EFFECT OF MAINTENANCE STRATEGIES ON FULL UTILIZATION OF RECREATIONAL FACILITIES IN AYALA HOTEL GARKI
ABSTRACT
Building maintenance is a subject that has to be considered seriously if building is to live up to its expected life span. This research is aimed at Assessing the Effect of Maintenance Strategies on the Full Utilization of recreational facilities with particular interest in Ayala Hotel Garki Abuja. The researcher adopts the use of questionnaire, personal observation and interviews to gather information/data for the purpose of the research. A set of 67 questionnaires was designed and distribute to the staffs and customers to establishment while 55 were duly filled and returned, therefore the 55 returned Questionnaire form the basis for data presentation and analysis. A descriptive statistical tool was used to analyse the data gathered to ascertain the effect of maintenance strategies on the full utilization of Ayala hotel. Based on the analysis, it was found that the major cause of maintenance problem were poor construction, lack of preventives and routine maintenance strategies, lack of funds, response time to maintain and usage since these factor are of post of human nature, the researcher therefore recommend that the establishment should adopt routine and preventive maintenance strategies to enable her utilize to the full potential of Ayala hotel and also reduce the cost of facilities management and maintenance.
CHAPTER ONE
1.0 INTRODUCTION
1.1 Background of the Study
Facility and equipment assets are a big investment in the hospitality industry, and the establishments need to get the most out of them. Recreational facilities maintenance is the performance of general, preventative and emergency maintenance for a given recreational facility. It involves a combination of actions carried out to retain an item, equipment, system, plant or machine in order to restore it to an acceptable working condition. Maintenance procedures are performed in guest rooms, lobbies, elevators and restroom areas to ensure all equipment and materials are in proper working order. Hotel buildings face constant and heavy traffic, so it’s important to keep everything running smoothly for the guests (Garg, 2006).
Generally, recreational are complex and costly when it comes to maintenance with various uses of spaces that have different schedules and uses for guest rooms‟ restaurants, health club, swimming pool, retail store and each has a functional engineering system required for its maintenance. Maintenance therefore has to be done throughout the year, requiring competent staff to undertake building services, operation and maintenance, supplemented by outsourced contractors. (Chan et al 2001; 2003). In the hospitality industry the maintenance of the engineering systems is important despite its complex processes as its effectiveness will directly affect the quality of hotel service, food, and beverage which have direct and significant effect on guests‟ impression of the hotel. (Chan et al 2001).
The maintenance of buildings is an integral part of property development and management. Anyone putting up a building without making provisions for its maintenance has destroyed that building up front without realizing it (Jones & Eniola, 2016). Maintenance practice of strategy is an attitude which is seen sadly lacking in Nigerian, whether in the home, office, school, or factory. Mbamahi (2003) added that poor maintenance culture has become a widely recognised problem in Nigeria. Maintenance culture in Nigeria is the lowest around the world especially in our principal town and cities. In the rural areas, the story is different and pleasant to hear. The traditional practice of communal clearing of community owned places such as market; playground is in almost every village. In private homes it is customary to refurbish building interiors with mixtures of cow dung or natural red clay.
Strategic maintenance provides services that improve maintenance sufficiency, equipment reliability, and cost tracking. Strategic management is the comprehensive collection of ongoing activities and processes that organization use to systematically co-ordinate and align resources and actions with mission, vision, and strategy throughout an organization. Adebayo (1991) states in his postulation that maintenance manager should have the knowledge and skills necessary to make valid decisions about what to do and how; Strategic management activities transform the static plan into a system that provides strategic performance feedback to decision making and enable the plan to evolve and grow as requirement and other circumstances change. Strategic plan is a document used to communicate with the organization goals, the action needed to achieve those goals and all other critical element developed during the planning exercise.
Faworaja (1996) in Mbamali (2003) asserted that we have no maintenance strategies and therefore no such culture exists. Neglect of maintenance has accumulated consequences in rapid increase in the deterioration of the fabric and finishes of a building accompanied by a harmful effect on the contents occupants (Seeley, 1987). Inadequate maintenance strategy is a peculiar feature of almost every building in Nigeria. According to Rotimi and Mtallib (1995) is partly due to poor maintenance culture on one hand and partly due to the absence of an appropriate benchmark. Gurji (1990) asserted that lack of proper maintenance culture bring the life of a building lost before reclining the total obsolescence state. The declining maintenance culture in Nigeria and its effect on building has become a major problem to both the public and private sectors. A poorly maintained building in a decaying environment depresses the quality of live and contributes in some measures to anti-social behaviour which threatens the socio-political environment it finds itself in.
In the development of maintenance strategies and programmes, health and safety have become fundamental requirements for business success because they depend on good maintenance practices to avoid hazards in the buildings or workplaces. A maintenance strategy sets the direction of maintenance management, whereas the maintenance programme is a comprehensive schedule of maintenance works carried out in a specified period of time. Both however involve a high level of decision making because customer perception of quality is determined by a number of factors relating to services, food, facilities and indoor environment. Management is willing to make every effort to improve maintenance management for energy savings. As such a sound maintenance strategy should be developed and implemented to keep the engineering systems reliable, safe, and energy efficient, satisfying customer needs and expectations (Kelly, 2016).
In maintenance practice several factors are considered before adoption of in-house technicians, out-source contractors, or combination of both. There is no general rule for a desirable ratio of in-house to contracted-out labour force on which management decision is based, but the availability of resources and a number of other factors are considered. Limited skills of in-house technicians in specialized disciplines are the most significant factor driving management to employ outsourcing labour for some maintenance and retrofitting works. Time constraints was considered as a factor since the main income of the hotels are from the rent of guest rooms and the provision of food and beverage services, including restaurants and banquet halls, therefore longer downtime of critical equipment and functional areas will lead to a serious loss of business. As a result, management has to carefully compare the working time needed by the outsourcing contractors with the in-house staff. This research is necessitated to assess the effect of maintenance strategies on the full utilization of facilities in Nigeria.
1.2 Statement of the Problems
Most of the recreational facilities / buildings are in deplorable conditions of structural and decorative disrepair. Series of research have been carried out on factors responsible for the poor maintenance management of public, private housing estates and offices in Nigeria but only scant attention has been given to the evaluation of the maintenance management practices adopted in the implementation of maintenance programmes for recreational facilities. The management of tourism destinations is closely related with the policies that affect local development and the creation of value in a destination. That is why a sustainable tourism development policy should try to obtain a balance between cultural values, environmental attractions and the economic results that the development of tourism can offer to a destination. Poor maintenance strategy is a common scenario in Nigeria as both public and private properties wear a new and decent look at the point of construction and occupation, however, this look fades away with time as the property is put to use and subjected to climatic factors which cause the wear and tear of the property and its members parts without any effort to maintain its functionality and look. Maintenance problems though do manifest during the use of the building, their cause might be during the design state. The exact nature of maintenance problems in recreational facilities could be traceable to certain factors or conditions that are inherent in the design and production of the facilities. There is therefore a need to establish and assess the effects of maintenance strategies on the full utilization of recreational facilities.
1.3 Aim and Objectives of the Study
The aim of this project is to assess the effects of maintenance strategies on recreational facility, a study of Ayala Hotel Garki Abuja with a view of determining the enhanced value of the hotel.
To achieve the set aim of this research, the following objectives shall be pursue:
- To identify the facilities of Ayala Hotel
- To assess the state of repair or disrepair of the organization’s properties.
- To identify the maintenance strategy adopted by Ayala Hotel Garki Abuja
- To examine the effect of maintenance strategy adopted on the full utilization of the recreational facilities
- To examine the challenges associated with the maintenance strategies in the study area.
1.4 Research Questions
The following research questions shall serve as a guide to the researcher towards achieving the aim of this study:
- What are the types facilities in Ayala Hotel?
- What is the state of repair or disrepair of the organization’s properties?
- What is the maintenance strategy adopted by Ayala Hotel Garki Abuja
- What is the effect of maintenance strategy adopted on the utilization of the recreational facilities
- What are the challenges associated with the maintenance strategies on recreational facilities?
1.6 Significance of the Study
This study will be essential in the sense that it would not only contribute to the theory and knowledge but will also contribute to the effectiveness of maintenance of building or property maintenance in both private and public organization especially Ayala Hotel Garki Abuja. This is because the study will attempt to find out the impact of poor maintenance strategy on hotel property in Abuja.
Well-structured maintenance schedules in different recreational centers in the country yielded excellent results for hotel operators and others in the hospitality industry, which must be learnt and derived from this study as an incentive to: real estate investors to go into hotel development and management, hotel operators in pursuing efficient maintenance programmes and private companies solely into hotel property management.
This research work would be of great significance and relevance as a source of information which will guide property developers, public and private institutions, students of estate management, building technology, property managers as well as the government and its relevant agencies dealing with property management.
1.7 Scope and Limitations of the Study
This project work will covers entirely the assessment of the effect of maintenance strategies on recreational facilities. The scope of the research will be limited to Ayala Hotel Garki Abuja to enable the researcher have full access to the study area for proper study, observation and inspection.
1.8 Operational Definition of Terms
Maintenance: According Miriam webmaster Maintenance is define as the act of maintaining, the state of being maintained or the upkeep of property or equipment.
Poor: Poor is defined as lacking material possessions or lacking a normal or adequate supply of something specified-often used in combination.
Utilization: Utilization is the action of making practical and effective use of something.
Property: Dictionary.com defines property as that which a person owns; the possession or possessions of a particular owner.
Culture: According to Merriam-Webster Dictionary, the beliefs, customs, arts, etc., of a particular society, group, place, or time-culture in a sentence.
Hotel: According to businessdictionary.com, hotel is a commercial establishment providing lodging, meals, and other guest services. In general, to be called a hotel, an establishment must have a minimum of six letting bedrooms, at least three of which must have attached (ensuite) private bathroom facilities.
Strategy: According to businessdictionary.com strategy is a method or plan chosen to bring about a desired future, such as achievement of a goal or solution to a problem. Or the art and science of planning and marshalling resources for their most efficient and effective use.
1.9 The Study Area
Ayalla Hotels Limited is a hospitality management company equipped with state of the art recreational facilities, founded on the knowledge and understanding that quality and excellent services are the keys to achieving the height in the hospitality industry. The hotel renders and maintains exceptional and quality profile. Duly registered with the Corporate Affairs Commission, Ayalla Hotels Limited was established and founded on the 16th day of August 2007. Presently, the hotel situates in two (2) cities precisely Yenagoa Capital city of Bayelsa State and the in the Federal Capital Territory Abuja. The hotel provides catering and accommodation services to major construction companies, energy companies, oil installation and servicing companies. The hotel also has a long standing relationship with several world class companies including Shell Petroleum Company of Nigeria (SPDC), DAWOO, Chevron Nig. Ltd, LNG, etc. Ayalla Hotels Limited has repeatedly demonstrated its ability to meet demanding schedules for major clients in both local and international competitive beadings in various categories of operation.
They are also committed to pushing boundaries of technology to maximize their clients profit objectives. The company also retain the services of Trinity Clinic and get approved medical services from other centres as the need arise. A well-equipped First Aid boxes are also provided in our entire front desk department and other strategic locations as well as work sites in the case of external operation. The company also have trained first aiders and fire fighter who take full responsibility of their schedules. In summary the hallmark of service rendered by the establishment is customer satisfaction and efficient service delivery. In the years they have maintain unwavering focus to archive the ultimate goal of the establishment with the core value centred on consistency in service delivery, commitment to customer, capacity building, quality assurance, compliance and dynamism, diversity amongst our people, youth empowerment, development of infrastructure etc.
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