Maintenance Management Flashcards
What is Building Management?
- routine or recurring action or work undertake
- to keep the building in such a condition that
- it may be continuously utilized
- at its original or designed capacity and efficiency,
- for its intended purpose
what does building maintenance involve?
- action or work to restore or improve the building to an acceptable standard.
- inspection, testing, servicing, repair, and rebuilding
examples of building maintenance
- housekeeping and routine maintenance
- recurrent maintenance and servicing
- preventive maintenance
- major repairs, replacement, upgrading etc
maintenance technology concerns
- effects on building performance by materials, environmental influences, load distribution
- remedies for defects due to poor design, shoddy workmanship, lack of regular maintenance & exposure to elements
Objective of maintenance
- To ensure safety and comfort to occupants
- To preserve value of investment and maximise net return over economic life of the property
- To maintain the condition of the building so that it could perform its functions
- To present a pleasing appearance and façade
- To control/reduce rate of physical obsolescence and deterioration
- To comply with statutory obligation governing the ownership and usage of the building.
what is maintenance strategies?
strategies within which decisions on maintenance
are taken
Factors that affect maintenance policies
▪ Objectives and budget of the building owner
▪ Standards required by owner and authorities
▪ Operational, physical, financial constraints
▪ Centralised or decentralised organisation structure
▪ In-house labour or by contract
▪ Balance between preventive and corrective maintenance.
What does a centralized organization structure mean?
One person make decision
What does decentralized organization structure mean?
a team of ppl make decision
Maintenance standard include
- physical standard
- time standard
- financial standard
- legal standard
what does physical standard mean in maintenance?
- depends on condition of building in terms of defects and failures
- or performance of facility in terms of not meeting standards
Time standard meaning in maintenance
- depends on when repairs and replacements are due
- or on the rate of deterioration of elements or items
financial standard in maintenance
- depends on budget allocated
legal standard in maintenance
- depends on legislation & regulations
What does maintenance planning do?
ensures that maintenance is carried out at the right time with maximum economy
Results of poor planning are
▪ Over maintenance
▪ Misuse and neglect
▪ Rectification of design defects and faulty workmanship
▪ A lack of motivation for operatives
▪ Inappropriate tendering procedures and methods
▪ Inefficient recording and control systems
Maintenance Inspections are for:
- specific purposes such as: budgeting, insurance coverage, leasing
- mainly to determine the need for maintenance
what does regular inspections help you do?
- anticipate problems
- reduce extent & expenditure for maintenance
- key to effective preventive maintenance
- learn the features of property
- determine best approach to maintaining property
Types of maintenance inspections:
- routine
- general
- detailed
routine inspections
- consult with end-users
- to determine existence of any maintenance matters
- that might require action and where works has been undertaken
- measurement of end-users satisfaction with outcomes
General inspections
- visual inspection of main elements
- inform the budget required for maintenance
how often do you carry out general maintenance?
- annual
Detailed inspection
- full inspection
how often do you carry out detailed inspection?
no more than 5 years
Inspection checklist is to make sure…
- everything is inspected properly.
using a standard inspection checklist wil…
- facilitate inspection process
- communication of findings to maintenance personnel & owner
- allow you to develop a cumulative record of condition of property
Examples of Inspection
- Building Boundary
- Car park
- Landscaping
- Pest Control
- Building Structure
- Building Facade
Aims of a maintenance program
▪ To preserve the building owner’s physical investment
▪ To provide an attractive image to customers, clients and the public
▪ To ensure safety and well-being to occupants and users.
What are the items in a maintenance program?
- Routine maintenance works involve minor maintenance and repairs of buildings
- Cleaning works are activities to maintain curb appeal and a good appearance
- Emergency maintenance works are carried out in situations which offer
immediate threat to the safety of the occupants and/or the integrity of the
buildings and equipment - Long term plans are for improvements and major repairs (e.g. re-roofing,
repainting).
Methods of maintenance
- Planned Maintenance
- Preventive Maintenance
- Unplanned Maintenance
What comes under Planned Maintenance?
- Planned Preventive Maintenance
- Shutdown Maintenance
What does Planned Preventive Maintenance mean?
- maintenance to be organized and carried out with forethought and control
- have predefined plans informed by results of condition surveys and
inspections. - continuous production
what is needed for a planned preventive maintenance?
- detailed plan
What is shutdown maintenance?
- normally used where there is continuous production
what is needed for a shutdown maintenance?
- detailed planned for all building/facility assets so that work can be carried out during total shutdown
What is preventive maintenace?
- performed at regular intervals to equipment or facility to equipment/ facility
Why preventive maintenance?
- prevent breakdown
- maintain good operating performance & efficiencies
- extend the operation life
Types of preventive maintenance
- time-based maintenance
- condition based maintenance
what is time-based maintenance?
- intervals of maintenance and works required can be based on manufacturers’ recommendations.
what are condition based maintenance?
- AKA predictive maintenance
- works are only carried out based on the condition of the equipment.
types of Unplanned Maintenance
- corrective maintenance
- emergency maintenance
- breakdown maintenance
What is Corrective Maintenance?
- response to an observed or measure condition
- in building services engineering installations and other elements
- before or after a functional failure
- can be planned
how can corrective maintenance be planned?
- you plan to use corrective maintenance
what is breakdown maintenance?
- restoring building/facility assets
- so that they can fulfil their original function
- after failure occurred
- very reactive
What is emergency maintenance?
- sudden, unforeseen occurrence requiring immediate corrective action
- to resolve a building/facility asset to its
function - as quickly as possible and avoid potentially serious consequences.
Types of planned maintenance system
- schedule system
- contingency system
what is the schedule system
- Scheduling work to be carried out at predetermined times
- planned preventive maintenance
what is contingency system
- policy of waiting until a complaint is received before taking action.
- not able to predict
- can plan procedures/SOO
- can analyze past complains
- plan labour/workload and materials
- can group similar items of work in space
Planning, estimating, and scheduling
- for major replacements, improvements and modification works
what are the 3 maintenance programs?
- long-term
- short-term
- annual
long-term program
- identify major works over the next 5 to 10 years
- use past records to see when major repairs last undertaken
major considerations of long term program
- timing to be worked out with
- availability of finance, costs & sometimes weather conditions
Annual Program
- provide a more accurate assessment of amount of work to be carried out during forthcoming year
- form basis for financial budget
major considerations in annual program
- timing
- uniform &continuous flow of work
- time scale for tender
- apportioning amount in budget for specific jobs
Short term program
- to be carried out monthly, weekly and daily
major considerations of short term program
- availability of materials
- contract work and direct labour
Contract work is
- specialized skill & expertise
- higher cost
- more flexible as you can engage different contractors
- control limited to terms in contract
- no training needed
- little to no relationship with tenants
why do contract work have little to no relationship with tenants
little to no direct interactions
direct labor is
- broad knowledge in day-to-day operations
- less specialized
- lower cost
- less flexible but more consistent and reliable
- better control as they are directly monitored by superiors
- more training needed
- better relationship
3 standard levels of work priority system
- emergency
- urgent
- routine
what work priority level takes priority of all other work
Emergency
emergency priority
- requires immediate action
- work would have to continue until emergency is corrected
what is the normal response time for emergency priority work level?
- within one or two hours
examples of emergency work priority level
- electrical power failures
- people trapped in lifts
Urgent Priority
- correcting a condition that could become an emergency.
normal response time for urgent priority
- immediate to 72 hours depending on availability of workforce
- work continue until competed depending on availability of materials and parts
Routine Priority
- inconvenience to customer
response time for routine priority
- 7 calendar days
