How Does Routine Maintenance And Repair Affect A Propertyã¢â‚¬â„¢s Performance For Its Intended Use?

If you're a facility managing director, you've probably heard some variation of the phrase "If it'due south not broken, don't prepare it." This mentality may work in the short term, but constant reactive maintenance can really waste thousands of dollars each year due to lack of consistent, proactive repairs. Unplanned nugget failure is stressful and time-consuming for a facilities squad to prepare.

If your team all the same operates on a reactive approach to maintenance, it'south fourth dimension for a alter. A potent preventive maintenance program is the central to keeping your equipment in safe, operable condition. Use this guide to preventive maintenance as your one-terminate shop for understanding and implementing a successful program of your own this year.

Topics Covered in this Guide

Click any of the following links to jump straight to the topic you lot're looking for.

• What is preventive maintenance?

• The four action items of preventive maintenance

• Fundamental benefits of preventive maintenance

• Reactive vs. preventive maintenance

• Types of preventive maintenance

• Using preventive maintenance to reduce risk

• How to create a preventive maintenance program

• More resources on preventive maintenance

What is preventive maintenance?

Preventive maintenance (also called "preventative" maintenance) is a systematic approach to edifice operations that aims to predict and preclude catastrophic equipment failures earlier they occur. To reach this goal, facilities personnel conduct routine inspections, maintenance and repairs on assets to ensure they work as the manufacturer intended. Functional equipment allows facilities staff members to focus less on reactive maintenance and more than on upcoming maintenance tasks or time-sensitive work orders.

As a rule of thumb, it's better to prevent bug than react to them. Preventive maintenance reduces the likelihood of unexpected issues past promoting optimal equipment functioning. The post-obit list features a few means facilities teams can stay on elevation of preventive maintenance in their departments:

• Schedule and perform regular inspections of equipment

• Deport regular cleaning of buildings, grounds and avails

• Lubricate moving parts to reduce article of clothing-and-tear

• Suit controls for optimal operation and free energy efficiency

• Repair and supplant whatever lacking equipment parts

What are the four fundamental activeness items of preventive maintenance?

Preventive maintenance takes a proactive approach towards maintenance and involves 4 key action items: inspection, detection, correction and prevention. Allow's have a closer await at how each concept is fundamental to a successful preventive maintenance program.

1. Inspection: Inspections are a necessary part of preventive maintenance and assist organizations in ii ways. First, facility inspections ensure that equipment is safe to use. Regular inspections assistance foreclose workplace injuries and provide a business with increased liability protection. Second, regular inspections protect holding. Inspections ensure that equipment is functioning as the manufacturer intended.

2. Detection: Operating on a run-to-failure approach can end upwards costing a facility section significant coin, which is why many facility managers choose to utilize a preventive approach to maintenance. Preventive maintenance helps facility managers notice problems early on, when issues are even so relatively easy and inexpensive to set.
   

3. Correction: Preventive maintenance encourages facility managers to take a proactive approach towards equipment care and correct problems before they occur. If an issue (or potential upshot) is detected, facility managers take steps to promptly address the problem before it worsens or shuts downward operations.

4. Prevention: Facility managers can combine inspection records and maintenance notes to learn from by mistakes and correct repeated issues with equipment. Prevention of asset failure reduces stress and increases productivity for facilities teams. When equipment works as inspected, staff can focus on proactive (rather than reactive) maintenance tasks.

What are the benefits of preventive maintenance?

Preventive maintenance has two overarching goals: to increase asset longevity and productivity and to continue people and avails safe from damage. Facility managers and their teams tin can use the principles of preventive maintenance to achieve various benefits, including the following:

• Diminish backlog depreciation of equipment

• Prevent untimely breakdowns of critical equipment

• Eliminate unnecessary inspections and maintenance tasks

• Salvage money past extending the useful life of avails

• Set up for and preclude future issues from occurring

"Reactive" vs. "Preventive" Maintenance:
What'due south the divergence?

In facility management, reactions to problems are unavoidable. Things can and will go wrong. However, facility managers tin can take steps to promote rubber and reduce reactionary maintenance by taking a proactive approach towards fixes. Facility managers should kickoff by understanding the benefits of proactive maintenance versus a reactive response.

• Reactive maintenance focuses on diagnosing and fixing a problem one time an asset has already broken down or malfunctioned. A maintenance technician identifies the issue that occurred and takes steps to restore the asset to operational condition.
  

• Preventive maintenance emphasizes regularly scheduled maintenance tasks. The goal of preventive maintenance is to requite an asset the care it requires while it's still running. This approach actively minimizes the adventure of failure, plush repairs and unscheduled downtime.

A common misconception is that reactive maintenance is a bad thing. The truth is that most facilities departments experience a healthy balance between reactive maintenance and preventive maintenance throughout the year. This is because it is nigh impossible to predict and prevent all asset failures.

Reactive maintenance tasks should be minimized whenever possible. Neither occupants nor maintenance personnel bask dealing with a broken air conditioner or leaky pipe.

What are the different types of preventive maintenance?

Preventive maintenance can follow a time-based approach, a usage-based approach, or a combination of the two. Let's look at examples of each.

Time-based Preventive Maintenance

Time-based preventive maintenance goes by a diverseness of names, a master one being "calendar-based" maintenance. No matter which term your department uses, this approach involves setting up a preventive maintenance schedule to perform regular inspections on pieces of equipment, especially those that would have a severe bear upon on production in the outcome of a breakdown.

Time-based preventive maintenance is best used for bounded assets (such equally fire/safe equipment) and critical assets (such as HVAC systems and pumps), though facility managers can use this approach for whatever asset that requires preventive maintenance. Here are a few examples to illustrate.

1. "Inspect parking lot for cracks one time a month"

2. "Change air treatment unit of measurement filters every three months"

3. "Inspect water heaters semi-annually"
   

Usage-based Preventive Maintenance

Usage-based maintenance, besides called "runtime maintenance," is an arroyo that triggers maintenance after a certain amount of asset runtime (such as every "X" amount of kilometers, miles, hours or production cycles).

Usage-based preventive maintenance makes sure that equipment continues to operate as the manufacturer intended. Unlike fourth dimension-based maintenance, which occurs on a more than rigid schedule, usage-based maintenance occurs as ofttimes equally an asset needs it, whether information technology's every month or every six months — whichever comes showtime. Check out these examples of usage-based preventive maintenance.

1. "Audit belts every 100 hours of product"

2. "Service motor vehicles every five,000 miles"

3. "Lubricate pumps every ten,000 run-hours"

How can preventive maintenance PROCEDURES reduce adventure in my facility?

All facilities face potential risks which, left unchecked, tin put workers, occupants and goals of a business organisation in jeopardy. Facility managers and their teams are responsible for securing these risks and upholding safety in a facility. A strong preventive maintenance plan tin can effectively reduce ii types of risk to your buildings. Let'southward accept a look at each type.

Preventive maintenance reduces take chances to people.

Facility managers accept the power to prevent injuries and reduce employees' days spent abroad from work. Preventive maintenance can be used to support safety and security of equipment for all occupants of a facility.

Proceed occupants safe by conducting recurring maintenance and inspections on unsafe machinery. Do the same with security cameras, door locks, fire extinguishers, emergency get out signs and any other nugget that safeguards people from harm.

Preventive maintenance reduces take chances to holding.

Reactive maintenance can be expensive. Facility managers confront hefty costs when an asset breaks down unexpectedly, including costs to diagnose the issue, replace parts and ultimately fix the problem. Preventive maintenance can dramatically reduce the likelihood of these risks.

Facility managers should implement routine asset checks and planned maintenance to avert costly fixes down the road. Utilize this Facility Inspection Preparation Checklist to determine assets you should regularly audit.

How do I create a preventive maintenance program that really works?

Many facility managers like the idea of preventive maintenance, but quickly get frustrated by not knowing where to start. The good news is that implementing a proactive process tin be painless if building teams develop a solid strategy and use the right tools.

The quickest, easiest way to support a winning preventive maintenance program is by using a facility management software (FMS). A cutting-edge FMS can not merely automate preventive maintenance tasks for yous, it'll also replace beefy stacks of paper and chaotic spreadsheets. Software holds your team accountable and provides them instant admission to nugget data and preventive maintenance protocols in the field.

Here are merely a few other noteworthy ways facility management software can help your squad get alee and stay organized with preventive maintenance throughout the yr. Make certain you're using the best maintenance software for your team.

• Use location-based asset mapping to find and service equipment.
  Location-based asset mapping allows software users to filter through assets via an interactive flooring programme map and then they see only the asset pins they demand. This feature is especially useful if a team member is assigned to inspect or service all assets of a certain type (i.east. inspect all emergency exit signs for burnt out bulbs) as office of a preventive maintenance plan.
  

• Apply a work club and PM scheduling module to create recurring preventive maintenance tasks and procedures.
  Software makes work order management and preventive maintenance scheduling easy. You lot'll have the ability to triage incoming service requests past building or flooring, assign work orders to specific team members and receive automatic reminders of upcoming preventive maintenance tasks.
  

• Upload nugget documentation, receipts and proper O&1000 manuals for future reference.
  Software includes facility document management, which protects your almost disquisitional building documentation and grants instant access to it on the field where it matters near. You'll exist able to upload and store any certificate, including O&M manuals, warranty information, receipts and as-builts for commissioning reports.
  

• Stay informed on preventive maintenance success with a data reporting dashboard.
  Many facility managers are data-driven and want to see evidence of success (or the need for improvement) through numbers. Some facility management software solutions feature a statistics dashboard, which serves as a ane-stop-shop for departmental data. This information comes in handy when it comes time to describe up annual reports for your organization's administrators.
  

• Access PM information for assets out in the field via whatever electronic device.
  Facility direction software gets your team up, moving and getting more work accomplished throughout the twenty-four hours. You'll no longer need to be tied to your desktop computer and printer, since an FMS can function on any mobile device and eliminates the need to print out work orders for preventive maintenance tasks.

• Scan QR codes to view preventive maintenance work orders for an nugget.
  A QR code is a blazon of barcode that can be placed on equipment and assets inside a facility. Use a mobile device with a camera to scan an asset's QR code. With the scan of the barcode, your team will gain instant access to the asset'southward PM history, also as any upcoming maintenance tasks to be completed.
  

Click here to see facility management software capabilities in activeness and learn how they tin can aid your section become more successful.

Where can I find more than complimentary resources on preventive maintenance?

Preventive maintenance is an extensive topic. Facility managers should accept the fourth dimension to seek out a diversity of resource on preventive maintenance in order to course a plan that works best for their facility. Not sure where to start? AkitaBox has you covered. Nosotros advise exploring the post-obit free resources to assist jump start your new or revised preventive maintenance program.

• Read AkitaBox's Ultimate Preventive Maintenance Guide
  Flipping a facility to a preventive maintenance model doesn't need to exist challenging. Break the wheel of reactive maintenance with AkitaBox'due south Preventive Maintenance Guide, a gratuitous guide that gives y'all the information and tools you demand to strategize for your section. Become your copy hither.
  

• Download AkitaBox'due south Preventive Maintenance Checklist.
  Keep the focus on preventive maintenance versus reactive maintenance with the Ultimate Preventive Maintenance Checklist. This step-by-pace checklist covers asset identification, naming conventions and data collection accuracy.

• Check out AkitaBox's Guide to Understanding and Implementing Preventive Maintenance.
  Thinking of implementing a new or improved preventive maintenance plan for your facilities? The Guide to Agreement and Implementing Preventive Maintenance covers the foundation of a proactive strategy, tips and tricks to implement a PM plan, and a timeline to fully implement and perfect your program. Download the guide here.

• Speak with a facility management manufacture advisor.
  It's a good idea to contact a facility management professional person who can coach you through preventive maintenance best practices that will all-time conform your building and industry. Commencement by scheduling a fourth dimension to speak with an AkitaBox counselor. Our friendly team is here to help and volition work with yous to determine a customized solution created simply for yous.
  

Implementing Preventive Maintenance in Your Facility

Facility managers who run a reactive maintenance-based plan may view preventive maintenance as an overhead toll that is, at first, hard to justify. Only all it takes is one serious blow or meaning period of downtime to demonstrate how important information technology is to undertake a plan of proactive maintenance strategies.

The most successful maintenance strategies value preventive maintenance every bit its main focus. Past staying ahead on maintenance and repair, your department will realize major cost savings and higher nugget reliability. Stay informed on the latest preventive maintenance strategies in AkitaBox's Preventative Maintenance Guide This comprehensive resource explains how to collect and update asset data, how to document facility audits and inspections and how to effectively budget for your new PM program. Download the free toolkit hither.

Source: https://home.akitabox.com/blog/preventive-maintenance-101

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