present value of
all future cash flows is exactly equal to the initial
capital investment. To make the calculation,
negative cash flows are discounted at the same rate (i.e.,
the IRR) as positive cash flows.
Let’s consider the following investment with the initial
investment as CF0 (always a negative number because it
is cash outflow) and subsequent cash flows as CF1, CF2,
etc., with some negative and some positive.
CF0 -10,000
CF1 -100,000
CF2 50,000
CF3 -60,000
CF4 50,000
CF5 249,300
IRR = 30%
Seems all well and good, but the problem here is that the
calculation assumes that the cash generated during an
investment will be reinvested at the rate calculated by the
IRR, which may be unrealistically high and therefore will
overstate the return on initial investment. Likewise, since
negative cash flows are also discounted at the IRR, if that
rate is fairly high, the investor might not accurately
estimate the cash required to meet those future negative
cash flows.
To deal with this shortcoming many real estate analysts
use a method known as MIRR (i.e., modified internal rate
of return). In this approach, the assumption is that
positive cash flows the investment generates during its
life can be reinvested and earns interest at a
“reinvestment rate”, and negative cash flows must be
financed at a “finance rate” during the life of the
investment. In other words, rather than simply using one
rate (i.e., IRR) to deal with both negative and positive
cash flows, MIRR introduces the option to use two
different rates.
By applying a finance rate of 5% and a reinvestment rate
of 10% here’s the result using the same investment
criteria as we did earlier.
48

The Professional Journal of The Institution of Surveyors, Malaysia
Management
CF0 -10,000
CF1 -100,000
CF2 50,000
CF3 -60,000
CF4 50,000
CF5 249,300
MIRR = 18.75%
Okay, then along came the financial management rate of
return (or FMRR). Though it also provides two separate
rates to deal with negative and positive cash flows known
as the “safe rate” and “reinvestment rate”, FMRR takes it a
step further. The assumption here is that where possible,
all future outflows are removed by using prior inflows. In
other words, negative cash flows are discounted back at
the safe rate and are either reduced or eliminate by any
positive cash flow that it encounters. The remaining
positive cash flows are compounded forward at the
reinvestment rate.
We’ll apply a safe rate of 5% and a reinvestment rate of
10% to our investment criteria to show you the result. But
this time we’ll also include a table to show you the
adjusted cash flows.
CF0 -10,000
CF1 -100,000
CF2 50,000
CF3 -60,000
CF4 50,000
CF5 249,300
CF0 -111,717
CF1 0
CF2 0
CF3 0
CF4 0
CF5 304,300
FMRR = 22.19%
The financial management rate of return is difficult to
compute, which is why most real estate investment
software solutions opt for the modified internal rate of
return (MIRR) calculation. But after learning about it from
CCIM, I considered it a beneficial return for real estate
investment analysis, so I included FMRR my ProAPOD real
estate investment software as well as my ProAPOD
mortgage calculator software. To learn more please visit
the link provided below. •
James Kobzeff is the developer of ProAPOD — superior real estate investment
software since 2000. Create a rental property cash flow analysis in minutes! Easy
to use and affordable. Learn more www.proapod.com
*This article is reprinted with permission.
49

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
LIST OF NEW MEMBERS December 2010 – January 2011
QUANTITY SURVEYING
MEMBER
Sr Abdul Rahman B Dagang
Jurukur Bahan PSZ S/B, Terengganu
Sr Chen Nee Shan
Northcroft Lim Perunding Sdn Bhd, Sel.
Sr Faridah Bt Ismail
UiTM Shah Alam
Sr Lau Lik Sheng
Cyrill Sweet Ltd, London
Sr Lee Chong Tuck
Cyrill Sweet Ltd, London
Sr Mak Chien Muen
Cook & Butler (merge with Synergy LLP
Construction & Property Consultants)
Sr Sheikh Ishak B Sheikh Ismail
Advantage QS S/B, Sel.
Dato’ Sr Peter Tan Choon Hoo
Perunding Kos T&K S/B, KL
GRADUATE
Aliaa Bt Mohd Ridza
FL Associates, Sel.
Chew Soo Khim
Northcroft Lim Perunding Sdn Bhd, Sel.
Choo Wan Ling
Kuantibina, Penang
Lawrence Tan Chun Yee
Davis Langdon Seah S/B, Sel.
Lim Gaik Ling
Davis Langdon Seah S/B, Sel.
Loo Wan Chin
Ireka Engineering Cons. S/B, KL
Low Zie Wan
Northcroft Lim Perunding Sdn Bhd, Sel.
Massyita bt Bassirun
FL Associates, Sel.
Ng Chen Yang
Sunway Construction S/B, Sel.
Ngai Xiao-Wei
Northcroft Lim Perunding Sdn Bhd, Sel.
Noorhidayah bt Sunanti
Lagenda Education Group, Mantin, Negeri
Sembilan
Norul Izzati bt M Ashaari
Linton University College, Negeri Sembilan
Norziana bt Kasbola
AAR Consultancy, Melaka
Nurulain bt Sahil
AAR Consultancy, Melaka
Salleh b Laya
Gulf China Co. Ltd
Siti Norhana bt Muhamad Samsudin
AAR Consultancy, Melaka
Tan Chin Sern
Kuantibina, Penang
Tei Yin Ying
Unitech QS Consultancy
Thien Vui Chau
Jurukur Bahan Konsultant (Sabah)
Ung Poon Khim
Perunding Quants Utara, Penang
PROBATIONER
Ang Wei Ling
Davis Langdon Seah S/B, Sel.
Lai Fook Cheng
Jurukur Bahan FPS S/B, KL
Loo Yee Mei
Total Moden Engineering S/B, Sel.
Tan Hing Chuan
Mah Sing Properties S/B, KL
Tan Jun Hong
JUBM S/B, Sel.
Tang Mun Wai
JUBM S/B, Sel.
Vijayaletchumy a/p G. R. Krishnan
JKR, HQ
STUDENT
Belinda Wee Poh Ling
Bradley Sim Choo Wei
Chai Chiaw Wei
Chan Yim Quan
Cheah Zhi Chin
Chia Zun Hieng
Chin Shu Ying
Chin Wei Yong
Cyril Camillos Chai Mui Ching
Gan Kai Sen
Grace Alexander
Hew Wei Gian
Kam Pei Chien
Khor Shuin Cheng
Leong Mui Shan
Lim Lai Sim
Loh Chin Bok
Mahendran s/o Subramany
Michele Tiong Kui Ching
Mimi Aini Binti Muhamad Khair
Mohamad Farhan B Mohamad Arshad
Mohamad Noor Affendy B Misman
Mohd Fatazi B Aman
Mohd Nazmi B Mohd Akbar
Mohd Yusoff B Mohd Noor
Muhammad Hariz B Mohd Radzi
Nelson Wong Siew Khing
Norliza Bt Mazlan
Normah Bt Md Noh
Nurmimi Fardiana Bt Mohd Toha
Nur Nabila Hanis Bt Kamaruddin
Nurul Asma Bt Musa
Nurul Najia Bt Mohd Nasir
Shah Hazalin Bt Ismail
Sim Shean Yiing
Stella Yeow
Syafiq Ikhwan B Kamarudin
Tan Joon Fei
Tan Syntze
Teo Sin Yee
Wee Eng Sing
Yvonne Lai Hui Ying
PROPERTY CONSULTANCY AND VALUATION
SURVEYING
MEMBER
Sr Kok Chin Min
Jones Lang Wotton
Sr Jasen Vun Vui Fen
JV Property Consultants
Sr Yeh Sai Buen
JS Valuers
PROBATIONER
Chan Mei Kuan
Erman Hardy b Murzamil
Hartamas Real Estate S/B, Sel.
Hafiz Ilham b Hashim
M. Nor & Partners
Kelvin Tan Xiao Lin
Rahim & Co. (Sel.) S/B
Kenneth Wong Kheong Loong
Raine & Horne
Koo Choon Seong
Leong Chee Pun
SHELL Business Svs
Lim Siew Choo
Lock Pik Yoke
Metrohomes
Tan Lay Chin
Cornerstone Realty
Tan Boon Teng
Greenfields Props.
GEOMATIC AND LAND SURVEYING
MEMBER
Sr Dr. Abdullah b Daud
Jurukur Setia, JB
Sr Adi Imran b Shariff
Jurukur Setia, KL
Sr Khairil Afendy b Hashim
UiTM Arau, Perlis
Sr Khairulazhar b Zainuddin
UiTM Arau, Perlis
Sr Mohamad Zamri b Mohd Noh
JUPEM, Negeri Sembilan
Sr Mohd Fairus b Abdullah
Sinohydro-Gamuda-WCT Jpint Venture,
Doha, Qatar
Sr Mohd Nuzul Hakimi b Hamid
Jurukur Perunding Services S/B, Puchong
Sr Mohd Riduan b Mohamad @ Idris
JUPEM, Pahang
Sr Mohd Ridwan b Latif
HUPEM HQ
Sr Mohd Taburani b Ibrahim
Pej. Ukur Daerah Pahang Timur
Sr Muhamad Zuraini b Idris
Jurukur Teguh, Sel.
Sr Muhammad Husaini b Ya’cob
JUPEM Labuan, Sabah
Sr Noor Hamidi b Che Dan
Jurukur Saharuddin El-Asas, KL
Sr Nordin b Rozali
Jurukur Sepakat, Seremban
Sr Rohaizam b Ahmad Radzhi
Synergy Mapping Solutions S/B, KL
Sr Rohani bt Ahmad
Jurukur Perunding Services S/B, Sel.
Sr Sazeli b Hussin
Jurukur Unggul, Kota Bharu
Sr Wong Yeak Kuan
Jurukur Bakti, JB
GRADUATE
Abdul Fatah b Ibrahim
Ahmad Sharizal b Mohamed Yusof
Prima Survey Consultants, KL
Aminuddin b Fauzi
Fung Sheaw Tyon
Hasilla bt Harun
Hazimudin b Yob Tajuddin
Crest Builder S/B, Sel.
Kenny Tsong Kian Ching
Perunding Kenyalang S/B, Sarawak
Lai Wooi Kent
Jurukur Khoo, Johor
Lenny Sharinee Sakai
Kertau Resources, Sel.
Mohamad Shariff Mohd Sarji
KLCC Projeks S/B, KL
Muhammad Al-Yufizli b Mazelan
Kertau Resources, Sel.
Muhammad Faisal b Mohd Maideen
Jurukur Putra, Kuala Terengganu
Muhammad Zaki b Nordin
Ukur Sepakat, Seremban
Muhd Nasser b Sid
Kertau Resources, Sel.
Ngai Chen Chong
Jurukur Khoo, Johor
Ngoh Wan Zing
Studio Ukur Geomatics S/B, KL
Noor Khairul Idham b Nordin
NZ Survey Consultants S/B, Sel.
Noraini bt Md Zin
Nadi Ukur Consultant, Sel.
Nor Azeman b Mad Zin
Jurukur Intan Malaysia, KL
Phoon Yong Han
Enviro Land Services, KL
Ramli b Selamat
Jurukur Abadi, Perak
Redzuan Nasir b Ramli @ Abdul Ghani
Origin Survey Consultant S/B, Sel.
Tan Chwee Guan
Jurukur Khoo, Johor
Wan Ahmad Syazwan b Wan Sagar
Jurukur Budiman, Kuala Terengganu
Zulkifli b Ariffin
Fajar Ukur Consultants, Johor
BUILDING SURVEYING
GRADUATE
Elma Dewiyana bt Ismail
UiTM, Shah Alam
Junaidey b Jamain
JMB THA (Tasik Heights Apartment), KL
Zainol b Ahmed
PERKESO, Kl
STUDENT
Aiman b Ab Karim
Mohd Izzat b Azmi
Mohd Kamal Hakimi b Mohamad
Mu’min b Mahmud
Nor Ernawati bt Abd Rahman
Nor Syazana bt Azli
Reena Francissca
Siti Hajar bt Rosli
Zakaria bt Ehsan
50

The Professional Journal of The Institution of Surveyors, Malaysia
Quantity Surveyors
UKUR BAHAN KONSULT
QUANTITY SURVEYORS & BUILDING ECONOMISTS
NO. 16-A, JALAN PERSIARAN ZAABA
TAMAN TUN DR. ISMAIL
60000 KUALA LUMPUR
Tel : 603-7729 8100 (4 Lines)
Fax : 603-7727 1636
E-mail : ubkqs@tm.net.my
ubkqssb@gmail.com
CHARTERED QUANTITY SURVEYORS AND
CONSTRUCTION COST CONSULTANTS
No. 18-1 Jalan PJS 8/12, Dataran Mentari, 46150 Petaling Jaya, Selangor
Tel: 03-56329999 (Hunting Line) Fax: 56363723 / 56367723
E-mail: ymfsb@unifi.my
Lembaga Juruukur Bahan Malaysia Permit No. 1993/FC00009
YONG DAN MOHAMMAD FAIZ (SABAH)
Lot 23 Block C, 2nd Floor Plaza Grand Millennium,
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Fax: 088-733 699 Email: ymfsabah@yahoo.com
In Association With Rider Levett Bucknail
Singapore, Hong Kong, Jakarta, Bangkok, Vietnam, China, Phillipines,
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56D, 2nd & 3rd Floor, Perak Plaza
Jalan Perak, 10150 Penang, Malaysia
Tel: 04-2285441 Fax: 04-226 6528
Email: jubutara@gmail.com
51

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
Quantity Surveyors
Building Surveyors
BAHARUDDIN ALI & LOW SDN BHD
(R.O.C. No. 63558-U) LJBM No.: 1993/FC00010
Jurukur-Jurukur Bahan Berkanun & Ekonomis Pembinaan
Chartered Quantity Surveyors & Construction Cost Consultants
Head Office
217 & 219, Jalan Perkasa Satu,
Taman Maluri, Cheras,
55100 Kuala Lumpur
Tel: (603) 9285 3744
Fax: (603) 9285 5452/6231
Email: balow@balow.po.my
Website: www.balow.po.my
Branch Office
72B, Jalan Abiad,
Taman Tebrau Jaya,
80400 Johor Bahru,
Johor Darul Takzim
Tel: (607) 333 8480
Fax: (607) 333 9614
Email: balowjb@streamyx.com
Website: www.balow.po.my
With Compliments
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47500 SUBANG JAYA, SELANGOR
TEL: 603-56335361/03-56335362 Fax: 603-56 33 52 92
EMAIL: ksnls@hotmail.com
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Tel : +603-6157 9988 Fax : +603-6157 2145
Email: main@put.com.my
Branch Office
45A, Lorong PS2, Bandar Perda, 14000,
Bukit Mertajam, Seberang Perai, Penang
Tel : +604-538 3122 Fax : +603-539 3122
Email: png_main@put.com.my
• SUB-DIVISION OF BUILDING (Strata title)
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• TOPOGRAPHICAL & ENGINEERING SURVEYS
• PHOTOGRAMMETRIC SURVEY
• SPATIAL DATA
• GPS SURVEYS
Visit our website at : hp://www.put.com.my
52

The Professional Journal of The Institution of Surveyors, Malaysia
With Compliments
Valuation Surveyors
JURUKUR PERUNDING SERVICES SDN BHD (HEADQUARTERS)
No. 7 Jalan Industri PBP 3
Taman Industri Pusat Bandar Puchong
47100 Puchong, Selangor Darul Ehsan
Tel no.: 03-5623 3228
Fax no.: 03-8062 2999 & 03-8061 3399
E-mail: director@jpsurveys.com
Website: www.jpsurveys.com
JOHOR
KEDAH
No. 5-01, Jalan Pulai Perdana 145-B & 146-B Tingkat 2
11/2 Taman Seri Pulai Perdana Kompleks Alor Setar
81110 Skudai Lebuhraya Darul Aman
Johor Darul Takzim
05100 Alor Setar, Kedah Darul Aman
Tel no.: 07-520 4328 Tel no.: 04-731 2604 / 04-731 0663
Fax no.: 07-521 4328 Fax no.: 04-731 6560
Attn: Sr. Teo Chee Hai
Attn: Sr. Geh Thuan Hooi
Chartered Surveyors,
International Property Consultants,
Registered Valuers,
Property Managers and
Real Estate Agents
MELAKA
PULAU PINANG
No. M1-4-31
76 Jalan Lim Lean Teng
Kompleks Yayasan Belia Sedunia
11600 Pulau Pinang
(WYF Complex) Tel no.: 04-281 8488 / 04-281 6794
Leboh Ayer Keroh Fax no.: 04-281 6488
75450 Melaka Bandaraya Bersejarah Attn: Sr. Raja Ahmad Kahar b. Raja Ariff
Tel no.: 06-231 8070 / 06-231 8235
Fax no.: 06-233 1735
Attn: Sr. Zulkaffle b. Zakaria
TERENGGANU
BRUNEI DARUSSALAM 46-B, Tingkat 2
Unit 11, 2nd Floor, Block C
Jalan Sultan Zainal Abidin
Kg. Pengkalan Gadong BE 3719
20000 Kuala Terengganu
Negara Brunei Darussalam
Terengganu Darul Iman
Tel no.: 02-451546 / 02-456357 Tel no.: 09-622 5118
Fax no.: 02-456358 Fax no.: 09-631 5118
Attn: Pg Hj Matusin Pg Hj Matasan
Attn: Sr. Nik Afinde b. Nik Yaakob
PERAK
Jurukur Perunding Services (Ipoh) Sdn Bhd
50 Jalan Ghazali Jawi
31400 Ipoh, Perak Darul Ridzuan
Tel no.: 05-545 0077 / 05-545 0841
Fax no.: 05-547 4658
E-mail: jpipoh@streamyx.com
Attn: Sr. Ho Koon Kan , Sr. Zulkifli b. Mat Rais
Kuala Lumpur
8 th Floor, Tel: (03) 2161 2522
Bangunan Getah Asli (Menara), Fax: (03) 2161 8060
148 Jalan Ampang, Email:joneslang@jlwmalaysia.com
50450 Kuala Lumpur www.jlwmalaysia.com
Johor Bahru
Unit 8.01, Level 8, Tel: (07) 224 9937
Wisma LKN, Fax: (07) 224 9936
49 Jalan Wong Ah Fook, Email:johor@jlwmalaysia.com
80000 Johor Bahru www.jlwmalaysia.com
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ANNOUNCEMENT
New Format for ISM Publications Beginning 2011
Publications Features
Publications Features
The
Malaysian
Surveyor
• Announcements
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• short articles e.g. general articles
on health and management
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Editor
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All members are encouraged to submit their contributions to: editor@ism.org.my
53

THE MALAYSIAN SURVEYOR | Vol.46 | No.1 | 2011
Valuation Surveyors
INTERNATIONAL ASSET CONSULTANTS
JS VALUERS PROPERTY CONSULTANTS SDN BHD
Registered Valuers - Property Manager & Consultants
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98008 Miri, Sarawak
Sandakan, Sabah Tel: 085-418101, 428101 Fax: 085-413101
Tel: 089-217013, 229117 Fax: 089-220614
Email: miri@jsvaluers.com.my
Email: sandakan@jsvaluers.com.my
TAWAU, SABAH
MELAKA
Lot 5, Block 31, 2nd Floor 669A, Jalan Melaka Raya 8
Fajar Complex
Taman Melaka Raya
91000 Tawau 75000 Melaka
Tel: 089-765621, 765622 Fax: 089-765623 Tel: 06-2833338 Fax: 06-2868400
Email: tawau@jsvaluers.com.my
Email: melaka@jsvaluers.com.my
PENANG
BATU PAHAT, JOHORE
Room 105, 1st Floor
32A-1B, 2nd Floor
(Formerly Southern Bank Building)
Jalan Rahmat
No.21, Lebuh Pantai
83000 Batu Pahat, Johore
10300 Penang Tel: 07-4317327, 4323191 Fax: 07-4317327
Tel: 04-2625003, 2624985 Fax: 04-2634525 Email: batupahat@jsvaluers.com.my
Email: penang@jsvaluers.com.my
johore@jsvaluers.com.my
SUBANG JAYA, SELANGOR
RESEARCH & CONSULTANCY
No. 52 (1st Floor) Unit No. B-11-15, Block B,
Jalan SS15/4C, Subang Jaya, 47500 Selangor Megan Avenue II,
Tel: 03-56369199 (3 lines) Fax: 03-56369193 12 Jalan Yap Kwan Seng,
Email: js@jsvaluers-selangor.com
50450 Kuala Lumpur,
Tel: 03-21624133 Fax: 03-21624188
Email: consultancy@jsvaluers.com.my
DEVELOPMENT & CONSULTANCY
ESTATE AGENCY SERVICES
VALUATION (LAND & BUILDING)
AUCTION SERVICES
JB JURUNILAI BERSEKUTU SDN. BHD.
(Co. No.:243121 W) (Board of Valuer’s Registration No: VE(1) 0161)
DUE DILIGENCE CONSULTANCY
ASSET MANAGEMENT
VALUATION (PLANT & MACHINERY)
RESEARCH & CONSULTANCY
CORPORATE MANAGEMANT OFFICE
18th Floor, Menara Tun Razak, Jalan Raja Laut, 50350 Kuala Lumpur
Tel: 603-2693 3337, 603-2711 0156 / 57
Fax: 603-27110158, 603-2691 1759
E-mail: jb_corporateoffice@jurunilai.com.my
Website: www.jurunilai.com.my
KUALA LUMPUR
No. 76-2, Jalan 1/76D, Desa Pandan
55100 Kuala Lumpur
Tel: 603-92818088
Fax: 603-92816601
E-mail: jb_kualalumpur@jurunilai.com.my
SUBANG JAYA
No. 60-A, 1st Floor, Jalan SS 15/4D
47500 Subang Jaya, Selangor Darul Ehsan
Tel: 603-56388966
Fax: 603-56388740
E-mail: jb_subang jaya@jurunilai.com.my
KAJANG
No. 42 & 43, Mezzanine Floor
Wisma K.P. Loh, Jalan Besar
43000 Kajang, SelangorDarul Ehsan
Tel: 603-87348821
Fax: 603-87348831
E-mail: jb_kajang@jurunilai.com.my
BUTTERWORTH
No. 28A, Jalan PERDA Selatan
Bandar PERDA, 14000 Bukit Mertajam
Pulau Pinang
Tel: 604-5377112
Fax: 604-5301214
E-mail: jb_butterworth@jurunilai.com.my
PULAU PINANG
No. 116-A, 1st Floor
Taman Sri Tunas, Jalan Mayang Pasir
11950 Bayan Baru, Pulau Pinang
Tel: 604-6463175
Fax: 604-6463176
E-mail: jb_penang@jurunilai.com.my
ALOR SETAR
No. 1303, Tingkat 2 & 3, Jalan Tunku Ibrahim
05000 Alor Setar, Kedah Darul Aman
Tel: 604-7317499
Fax: 604-7311493
E-mail: jb_alorsetar@jurunilai.com.my
SEREMBAN
No. 2, Tingkat 2, Kompleks Negeri
Jalan Dr. Krishnan, 70000 Seremban
Negeri Sembilan Darul Khusus
Tel: 606-7622740
Fax: 606-7611770
E-mail: jb_seremban@jurunilai.com.my
MELAKA
No. 122-A, 1st Floor,
Jalan Merdeka, Off Jalan Melaka Raya
75000 Melaka
Tel: 606-2815535
Fax: 606-2812535
E-mail: jb_melaka@jurunilai.com.my
JOHOR BAHRU
Bilik 416, Tingkat 4, Wisma Daiman
64, Jalan Sulam, Taman Sentosa
80150, Johor Bahru, Johor Darul Takzim
Tel: 607-3317378
Fax: 607-3317502
E-mail: jb_jb1@jurunilai.com.my
AZMI GROUP OF COMPANIES
AZMI & CO SDN. BHD. (77155-D)
(No.Pendaftaran Bersiri V(1)0011)
AZMI & CO (ESTATE AGENCY) SDN. BHD. (127463-T)
(No.Pendaftaran Bersiri E(1)0553)
AZMI & CO BUILDING SERVICES SDN.BHD. (475267-U)
(No. Pendaftaran Bersiri PM(1)0004)
A9-1-1, Jalan Ampang Utama 2/2
One Ampang Business Avenue
68000 Ampang
Selangor Darul Ehsan
Tel: (03) 4256 6666
Fax: (03) 4252 5252
E-mail: azmico@azmigroup.com.my
Website: www.azmigroup.com.my
With Branch Offices in:
- Shah Alam, Selangor
- George Town, Penang
- Ipoh, Perak
- Batu Pahat, Johor
- Sungai Petani, Kedah
- East Cost
- Kota Kinabalu, Sabah
- Kuching, Sarawak
Perpetual 99,
Jalan Raja Muda Abdul Aziz,
50300 Kuala Lumpur
Tel: 03-2698 0911
Fax: 03-26911959
Email: rhizpkl@streamyx.com
http://www.raineandhome.com.my
• Valuers • Markets & Feasibility Researches
• Estate Agents • Property Investment Advisers
• Rating Valuation Consultants • Plant, Machinery & Equipment Valuers
• Property and Project Managers
Penang 04-263 8093 Seremban 06-763 9510
Ipoh 05-253 2804 Melaka 06-284 8322
Kelang 03-3342 0193 Johor Bahru 07-386 3791
Subang Jaya 03-5631 9688 Kuantan 09-515 7100
Petaling Jaya 03-7880 6542 Kuching 082-235 236
Miri 08-5433 701 Kota Kinabalu 088-266 520
Representative officers throughout Asia, Australia, New Zealand,
Europe, America & Africa
54

The Institution of Surveyors, Malaysia
3rd Floor, Bangunan Juruukur, No. 64-66, Jalan 52/4, 46200 Petaling Jaya, Selangor Darul Ehsan
t: +603 7954 8358 (hunting line) / 7956 9728 / 7955 1773
f: +603 7955 0253 e: editor@ism.org.my w: www.ism.org.my