preventative maintenance facilities managers

Preventative Maintenance for Facilities Managers

Choices you make today …impact the future

What the customer does not see

Behind the Scenes

Results of inspection in ceiling

Discuss alternative to not finding this

Benefit of preforming this Are PMs important?

User Perspective

Extend Life of Equipment See a failure or replacement coming – planned

replacement Be ready for Game Day – fully operation when most

important Federal, State and Local Code requirements Budgeting – time, man-hours, parts, replacement

cost Converting from Visionary (I want)

to Practical / Operations ( I do)

PM - Why

Efficiency -Used by planner for parts, tools, inventory Scheduling – Routine planning of Equipment downtime

and employee work, reminder Safety – Work completed before failure and in

consistent documented trained method, protect building occupants

Consistency - regardless of employee, staff Eliminate outside contractors possibly – Schedule

outside contractors for less trip charge or annual reduced cost contract

Customer (user, member, congregant) Satisfaction Lower long term cost / expense

PM Benefits

Clear Repeatable Facility / Campus specific Owner’s manual simplified Check list, check boxes, maps, color coded Wording / Language related to Reader / User Volunteers able to complete after reading Makes training easier

PM Format - Simple

Simple

Simple

Inventory Begin folders / binders / naming system Calendar system Code system Consistent across campus Directly related or same as PM / attached to

PM

PM Format - Organized

Organized

Organized

PM Format -Prioritized

List and Audit Impact to campus / facility / building /

equipment Impact to customer / user Impact to operations / mission Overall cost

Prioritized

Easy to get to Overcomes Language barrier – Understanding difference Laminated posted clipboard not removable Pictures – posted on wall Maps included - visual On-line… connected with PM - attachments Like SDS – in custodial closet where chemicals exist Location relevant… to tools, cart, building, classroom,

equip

PM Format - Accessible

Accessible

Accessible

Preventative (PM) Predictive (PdM) Condition Based / Driven Deferred Run to Fail (RTF) Planned / Scheduled / Programmed

PM Types

Facilities Specific: Operational Procedures / Checklist Fly system Baptismal Trailer Use checklist Coffee Station Sewage Pumping station Quarterly vs Semi-Annual HVAC cleaning and filter

change. Carpet Cleaning procedure and checklist

PM Opportunities

Code Driven: Fire Alarm Testing Sprinkler System ADA equipment Grease Trap Kitchen Hood Emissions Waste Stream Event Management

PM Opportunities Cont.

Example – Fly System

WC Stage Manual Rigging SystemDo Not Operate: Trained Authorized personnel only 1. Inspect area around winch

(winch mount, bolts, clew, wire rope clamps for signs of damage or loose connections)

2. Raise (clockwise) bar slightly to take load on to the winch and remove load from safety cables (Using 5/8” drive handle or strong electric drill with 5/8” socket drive)

3. Disconnect safety cables from Clew4. Lower bar (counterclockwise) checking

all areas clear – Ensure everyone stands clearBar height above floor should be no lower than 5’

Example - Baptismal

Example – Trailer Towing

Example - GFCI

Example – Complex… Sewage

List every building component (parking lot, sidewalk, playground, wall, door, window, roof, plumbing, lighting, fan, etc.

List individual equipment or group similar List every tool List every step or procedure currently being

done (wax floors, unlock doors on Sunday, wipe down tables before food event, etc.)

List regulatory codes:

PMs at your campus

Prioritize Numbering / Code System Template Approval or review step Training and communication / marketing Publishing Standardize / Institutionalize / New Normal Enforce / Audit / Review Improve / Report

PMs at your campus

Template Name / Title Tools / equipment / Safety Time Location Steps Map / drawing / picture Sign Offs

Getting Started

Standardizing In-Box or folder holders or posted calendar, e-

mail notifications of assignments Sign off Steps / checkboxes and supervisor

review Labor hours reported on as confirmation “Resolve” or “Execute” work in database with

login Training and practice with application Show benefits to team, have parts on hand

previously ordered per calendar, ease of use

Implementing

What areas are the most critical / important to your operation or customer’s core business

What events / incidents in past point to a need for a PM to extend life or reduce failure

What can you change to a RTF without any impact

What PM can you create or improve on your campus starting today?

Discussion