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The ABC’s of Maintenance Management
S
ometimes managing thousands of assets can be 5. EAM: Enterprise asset management takes
a little overwhelming so it is good to simplify CMMS programs to the next level by adding
perspectives once in a while. Committing to mobility, document and contract mana-
memory the ABC’s of asset and maintenance ma- gement as well as EAM administration
nagement can be a great way to help train new re- controls.
cruits, retrain maintenance staff or help educate 6. Facilities Management: Making sure that
senior managers. buildings operate at maximum efficiency
through the optimal integration of people,
processes and technology.
7. General Contractor Management: When
maintenance must be outsourced it is best
to have a handle on all contracts, contacts
and terms.
8. HVAC: One of the primary energy users in
many organizations. Good HVAC preventive
maintenance can save 10-20% of energy
costs.
Your facility may have its own list but in case you 9. Inspections: One of the core functions of
do not, I have set up the following list (with a little work management is performing inspec-
bit of humor) that can be used and adjusted to fit tions on assets to discover potential pro-
your organization’s needs. blems or ensure they are working correctly.
10. Junction Box: Ok, the letter J was a tough
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Asset and Maintenance Management one but knowing where all power comes in
ABC’s and out of a facility is critical for emergency
shutdowns.
1. Assets: Assets are the foundation of all orga- 11. Kitchen Assets: Facilities such as hotels
nizations. Always know where your assets or office buildings that have eateries should
are and the condition they are in. ensure that broilers, freezers, grills and so
2. Budgets: Maintenance budgets should be on are operating at optimal efficiency and
set up to achieve realistic goals such as 90% that fuel sources are being inspected.
uptime or 80% proactive work manage- 12. Laser Shaft Alignment: Advanced tech-
ment. nology that helps properly maintain motors
3. CMMS: The best tool available to compu- significantly extending their useful life as
terize maintenance management making well as minimizing unplanned downtime.
paper systems and spreadsheets obsolete. 13. Maintenance Planning: The starting
4. Document Management: The forgotten point of all maintenance management.
cost of searching, copying or recovering lost Without good maintenance planning, labor,
documentation. repairs and capital expenditures will all go
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The ABC’s of Maintenance Management
up significantly affecting the organizations 21. Ultrasound Analysis: Advanced pre-
bottom line. dictive maintenance technology that uses
14. Newton’s 3rd Law of Work Requests: sound waves to detect leaks, and inspect
Know how to handle opposing work valves, electrical components and hydraulic
requests. systems.
15. Optimization of Assets: This is achieved 22. Vibration Analysis: Sometimes the
by the correct balance of maintenance plan- first sign of trouble is excessive or unusual
ning, preventive maintenance, predictive vibrations. Vibration analysis helps detect
maintenance, inspections and other proac- vibration issues early on before they result
tive work management tools. in asset failure.
16. Preventive Maintenance: 23. Work Order: Work orders are the docu-
Preventive maintenance is at the core of all ment trail that follows the maintenance of
good maintenance management programs. an item. At a minimum work orders should
The goal of preventive maintenance is to contain; a description of the task, details of
minimize unscheduled repairs, increase the asset, a tracking number, date reques-
the useful lifecycle of assets and lower ted, due date, who it is assigned to, a prio-
capital expenditures. The proper amount rity, time spent on, inspection notes, general
of preventive maintenance is dependent on notes/remarks section.
experience and asset knowledge. 24. Xenogenous Asset Damage – This one
17. Quantifiable Results: Good asset and was really tough (laughing) but xenogenous
maintenance management sets quantifiable asset damage is damage caused by outside
goals to achieve such as the lowering of en- forces such as extreme weather, water, cor-
ergy costs by 25% or eliminating overtime rosion.
as a result of unscheduled downtime. The 25. Year-round Maintenance: Good main-
effectiveness of asset and maintenance ma- tenance management schedules proactive
nagement goes directly to the organization’s maintenance year round and does not wait
bottom line. for an asset to fail before reacting.
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18. Reliability Centered Maintenance: RCM 26. Zero Downtime: The ultimate goal of
is a strategy used to minimize maintenance asset and maintenance management.
costs and predict machine reliability (when
it will require maintenance or repairs). The If you liked this article you may also enjoy reading:
key to RCM is asset knowledge.
19. Seven Deadly Sins of Asset Manage- Asset Management, EAM CMMS, maintenance ma-
ment: The 7 Deadly Sins of Asset Mana- nagement
gement identify traits and behaviors that
should be recognized in people and organi- Did you like The ABC’s of Maintenance
zations in order to improve asset manage- Management?
ment.
20. Training: Training is critical to mainte- Every share you make allows us to write more great
nance effectiveness. This includes training stuff for you:
on how to maintain assets as well as trai-
ning using an EAM CMMS solution. Poor • It’s how we prove that it’s worth blogging to
training results in missed opportunity. our bosses. Researching and writing takes
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The ABC’s of Maintenance Management
serious time.
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with 10 shares... I really like free lunch.
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Other Articles Written by stuart smith
Stuart Smith is Mintek’s InBound Marketing Specia-
list. He works hard at creating compelling content
to keep Mintek’s customers and prospects informed
with relevant information.
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