Maintenance and Cleaning for 2012

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2012 New Years Maintenance Resolutions

Beating Maintenance Budget Cutsin 2012

ANew Year is almost here and with it comes

the opportunity to get a great start by makingsome New Years maintenance resolutions.

2011 has been a rough year for many industriesand many saw their maintenance budgets cut re-sulting in fewer proactive maintenance tasks beingperformed.

There are a couple of ways maintenance manage-ment can handle reduced budgets and still get themost from their assets in 2012. One way of courseis to make sure you are getting the most out of yourEAM CMMS system.

The other way (with or without an EAM CMMS) is toliterally clean house as part of wintertime mainte-nance. As part of the cleaning process, maintenancestaff should be trained to perform inspections inorder to identify problems that could become majorrepair/replacement issues or energy money pits.

Cleaning is inspection! With over 17 years ofTPM/TPR implementation experience, it stillamazes me how effective cleaning is at expo-sing defects. I have learned that if I see dirt, I

will nd defects when we clean.

Source:Greg Folts, President, Marshall Institute

Maintenance and Cleaning for 2012

10 Maintenance Cleaning and Inspections

Resolutions for 2012

1. Make sure all electrical connections aretight: Poor connections can cause electrical

failures, severe safety hazards and shortenthe useful lifecycle of assets. Infrared ther-mography is a good tool to use for makingsure electrical connections are good.

2. Check and inspect the condensate drains:Clogged drains cause water leakage dama-ging surrounding areas plus causes unne-cessary corrosion to surrounding metals.

3. Clean evaporator and condenser air condi-tioning coils: Without preventive mainte-nance dirty coils cause the system to runlonger in order to produce the same hea-ting/cooling results, decreasing the usefullifecycle and increasing energy costs. Do notclean them with water to avoid speeding upcorrosion problems.

4. Clean and adjust blower components: Oftenoverlooked, if the fans are not workingproperly, airow eciency can decrease15% or more signicantly increasing energycosts.

5. Inspect, clean, or change air lters (oncea month is highly preferable): The most

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basic of all preventive maintenance taskson HVAC equipment. Clogged lters reduceairow causing HVAC equipment to workharder to achieve the same heating and coo-ling output. Clogged lters are the numberone reason for shortening HVAC units lifeexpectancy and driving up energy costs.

6. Check the ducts. HVAC units cause vibra-tions and pressure changes. Over time this

can cause duct work to become loose at thejoints wasting heat or A/C in areas that donot need HVAC. Make sure all duct work issealed. It is also a great idea to check insidethe ducts for corrosion or dust buildup. Pe-riodic preventive maintenance of cleaningduct work should be scheduled.

To ensure that as much warm air as possible isdelivered through your central system, checkthe ductwork and wrap any leaks with duct

mastic. Distribution losses (whats lost whileair is transported from your furnace throughductwork to the vents) often amounts to 30%.So, sealing ductwork could increase efciencyand the warm air you receive considerably

Source: United States Environmental Protec-tion Agency

1. Conduct Annual Boiler Cleanings: Preven-tive maintenance of boilers saves energy,reduces costly repairs from soot buildupinside components and helps avoid emer-gency shutdowns.

132 of an inch of soot in a buildings boiler cancause a 9.5 percent loss of energy eciency.

Source: Bill Zielinski

2. Perform An Annual Steam Trap Inspection:Without preventive maintenance, dirt anddebris clogs the trap preventing the trap

from sealing as well as other problems asthe result of humidity and condensation.Inspecting steam traps informs mainte-nance management when the traps willneed maintenance.

3. Clean carpets. Replacing carpets can be veryexpensive. Cleaning them on a regular basisincreases the longevity of carpets by pre-venting soil and oils from burrowing deep

into the carpet pile as once a carpet hasbecome saturated with dirt and oil it losesall effectiveness.

4. The nal cleaning and inspecting resolutionis to record the results of all inspections andstore them in a CMMS program in order tocompare the results for next year as well asidentify the changes in energy and repairscosts as a result of cleaning.

Having a clean facility is not a luxury or the result of

maintenance crews having too much time on theirhands. A clean facility signies a well-run mainte-nance department and an organization that doesnot let operating expenses get wasted on energy orunnecessary repairs.

Tell us what you would add to the list of cleaning.If you liked this article you may also enjoy reading:

Happy New Year from all of Mintek

EAM CMMS,maintenance management, preventivemaintenance

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Resolutions?

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