Sometimes 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 management can be a great way to help train new recruits, retrain maintenance staff or help educate senior managers.
Asset and Maintenance Management Made Easier to Remember
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 fit your organization’s needs.
Asset and Maintenance Management ABC’s
- Assets: Assets are the foundation of all organizations. Always know where your assets are and the condition they are in.
- Budgets: Maintenance budgets should be set up to achieve realistic goals such as 90% uptime or 80% proactive work management.
- CMMS: The best tool available to computerized maintenance management making paper systems and spreadsheets obsolete.
- Document Management: The forgotten cost of searching, copying or recovering lost documentation.
- EAM: Enterprise asset management takes CMMS programs to the next level by adding mobility, document and contract management as well as EAM administration controls.
- Facilities Management: Making sure that buildings operate at maximum efficiency through the optimal integration of people, processes and technology.
- General Contractor Management: When maintenance must be outsourced it is best to have a handle on all contracts, contacts and terms.
- HVAC: One of the primary energy users in many organizations. Good HVAC preventive maintenance can save 10-20% of energy costs.
- Inspections: One of the core functions of work management is performing inspections on assets to discover potential problems or ensure they are working correctly.
- 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.
- Kitchen Assets: Facilities such as hotels or office buildings that have eateries should ensure that broilers, freezers, grills and so on are operating at optimal efficiency and that fuel sources are being inspected.
- Laser Shaft Alignment: Advanced technology that helps properly maintain motors significantly extending their useful life as well as minimizing unplanned downtime.
- Maintenance Planning: The starting point of all maintenance management. Without good maintenance planning, labor, repairs and capital expenditures will all go up significantly affecting the organizations bottom line.
- Newton’s 3rd Law of Work Requests: Know how to handle opposing work requests.
- Optimization of Assets: This is achieved by the correct balance of maintenance planning, preventive maintenance, predictive maintenance, inspections and other proactive work management tools.
- Preventive Maintenance:
Preventive maintenance is at the core of all good maintenance management programs. The goal of preventive maintenance is to minimize unscheduled repairs, increase the useful lifecycle of assets and lower capital expenditures. The proper amount of preventive maintenance is dependent on experience and asset knowledge.
- Quantifiable Results: Good asset and maintenance management sets quantifiable goals to achieve such as the lowering of energy costs by 25% or eliminating overtime as a result of unscheduled downtime. The effectiveness of asset and maintenance management goes directly to the organization’s bottom line.
- Reliability Centered Maintenance: RCM is a strategy used to minimize maintenance costs and predict machine reliability (when it will require maintenance or repairs). The key to RCM is asset knowledge.
- Seven Deadly Sins of Asset Management: The 7 Deadly Sins of Asset Management identify traits and behaviors that should be recognized in people and organizations in order to improve asset management.
- Training: Training is critical to maintenance effectiveness. This includes training on how to maintain assets as well as training using an EAM CMMS solution. Poor training results in missed opportunity.
- Ultrasound Analysis: Advanced predictive maintenance technology that uses sound waves to detect leaks, and inspect valves, electrical components and hydraulic systems.
- Vibration Analysis: Sometimes the first sign of trouble is excessive or unusual vibrations. Vibration analysis helps detect vibration issues early on before they result in asset failure.
- Work Order: Work orders are the document trail that follows the maintenance of an item. At a minimum work orders should contain; a description of the task, details of the asset, a tracking number, date requested, due date, who it is assigned to, a priority, time spent on, inspection notes, general notes/remarks section.
- Xenogenous Asset Damage – This one was really tough (laughing) but xenogenous asset damage is damage caused by outside forces such as extreme weather, water, corrosion.
- Year-round Maintenance: Good maintenance management schedules proactive maintenance year round and does not wait for an asset to fail before reacting.
- Zero Downtime: The ultimate goal of asset and maintenance management.