xi The most widely known LEAN methods applied to construction, operations, and maintenance are Job Order Contracting (JOC) for maintenance, repair, and renovation activities and Integrated Project Delivery (IPD) for major, new construction. A well-developed strategic O&M Planii will define and communicate best management practices (BMPs) for an organization. © 2020 National Institute of Building Sciences. This support must be “top down” and has to include more than just mere lip-service. Planning is the the process of planning, while scheduling is the process of reconfiguring workloads in a production/manufacturing process. Excessive building maintenance should be avoided. Proper maintenance and scheduling, if implemented right, would greatly boost productivity. The maintenance department is focused on helping the university to fulfill its mission of teaching, research, public engagement, and economic development. to how maintenance can be performed to ensure equipment reaches or exceeds its design life have been developed in the United States. maintenance. The plan consists of both desired changes or improvements that the powers would like and then a list of maintenance that has to be done and when, for example paint the roof, wash the building, repairs lift and on on. For companies and businesses who rely mostly on their equipment to do the job for them, a mishap such as this will cost the company a lot. What is Maintenance Planning? Planned maintenance contributes to limiting the frequency and negative impact of corrective maintenance occurrences thereby reducing overall O&M costs. It can include everything from leaky faucets to major repairs. Communicating the fact that an emergency repair will have ten times (10x) the cost of an appropriate maintenance operation, is an ongoing need, as well as providing cost multi-year cost impacts of alternative O&M strategies. Facilities operations and maintenance encompasses a broad spectrum of services, competencies, processes, and tools required to assure the built environment will perform the functions for which a facility was designed and constructed. Responsibilities can vary from building to building. Maintenance planning and scheduling for reliability helps to double operating profit in the average industrial company. vii Testing, or inspection performed to anticipate failure using specific methods and equipment, such as vibration analysis, thermographs, x—ray or acoustic systems to aid in determining future maintenance needs. From an educational standpoint, both traditional educational institutions and ongoing professional education are increasing their focus upon life-cycle management and the role of O&M. Maintenance practitioners across industry use many maintenance terms to mean different things. At the same time, building maintenance should ensure safety […] By performing effective maintenance planning, you can remove the breakdowns, which can result in environmental hazards. Planning refers back to the maintenance planning & scheduling process so planning maintenance is about preparing the maintenance work so that is ready to execute. Aside from day to day operations, maintaining your building or property in optimal condition is a priority. Delay Avoidance is the basic goal of Planning and Scheduling. The goal of 'Whole Building' Design is to create a successful high-performance building by applying an integrated design and team approach to the project during the planning and programming phases. Preparing a maintenance plan Information sheet 1.1 2 Building maintenance can also be categorised according to who carries out the maintenance work: housekeeping maintenance carried out by property managers; or second line maintenance carried out by specialist building tradespeople. facilities management staff, senior management, facilities users, external service providers, oversight groups, etc.) Planned maintenance is maintenance that is organized and carried out with thought to the future, control and recording in accordance with the plans that have been determined previously. Planning is the the process of planning, while scheduling is the process of reconfiguring workloads in a production/manufacturing process. Facilities O&M management spans multiple competencies (core skills), business processes (asset management practices/industries), and activities, such as the following (also, see Figure 6). Normal/routine maintenance excludes activities that expand the capacity of an asset, or otherwise upgrade the asset to serve needs greater than, or different from those originally intended. This book covers the details of what occurs at the low levels of a planning and scheduling process. ix General maintenance: custodial services and cleaning, pest control, snow removal, grounds care/landscaping, trash-recycle removal. 1) ‘Maintenance Planning and Scheduling Handbook’ by Doc Dalmer. Building planned maintenance checklists. NOTE: The term "Big Data" has recently become popular to describe the multiple sources, formats, and uses of data that can be leveraged to monitor and improve organizational performance. A maintenance management plan should at least comprise the following: i. The use for which buildings are designed is the main factor in determining the required standard of maintenance. Equipment reliability is increased. You can renew your maintenance plan until May 6, 2021, at which point we will fully retire maintenance and you will be unable to further renew. Moreover, the Committee on Maintenance under Government of India defined maintenance as: “Building maintenance is work undertaken to keep, restore or improve every facility, i.e., every part of a building, its services and surrounds to a currently acceptable standard and … Maintenance Planning and Scheduling Training. Experience tends to show that maintenance planning can have one of the greatest effects on a company’s budget. i The term "facility" is used to represent any built structure including, but not limited to, buildings, roadways, dams, bridges, airports, mass transit, etc. Strategic Maintenance Planning is a process that allows us to make investments that have great returns. As the name implies, building maintenance is a branch of maintenance which deals with buildings, their surroundings and contents. Determining the allocation of limited resources in favor of planned versus corrective maintenance is a primary objective of any organization. Which means that having this at the very start of your business is just as important as all the other initial preparations you should conduct. Estimate Job Based on Planner Expertise: Planners should use personal experience and information … The most important aspect of maintenance planning is management support. Historically, sharing information has been somewhat problematic for a variety of reasons, especially in areas involving costs and or techniques. (Refer to Multiple Competencies, Business Processes, and Activities). Building maintenance is an anticipatory procedure performed by facility maintenance teams to regularly look after the roofing, HVAC, lighting, electrical, exterior and interior, and plumbing of buildings and keep them in good working condition for the occupants. A maintenance plan is all about keeping a record of the maintenance of a certain activity or anything. Maintenance activities can basically be divided into two parts: planned maintenance activities and unplanned maintenance activities. You can follow this link to read about the skills, competencies and knowledge set of a Maintenance … iv Corrective maintenance will identify, isolate, and rectify a fault to restore equipment to an operational condition within established requirements for operations. Ongoing performance measurement supports informed, information-based, decision making and helps to maximize the use of available resources. Building planned maintenance checklists. Examples of planned or programmed maintenance are painting, flood coating of roofs, overlays and seal coating of roads and parking lots, pigging of constricted utility lines and similar functions. Figure 1. Building maintenance schedule is a great way to know that which kind of word required to be done on what time. Sometimes it feels like we are drifting toward and iceberg. It enables us to target the large areas of waste on the factory floor by investing in asset improvement efforts driven by the maintenance team. In addition to waiting for a piece of equipment to fail (reactive maintenance), we can utilize preventive maintenance, predictive maintenance, or reliability centered . With a proper plan in place, you won’t have to rely on reactive maintenance. 1. The need for and level of training requirements, including training aids and O&M manuals, should be specified in the Plan. This book covers the details of what occurs at the low levels of a planning and scheduling process. Many building managers in recent years have refitted their lighting systems with energy saving bulbs and elements. Facilities operations and maintenance encompasses a broad spectrum of services, competencies, processes, and tools required to assure the built environment will perform the functions for which a facility was designed and constructed. Equipment reliability is increased. Scheduling is used to allocate plant and machinery resources, plan human resources, plan production processes, and purchase materials. Deficiency items are low in cost to correct and are normally accomplished as part of the annual O&M funds. These three items allow the planner to identify most potential issues and provide the information, and materials to avoid them. Maintenance is an essential to ensure that buildings and other built assets present a good appearance and operate at optimum efficiency. It also ensures optimal living conditions and may help prevent accidents and tenant complaints.. Disclaimer, Unified Facilities Guide Specifications (UFGS), Facilities Operations & Maintenance - An Overview, Real Property Inventory (RPI) and Asset Management (RPAM), Computer-Aided Facilities Management (CAFM), Computerized Maintenance Management Systems (CMMS), Comprehensive Facility Operation & Maintenance Manual, Deferred Maintenance — The Use of Parametrics for Estimating Maintenance Costs, Estimating — WBDG Page for construction cost estimating, Life-cycle Cost Analysis (LCCA) — WBDG page for assessing the total cost of facility ownership, Life-cycle Data Handoff: Guidelines for BIM Project Managers — WBDG page related to delivering building life-cycle data to the building owner, Omniclass — WBDG page related to a classification system for the construction industry, characterized as "a strategy for classifying the built environment. A maintenance electrician may use a voltage meter when performing a maintenance inspection of a building. LEAN Practices for Optimized Facilities O&M Overview, Figure 4. As Figure 1 illustrates, 80% of a facility'si life-cycle costs are associated with Operation & Maintenance (O&M). Preparing a maintenance plan Information sheet 1.1 2 Building maintenance can also be categorised according to who carries out the maintenance work: housekeeping maintenance carried out by property managers; or second line maintenance carried out by specialist building tradespeople. If you need to make any maintenance plan as such, then you can refer to the plan templates and accordingly design the maintenance plans. Maintenance done as explained in this book is not a cost. The prime objective of good maintenance planning and scheduling is to allow maintenance personnel to prepare and perform the required task in a safe and cost effective manner without encountering time wasting delays. The processes in this course pave the way for planning and control of maintenance resources. This support must be “top down” and has to include more than just mere lip-service. whereas preventive maintenance is maintenance that has been identified to prevent or mitigate a failure mode. It will provide high level guidance with planning and scheduling process design. Upper management must ensure that Maintenance Planning will become a part of the normal operating procedures and management levels below that must ensure adherence to these principles. Rather, the process begins with a solid understanding of needs, taking into account the range of considerations – including space, shop layout, bays, maintenance and repair services, parts rooms, shop equipment, utility requirements, etc. Building maintenance is responsible for a property's upkeep, including structural, electrical, and plumbing systems. Planned maintenance contributes to limiting the frequency and negative impact of corrective maintenance occurrences thereby reducing overall O&M costs. The ability to predict current and future requirements necessary to maintain a predetermined service level aids Planning. The result is an inability to maximize value to an organization. The first step in building a successful preventive maintenance program is to sit down and lay out what you want to achieve. “Building maintenance is work undertaken to keep, restore or improve every facility, i.e., every part of a building, its services and surrounds to a currently acceptable standard and to sustain the utility and value of the facility.” Aim of Maintenance of Building: Should you have any questions or comments on the WBDG, please feel free to contract our team at wbdg@nibs.org. Maintenance planning is done at the level of asset component, and needs and plans are then aggregated to the asset type level, and further up to the service or asset portfolio being planned for. This article about changes to maintenance plans and what you need to know has been provided by Shane White, Strata Title Consult. But, it doesn’t have to be like that. International Organization for Standardization (ISO). For example, tests to locate thinning piping, fractures or excessive vibration that are indicative of maintenance requirements. Building maintenance manuals come in many shapes and sizes. This wide scope of maintenance needs requires a large breadth of expertise from hotel maintenance crews. Technology and tools used to lower the cost of implementing and managing LEAN O&M best management practices (BPMs) include the following: Building the capabilities of internal and external O&M teams involves an ongoing commitment to education and training. The Dos and Don’ts of Maintenance Planning and Scheduling; The Power of the Right Maintenance Schedule; Planned Work: An Overview Identify where the plan is working and where it can be improved. It is used to represent inspection, preventive maintenance and repairs for which you plan time and scope of work in advance. Normal/routine maintenance is performed on capital assets such as buildings and fixed equipment to help them reach their originally anticipated life. Inadequate maintenance can result in decay, degradation and reduced performance and can affect heath and threaten the safety of users, occupants and others in the vicinity. As a result, known future impacts may be postponed until "someone else's watch." Properly allocating funds for planned maintenance can significantly reduce overall negative financial and operational impacts upon an organization, as illustrated in the Pavement Condition Index (Figure 2). National Institute of Building Sciences Innovative Solutions for the Built Environment It enables us to target the large areas of waste on the factory floor by investing in asset improvement efforts driven by the maintenance team. An understanding of LEANxi fundamentals and their application to O&M and overall Facilities Management will benefit Planning. Conducting apartment building maintenance checks on a regular basis prevents unnecessary expenses for leasing companies and tenants. Keep an eye on how your planned maintenance strategy is working after it has launched. ii An O&M Plan may also be called a O&M Execution Plan. Building maintenance is basically involved general repairs and renovation to buildings and preventive maintenance of personal and professional buildings. Silo building stops with an agreement of priorities within an organization. The following are potential O&M goals and important considerations: Since 80% of total capital expended across the lifespan of a facility goes to O&M, O&M activities are almost always inadequately funded. ", GSA National Operations & Maintenance Specification, Investments in Federal Facilities: Asset Management Strategies for the 21st Century (2004), Predicting Outcomes of Investments in Maintenance and Repair of Federal Facilities (2012), WBDG04 Optimizing Operations and Maintenance (O&M), WBDG13 Strategies for Sustainable Historic Preservation, WBDG17 Achieving Sustainable Site Design Through Low Impact Development Practices, FEMP01 Commissioning for Existing Federal Buildings, FEMP09 Sustainable Strategies for Existing Federal Facilities, FEMPFTS19 Implementing Deep Retrofits: A Whole Building Approach, FEMPFTS23 Re—Thinking Operations & Maintenance for High Performance Buildings, Multiple Competencies, Business Processes, and Activities, Education, Training, and Support Services, Metrics/Key Performance Indicators (KPIs), Incorporate a life-cycle costing perspective, Enhance facility user experiences and increase satisfaction, Continuously enhance capabilities of internal and external personnel, Provide a "customer—centric" LEAN operating model, Communicate the importance of regular maintenance, Assure appropriate staffing levels and capability, Identify all parties responsible for and linked to O&M, Standardized and ongoing physical and functional condition assessments, Decision support tools to assist in project prioritization, Support technology, records, and reporting system, Monitoring, metrics, and key performance metrics (KPIs), Manpower requirements/staff (In-house and Third-Party/Contract Maintenance), Current and desired conditions of buildings systems and equipment, Required documentation - for example O&M Manuals, Detailed (line item) O&M task descriptions (labor, material, & equipment line items and associated costs), and checklists, Estimated service life for physical assets, Maintenance, repair, and replacement costs, Early and ongoing collaboration among all participants and stakeholders, Focus upon client requirements and best value outcomes, Clearly defined and documented roles, responsibilities, workflows, Decision support based upon current and actionable information, Common terms, definitions, & data formats — Common data environment (CDE), Mutual trust and respect among participants, Continuous improvement the O&M Plan and associated processes, Construction project delivery methodology, Inventory and maintenance disposition management, Building Information Modeling (BIM) (Model & Management Systems) Capital Planning and Management Systems (CPMS), Computer-aided Facilities Management Systems (CAFM), Cost Estimating, Procurement, & Construction Project Delivery and Management Systems, Integrated Workplace Management Systems (IWMS), Standardized data architectures (Cobie, Masterformat, Uniformat, Omniclass), Clearly defined, actionable, and measurable goals, Key performance indicators that monitor the overall administration of O&M program, as well as individual projects / task orders, and all associated workflows, deliverables, and outcomes, Established baselines enabling measurement of historical and current progress, A basis of timely, accurate, repeatable, and verifiable information based upon standardized terms, definitions, and data architectures, Applicable reporting and feedback systems to support continuous improvement of processes, practices, and outcomes, Leading Indicators (forecast future trends inside and outside the organization) as well as lagging indicators, Objective and unbiased information (not subject to manipulation) that is normalized (can be benchmarked against other organizations, departments, locations), Unobtrusive (not disruptive of work or trust), Annualized Total Cost of Ownership (TCO) per building per gross area = Rate per square foot, Annualized TCO per building/Current replacement value = Percent of Current Replacement Value (CRV), Annualized TCO per building/Net assignable square feet = Cost rate per net assignable square feet per building, Annualized TCO per building/Non-assignable square feet = Cost rate per non-assignable square feet per building, Annualized TCO per building/Building Interior square feet = Cost rate per interior square foot per building, AI (Adaptation Index) or PI (Programmatic Index) = PR (Program Requirements)/CRV (Current Replacement Value), Uptime or Downtime = Defined in percent, as amount of time asset is suitable for the program(s) served, Facility Operating Gross Square Foot (GSF) Index (SAM Performance Indicator: APPA 2003), Energy Usage is expressed as a ratio of British Thermal Units (BTUs) for each Gross Square Foot (GSF) of facility, group of facilities, site or portfolio = BTUs / Gross Area GSF, Facility Operating Current Replacement Value (CRV) Index = Facility Operating CRV Index = Annual Facility Maintenance Operating Expenditures ($)/Current Replacement Value ($) (SAM Performance Indicator: APPA 2003), Facility Operating GSF Index = Annual Facility Maintenance Operating Expenditures ($)/Gross Area (GSF), Planned/Preventive Maintenance Costs per square foot, Emergency Maintenance Costs as a percentage of Annual Operations Expenditures, Unscheduled/Unplanned Maintenance Costs as a percentage of Annual Operations Expenditures, Repair costs (man hours and materials) as a percentage of Annual Operations Expenditures, FCI (Facility Condition Index) = DM (Deferred Maintenance) + CR (Capital Renewal)/CRV (Current Replacement Value), AI (Adaptive Index) or PI (Programmatic Index) = PR (Program Requirements)/CRV (Current Replacement Value), FQI (Facility Quality Index) or Quality Index or Index = FCI (Facility Condition Index)+ AI (Adaptive Index), Capital Renewal Index = Annual Capital Renewal and Renovation/Modernization Expenditure ($)/Current Replacement Value ($)EMERGING ISSUES, Achieving High-Performance Federal Facilities: Strategies and Approaches for Transformational Change (2011), Asset Lifecycle Model for Total Cost of Ownership Management - Framework, Glossary & Definitions, Building Life-Cycle Cost (BLCC) Programs - Computational support for the analysis of capital investments in buildings, COBie — Construction Operations Building Information Exchange, Core Competencies for Federal Facilities Asset Management Through 2020: — Transformational Strategies (2008). 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