One of the most common misguided idealisms in many organizations and businesses is that “if it’s not broken, don’t fix it.” However, this is far from the truth.
Using a piece of equipment up to the point of breaking down could be ten times more costly than a regular maintenance program.
Without proper maintenance, you may run into frequent downtimes, which may slow down your process and even lead to costly repairs.
So, what is preventive maintenance and how important is it?
Here’s everything you need to know:
What is Preventive Maintenance?
Also known as preventative maintenance, this is a scheduled maintenance process performed on equipment and systems to lessen its likelihood of unplanned breakdowns.
It’s usually done while the machine is still operable, so it doesn’t fail unexpectedly.
3 Benefits of Preventive Maintenance for Your Facility
Still not sure whether to have a comprehensive preventive maintenance plan? These benefits should change your mind:
1. Machine Efficiency
Machine efficiency is profoundly affected by the day-to-day wear and tear. Preventive maintenance maximizes optimal working conditions.
Additionally, better conservation of your assets will, in many cases, reduce utility consumption – which often comprises a large percentage of Operating Costs.
2. Maximize Useful Life
An effective Preventive Maintenance plan will also maximize the useful life of the applicable equipment and/or systems, potentially saving significant amounts of monies and deferring unnecessary equipment replacement.
Downtime caused by machine breakdown derails the goals and efficiency of your Property. Planned preventative maintenance takes less time than emergency repairs.
It also allows you to complete tasks faster because your machinery will be running smoothly all year long.
Unplanned malfunctions can also add hard costs, as equipment often needs to be rush-ordered – sometimes at higher pricing – and shipped via priority method.
Main Types of Preventive Maintenance
There are different approaches to preventive maintenance to ensure your equipment operates smoothly for the rest of its useful life.
Identifying the type of preventive maintenance to use will depend on the type of equipment and its complexity of the operation.
Some of the common types of preventive maintenance used in commercial facilities include:
Time-Based Maintenance (TBM)
TBM is based on a calendar schedule, meaning time is the trigger for facility maintenance.
For example, the Heating Ventilation Air Conditioning (HVAC) system of your building could be maintained before every summer season.
Or, the air filters could be replaced every three months to maintain high-quality indoor air.
Failure-Finding Maintenance (FFM)
FFM is a set of maintenance tasks that help to predict and detect failures in a particular component of your machinery systems. This will reduce the likelihood of breakdown of the whole system.
Any equipment that needs to function as a backup or in an emergency (such as fire alarms) should be subject to FFM.
Failure-finding tasks should be able to test all the potential circumstances in which a protective system would malfunction.
Risk-Based Maintenance (RBM)
RBM prioritizes equipment maintenance according to the risk of mechanical failure.
This means that equipment with greater risk of failure is monitored and maintained more frequently, and assets with a lower risk of damage have less stringent maintenance practices.
RBM aims to achieve the most economical use of maintenance resources in your facility.
This involves pinpointing when your machinery is likely to break down and address it before it occurs.
Predictive maintenance is based on the overall knowledge of the equipment and expected performance.
Often, sensors attached to machines collect a range of operational data to help you detect the likelihood of a breakdown.
As a result, on-time maintenance eliminates the risk of downtime and increases the overall safety of your operations.
Condition-Based Monitoring (CBM)
CBM involves maintenance practices that monitor the actual condition of your equipment to help you decide on when and which maintenance task you should perform on it.
The maintenance is usually performed when indicators show inefficiency signs.
Creating an Effective Preventive Maintenance Plan for Your Facility
A preventive maintenance schedule acts as a guide to assist you in servicing, repairing, and replacing equipment parts to curb the risk of a significant breakdown.
Consider the following steps when creating a preventative maintenance plan:
Step 1: Develop the End Goal
What do you want to achieve from the preventative maintenance?
Clearly state your organizational goals so you can select the right type of preventative maintenance program for your facility.
Additionally, things like work history, labor tracking, and planned maintenance will follow.
Step 2: Select Preventive Maintenance Software
As there are a myriad of preventive maintenance software programs in-use, selecting the right one for your Property is critical.
Among the factors should be ease of use, web-based access, reporting functions and cost.
Step 3: Identify Assets and Equipment Hierarchy
Define the relationship between the highest level of equipment and the smaller units.
This will help you identify the assets you should prioritize (because they have a higher risk of failure and replacement costs).
Inputting the recommended maintenance service intervals and scope of work from the Original Equipment Manufacturer (OEM) is critical.
Step 4: Create Job and Labor Resources
A preventive maintenance system should include a list of necessary resources to perform the actual work.
Information on the job scope and time should be provided to allow your Engineering team to schedule the right skills, supplies and equipment.
Hire the Best Engineering Maintenance Services Company or Mechanical Contractor for Effective Preventive Maintenance
While preventive maintenance may be viewed as an unnecessary cost for your facility, failure to develop a comprehensive preventive maintenance plan may lead to costly consequences.
A single accident or downtime event can significantly affect your process and Property’s business reputation.
Since many property and facility managers may not have the resources to employ a competent maintenance team immediately, it’s always recommended to utilize experienced, reputable Engineering Maintenance or outside Mechanical Contractor resources, depending on your facility’s size and needs.
Servi-Tek Facility Solutions offers top-notch, customized commercial Engineering services tailored to the goals and needs of your facility.Looking for professional commercial facility services near you? Contact us today to get started.