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Maintenance as tool in (Facility Maintenance)

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The concept of maintenance involves understanding and optimising the performance of a built environment. In particular, the maintenance of mechanical and electrical services in any building is a significant overhead, making it essential to maintain installed equipment cost effectively without compromising the building’s ability to function. The facilities manager therefore, requires a maintenance programme to ensure all equipment is operating correctly and efficiently.

Maintenance activities fall into two basic categories – planned (routine maintenance) and unplanned (breakdowns).

To put an effective plan in place, a few steps should be taken to imbibe a strong maintenance culture. Manuals and specification documents should be used as a guide when developing a maintenance programme which should clearly outline what needs servicing and when, who will undertake them and when as well as general routine maintenance tasks.

It is important to ensure policies are in place and objectives developed, taking into account the needs and aspirations of all key stakeholders. Maintenance strategies should also be developed with benchmarks and Key Performance Indicators (KPIs) included for contractors. Facilities managers are advised to consider incentives for maintenance contractors to enhance efficiency in operations

Sufficient budget from the service charge account will be required to carry out maintenance, and proper management of the budget is necessary to show accountability and transparency. Suitably trained and experienced professionals should be employed to carry out maintenance activities and associated monitoring, seeking professional advice where necessary.

Key documentation must be in place and accessible to the maintenance team and management. Such documents include O&M Manuals, As Built Drawings, Maintenance Log Books, and Commissioning data. It will be helpful to consider developing and distributing a building user guide to relevant stakeholders to ensure that equipment and maintenance requirements are understood and adhered to.

Facilities managers should, as a matter of practice, hold regular progress meetings and encourage team effort in conducting their duties. Monitoring the work using specialists where necessary will ensure quality performance is delivered.

Planned maintenance includes the following types:

Preventative Maintenance: Where a contractor regularly inspects, maintains and calibrates building plant and equipment, providing reports to the owner or their designated managing agent, typically the facilities manager, who approves any required work.

Comprehensive Maintenance: Similar to the above, however the contractor typically pays for the work and sets their own work plan within a full service contract commissioned by the facilities manager for a set period.

Performance-based Maintenance: Where the maintenance contractor is responsible for delivery of planned maintenance services. He sets his own programme, and is paid based on the reliability of services provided.

Areas in planned maintenance include: •Electrical Installation systems; •              Gym equipment; •Building Management System; •Water Treatment Plant; •Generators; •Fire systems; •Swimming Pools; •        HVAC systems; •Lighting; •Pumps and fans; •Sewage systems; •Gardening and Landscape, and •Safety controls.

A well developed maintenance programme by facilities managers that is followed will reduce greatly the dilapidation, degradation and deterioration of building structures within the Nigerian contemporary urban metropolis.

Article Credit: Businessdayonline

Updated 4 Years ago

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