PREVENTIVE MAINTENANCE PLANNING:
THE 4 TYPES OF FACILITY MANAGEMENT
Posted by firstname.lastname@example.org on May 20, 2016 7:00:06 PM
There are several forms of building maintenance. Each of which is important to understand and utilize to reduce building management costs.
The most common form of building maintenance is reactive; also known as run to failure. Simply stated, an asset is run until it breaks. Then it is replaced or repaired.
This form of maintenance is acceptable for equipment with low costs, and low consequences of failure. Light bulbs are a classic example; costing very little to replace and diminished light having little impact on the critical operation on a facility. This form of maintenance is also acceptable when the cost of maintaining an asset is more costly then replacing it.
Reactive maintenance has several hidden costs. Though building managers forego the initial investment in proactive or preventive maintenance, they lose money in the form of lost energy efficiency, early equipment failure and unplanned overtime among maintenance staff.
Optimally between 10 to 20 percent of maintenance in an organization is reactive.However, over 50 percent of maintenance is reactive for the average building management team.
This strategy is used on equipment that has a high cost of failure. To avoid this cost, preventive maintenance often includes replacing parts, lubrication and cleaning. The purpose of preventive maintenance is to reduce the speed at which equipment wears.
Unfortunately, most forms of wear on equipment is episodic, with almost no wear occurring until some sort of outside stress enters the operating environment. If equipment is not maintained shortly after will result a dramatic shortening of the Expected Useful Life (EUL) of assets.
Preventive maintenance has 2 significant shortfalls
- Maintenance is time based, rather than condition based. Thus unnecessary or ineffective maintenance is often performed resulting in wasted labor.
- When a wear inducing event occurs on equipment, maintenance is performed too late, resulting in costly repairs or replacements.
Nonetheless, incorporating an effective preventive maintenance strategy into your organization will result in a cost savings of 15 to 20 percent over reactive methods.
Predictive maintenance uses sensors or continuous equipment monitoring to schedule maintenance tasks based on the actual condition of building equipment.
The expense for equipment sensors and continuous monitoring is steep. This strategy is typically only used in industrial settings with equipment that is constantly running and has an enormous cost of failure. However, new technology and reduced costs are making this form of maintenance a reality for the average building manager.
Use of predictive maintenance can yield cost savings upwards of 40 percent over reactive methods. As technology improves for sensors and IoT (Internet of Things) devices, this form of maintenance will become a no brainer. All of the high cost machinery in our facilities will be connected to the internet in the future, allowing us to collect real-time data, track operational trends and predict problems before they occur.
Using the optimal combination of reactive, preventive and predictive methods allows organization to become proactive in building management. In a perfect world 45 percent of maintenance would be predictive, 35 percent would be preventive, and 20 percent would be reactive.
Reactive maintenance is 3 to 9 times more costly than a proactive approach. In most organizations, over 85 percent of total maintenance spend is on reactive maintenance. By investing in predictive and preventive methods, building managers can significantly reduce their spend on building management.