Maintenance Management ABC
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Love this PDF? Add it to your Reading List! 4 joliprint.com/mag mintek.com The ABC’ s of Maintenance Management S ometimes managing thousands of assets can be a little overwhelming so it is good to simplify perspectives once in a while. Committing to memory the ABC’s of asset and maintenance ma- nagement can be a great way to help train new re- cruits, retrain maintenance staff or help educate senior managers. Your facility may have its own list but in case you do not, I have set up the following list (with a little bit of humor) that can be used and adjusted to t your organization’s needs. Asset and Maintenance Management ABC’s 1. Assets: Assets are the foundation of all o rga- nizations. Alwa ys know where your assets are and the condition they are in. 2. Budgets : Maintenance budgets should be set up to achieve realistic goals such as 90% uptime or 80% proactive work manage- ment. 3. CMMS: The best tool available to compu- terize maintenance management making paper systems and spreadsheets obsolete. 4. Document Management : The forgotten cost of searching, copying or recovering lost documentation. 5. EAM: Enterprise asset management takes CMMS programs to the next level by adding mobility, document and contract mana- gement as well as EAM administration controls. 6. Faciliti es Management : Making sure that buildings operate at maximum eciency through the optimal integration of people, processes and technology . 7. General Contractor Management: When maintenance must be outsourced it is best to have a handle on all contracts, contacts and terms. 8. HVAC: One of the primary energy users in many organizations. Good HVAC preventive maintenance can save 10-20% of energy costs. 9. Inspections: One of the core functions of work management is performing inspec- tions on assets to discover potential pro- blems or ensure they are working correctly. 10. Junction Box : Ok, the letter J was a tough one but knowing where all power comes in and out of a facility is critical for emergency shutdowns. 11. Kitchen Assets: Facilities such as hotels or oce buildings that have eateries should ensure that broilers, freezers, grills and so on are operating at optimal eciency and that fuel sources are being inspected. 12. Laser Shaft Alignment: Advanced tech- nology that helps properly maintain motors signicantly extending their useful life as well as minimizing unplanned downtime. 13. Maintenance Planning: The starting point of all maintenance management. Without good maintenance planning, labor, repairs and capital expenditures will all go 09/02/2012 23:02 h t t p : / / w w w . m i n t e k . c o m / b l o g / e a m c m m s / a b c s - m a i n t e n a n c e m a n a g e m e n t / Page 1
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Transcript of Maintenance Management ABC
8/3/2019 Maintenance Management ABC
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Love this PDF? Add it to your Reading List! 4 joliprint.com/mag
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The ABC’s of Maintenance Management
Sometimes managing thousands of assets can bea little overwhelming so it is good to simplifyperspectives once in a while. Committing to
memory the ABC’s of asset and maintenance ma-
nagement can be a great way to help train new re-cruits, retrain maintenance staff or help educatesenior managers.
Your facility may have its own list but in case youdo not, I have set up the following list (with a littlebit of humor) that can be used and adjusted to tyour organization’s needs.
Asset and Maintenance Management
ABC’s
1. Assets: Assets are the foundation of all orga-nizations. Always know where your assetsare and the condition they are in.
2. Budgets: Maintenance budgets should beset up to achieve realistic goals such as 90%uptime or 80% proactive work manage-ment.
3. CMMS: The best tool available to compu-terize maintenance management makingpaper systems and spreadsheets obsolete.
4. Document Management: The forgottencost of searching, copying or recovering lostdocumentation.
5. EAM: Enterprise asset management takesCMMS programs to the next level by addingmobility, document and contract mana-gement as well as EAM administration
controls.6. Facilities Management: Making sure that
buildings operate at maximum eciencythrough the optimal integration of people,processes and technology.
7. General Contractor Management: Whenmaintenance must be outsourced it is bestto have a handle on all contracts, contactsand terms.
8. HVAC: One of the primary energy users inmany organizations. Good HVAC preventive
maintenance can save 10-20% of energycosts.9. Inspections: One of the core functions of
work management is performing inspec-tions on assets to discover potential pro-blems or ensure they are working correctly.
10. Junction Box: Ok, the letter J was a toughone but knowing where all power comes inand out of a facility is critical for emergencyshutdowns.
11. Kitchen Assets: Facilities such as hotelsor oce buildings that have eateries shouldensure that broilers, freezers, grills and soon are operating at optimal eciency andthat fuel sources are being inspected.
12. Laser Shaft Alignment: Advanced tech-nology that helps properly maintain motorssignicantly extending their useful life aswell as minimizing unplanned downtime.
13. Maintenance Planning: The startingpoint of all maintenance management.Without good maintenance planning, labor,repairs and capital expenditures will all go
09/02/2012 23:02
h t t p : / / w w
w . m i n t e k . c o m / b l o g / e a m - c m m s / a b c s - m a i n t e n a n c e - m a n a g e m e n t /
Page 1
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The ABC’s of Maintenance Management
up signicantly affecting the organizationsbottom line.
14. Newton’s 3rd Law of Work Requests:Know how to handle opposing workrequests.
15. Optimization of Assets: This is achievedby the correct balance of maintenance plan-ning, preventive maintenance, predictivemaintenance, inspections and other proac-
tive work management tools.16. Preventive Maintenance:
Preventive maintenance is at the core of allgood maintenance management programs.The goal of preventive maintenance is tominimize unscheduled repairs, increasethe useful lifecycle of assets and lowercapital expenditures. The proper amountof preventive maintenance is dependent onexperience and asset knowledge.
17. Quantifable Results: Good asset and
maintenance management sets quantiablegoals to achieve such as the lowering of en-ergy costs by 25% or eliminating overtimeas a result of unscheduled downtime. Theeffectiveness of asset and maintenance ma-nagement goes directly to the organization’sbottom line.
18. Reliability Centered Maintenance: RCMis a strategy used to minimize maintenancecosts and predict machine reliability (whenit will require maintenance or repairs). Thekey to RCM is asset knowledge.
19. Seven Deadly Sins of Asset Manage-ment: The 7 Deadly Sins of Asset Mana-gement identify traits and behaviors thatshould be recognized in people and organi-zations in order to improve asset manage-ment.
20. Training: Training is critical to mainte-nance effectiveness. This includes trainingon how to maintain assets as well as trai-ning using an EAM CMMS solution. Poortraining results in missed opportunity.
21. Ultrasound Analysis: Advanced pre-dictive maintenance technology that usessound waves to detect leaks, and inspectvalves, electrical components and hydraulicsystems.
22. Vibration Analysis: Sometimes therst sign of trouble is excessive or unusualvibrations. Vibration analysis helps detectvibration issues early on before they result
in asset failure.23. Work Order: Work orders are the docu-
ment trail that follows the maintenance of an item. At a minimum work orders shouldcontain; a description of the task, details of the asset, a tracking number, date reques-ted, due date, who it is assigned to, a prio-rity, time spent on, inspection notes, generalnotes/remarks section.
24. Xenogenous Asset Damage – This onewas really tough (laughing) but xenogenous
asset damage is damage caused by outsideforces such as extreme weather, water, cor-rosion.
25. Year-round Maintenance: Good main-tenance management schedules proactivemaintenance year round and does not waitfor an asset to fail before reacting.
26. Zero Downtime: The ultimate goal of asset and maintenance management.
If you liked this article you may also enjoy reading:
Asset Management, EAM CMMS, maintenance ma-nagement
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