Application of multicriteria analysis to motivate the degree of utility of building maintenance variant

Straipsnyje analizuojama pastatų ūkio valdymo situacija Lietuvoje. Atlikta užsienio šalių patirties pastatų ūkio valdymo analizė, daugiakriterinių sprendimų priėmimo metodų taikymo daugiatiksliams uždaviniams spręsti apžvalga. Nustatytas efektyvus pastatų priežiūros variantas ir jo naudingumas, taikant daugiakriterinį kompleksinį proporcingo įvertinimo metodą. Straipsnyje pasiūlyta nekilnojamojo turto valdymo schema, dalyvaujant valdančiajai organizacijai. Organizuojant daugiabučių pastatų priežiūrą, vadovaujantis šiuo modeliu, galima užtikrinti daug efektyvesnį priežiūros procesą.Article deals with the problem of dwelling maintenance. The process of building mainlenance in Lithuania and the activities of subjects carrying out maintenance work have been analysed, as well as the comparison of maintenance variants has been made. The problems of many-flat building maintenance in Lithuania cause a lot of debates, however, practically the ways of maintenance have not been analysed and the activities of maintenance participants have not been investigated. Variants of facility management were not motivated scientifically. The process of facility management can be defined by many criteria and according to different interested and participating parties with different goals. The members of the facility management's process usually meet the problem of variant selection therefore, for the solution of these problems it is purposeful to use the methods of multiple criteria analysis. Methods of multiple criteria analysis let the effective way of solving the problem to be found. As a result, the goals of all interested parties are met and the deterioration of buildings can be minimized. The aim of the article is to apply the method of multiple criteria analysis for an efficient building's maintenance variant determination and the degree of its utility calculation, and to offer the property management form when the private property management organizations are participating. A method of multiple criteria complex proportional evaluation of the projects has been applied to determine the efficient variant and the degree of its utility. The degree of a building maintenance process utility reflects the extent to which the goals pursued by the interested parties are attained. The degree of utility Nj of a building's maintenance process is directly associated with quantitative and conceptual information that is related to it. The method suggests direct and proportional dependence of significance and the priority of investigated versions on a system of criteria that adequately describe the alternatives and on values and significances of the criteria. The analysis of the application of the multiple criteria methods for solving the problems with multiple objectives have been made. One of the conditions and abidance by it ensures effective property maintenance and is professionally fulfilled by the work and services that are done. Building owners and users expect skilled and professional maintenance work to be carried out. Building maintenance is usually minor and short-term, so it is difficult to choose «Mied worker and later to evaluate the quality of his/her work. When analysing the process of a building maintenance (the exact form of work's performance), the following variants can be excluded. Maintenance and renovation are performed by directly employed labour (when the process is organized directly by tenants). Making a contract with a joint stock company that has been selected by a contest to perform maintenance and renovation. In order to compare these variants the method of multiple criteria complex proportional evaluation of projects has been applied. The effectiveness of a building maintenance process depends more on qualitative criteria than on quantitative aspects, because in evaluating the effectiveness of a maintenance process it is important to evaluate the level of a customer's needs being met, not only costs or other quantitative parameters. Therefore, for the comparison of the alternatives, costs as quantitative criteria have not been included into the list of criteria. A qualitative description of the project provides information about various aspects of a building facility process (i. e. convenience, work quality, level of insurance of materials to health and environment, noise level, mastery level and continuance of work, etc.). This article presents a model of property management with the participation of monitoring organizations. This model helps to ensure the more effective facilities management process and work quality in dwellings. According to this model, owners of a buildmg might have another way of solving maintenance problems. Then the distribution of maintenance functions will be as follows: an owner implements only customer's functions making payments for services, the facility management organization fulfills all the work related to a building's maintenance and repairing, perspective strategies of inspections and renovations, and all the total complex of services that have been stipulated by the contract. In striving for the aim to prolong the existence of buildings the professional use of a property should be ensured. Facility management in Lithuania needs the opportune and correct legislative system, property accounting, standard maintenance procedures and control system