A facility refers to a building, rooms, and areas created and built to serve a specific purpose. Maintenance keeps the property, assets, and equipment working appropriately by doing repairs, adjustments, correcting problems, etc., in the facilities. So, it is necessary to avoid costly unplanned downtime from failure.
A foundational element of business success is creating an efficient, productive, and safe environment. As a part of facility management, facility maintenance is present to ensure that infrastructures and physical or capital assets fulfill their purpose and fully utilized.
For the facility maintenance to work in unison, it requires better or even best practices, skilled workers, building good partnerships, and implementing specific solutions. With proper supervising in the facilities, you can ensure the safeness and security of the occupants.
What is Facility Maintenance
Facility maintenance covers all the maintenance activities like cleaning, visual inspections, capital assets, minor adjustments, oil changes, etc. It is the process of increasing the utility of a building regularly.
Capital assets include land, the building itself, machineries, medical devices, and commercial appliances. Minor adjustments are plumbing issues, repairing light fixtures, replacing worn-out floorings, and so on.
- maintenance of all building systems to keep a facility running
(Plumbing, fire safety system, elevator system, electric system, lighting system)
- maintenance of business equipment in reliable working order
(mechanical assets, tools, computer systems, HVAC, medical equipment, office equipment, pieces of furniture)
- supervising the building itself to maintain a neat and safe environment
(roofings, doors including door locks, windows, exterior and interior paintings)
- managing the spaces around the building for a pleasant environment
(landscaping, pest control, grounds maintenance)
General Types of Facility Maintenance
There are four general types of FM, these are:
It is the most common type among the four. Others call it “break/fix” work because it is a part of the daily operations of any facility. Furthermore, the role of corrective maintenance is to sort out and repair malfunctioning systems and equipment.
Types of Corrective Maintenance
- Scheduled Corrective Maintenance – needed but not required immediately.
- Unscheduled Corrective Maintenance – required immediately and without delay.
Here is an example of Scheduled and Unscheduled Corrective Maintenance:
- A maintenance technician performs an urgent heating system repair and notices dirty filters. So, the corrective maintenance request is to clean or replace the filters for efficiency improvement and prevent heat loss. (Unscheduled Corrective Maintenance)
- A spray nozzle is clogged, which causes the lubricant to flow appropriately. So, the work order created is to clear the blockage or replace the nozzle on the next inspection. (Scheduled Corrective Maintenance)
It is a proactive approach type of maintenance. Preventive maintenance regularly checks the systems and equipment for minor problems and fixes them before a major failure occurs. That makes it the most dominant type.
Types of Preventive Maintenance
- Calendar-based Preventive Maintenance – scheduled based on a specific date or specified time intervals such as number of days, weeks, or months
- Runtime-based Preventive Maintenance – scheduled based on specific measured runtimes such as number of hours, amount of miles, number of production cycles, or levels
Example of Calendar-based and Runtime-based Preventive Maintenance:
- A work order for changing the belt of a conveyor is every 30 days. (Calendar-based Preventive Maintenance)
- A work order of oil change assigned to a maintenance technician is after every 4,500 miles traveled by a vehicle. (Runtime-based Preventive Maintenance)
It is about analyzing the real-time data of equipment and evaluating its condition by monitoring. The predictive maintenance is a technique to detect possible defects and anomalies to fix them before failure occurs. It involves the principles of the statistical process and the most advanced and intensive type.
Some examples of Predictive Maintenance:
- Vibration Analysis – monitors the patterns and levels of a machine or equipment’s standard vibration to evaluate its overall condition.
- Oil Analysis – involves testing oil from machines to determine its condition. It’s likewise a blood test for machinery. This analysis will tell the lubricant’s composition, properties, contaminants, or leakage in the engine.
- Acoustic monitoring – is a method commonly used in industrial environments. This system is potent for the early detection of machinery failure via airborne sound analysis.
- Motor Circuit Analysis – is a method to determine the health condition of a motor. A variety of industries make use of this method of analysis to test new motor inventory.
- Infrared Technology – enables immediate tracking of operating conditions.
In predetermined maintenance, the rules, regulations, and suggestions are from the original manufacturers rather than the maintenance team. Manufacturers usually provide guidelines upon purchasing.
Types of Facility Maintenance Workers
Maintenance Technicians and Facility Managers are the two main types of FM workers.
Facility managers work on both the strategic and operational levels. They are responsible for the upkeep of an organization’s buildings. Also, they are the ones responsible for ensuring that they meet the health and safety standards.
- Strategic – this includes taking responsibility for on-site visitors, overseeing the health and safety of occupants, and coordinating demands and supplies of facility services.
- Operational – maintaining a comfortable, functional, and safe environment for occupants.
Maintenance Technician duties include maintaining inventory, inspecting buildings, and scheduling repairs. They conduct general maintenance and repairs on facility equipment and property structures.
The Role of Maintenance in Facility
As mentioned above, facility maintenance comes as a part of facility management. It consists of hard and soft facility management services.
When you are referring to hard facility management services, it is the managing of the physical environment. These services ensure the safety, health, and welfare of occupants.
Examples of Hard Facility Management are:
- Lighting System
- Plumbing and Drainage
- Air Conditioning Maintenance
- Building Maintenance
- Fire Safety System
- Electricity and Water Maintenance
- Preventive Maintenance
Unlike hard facility management, soft facility management services refer to managing people and organizations. It makes the workplace a better place by creating a more secure, pleasant working environment and more efficient.
Examples of Soft Facility Management are:
- Window Cleaning
- Cleaning Services
- Building Security
- Pest Control
- Post Management
- Waste Management
- Space Planning
- Reception Services
- EHS Compliance (Environmental Health and Safety)
Buildings That Utilize Facility Maintenance
As we all know, a wide range of different facilities administered facility maintenance. The type of equipment in every facility may differ, but the importance of maintaining the facilities is more or less the same.
Significant commercial buildings with HVAC (Heating, Ventilation, and Air Conditioning) and boilers require regular service to maintain equipment working correctly and decrease the probability of incidents.
The OSHA (Occupational Safety and Health Administration) imposes strict guidelines particularly on safety and sanitation. For this reason, maintenance is applied to conduct preventive maintenance on capital assets like imaging equipment.
Schools and University Campuses
Educational facilities have capital assets like research equipment that need maintenance to function well. HVAC checks, leak and flood emergency repairs, light replacement are also part of university facility maintenance.
Dishwashers, fryers, commercial cookers, refrigerators, as much as other integral equipment needs maintenance service regularly. It ensures that they are operating well and prevent faults that cost the business both time and money.
Hotels and Casinos
There is a broad scope of maintenance in these facilities that requires a large extent of expertise. It includes upkeep of elevators, HVAC, refrigerator, phone lines, cable TV, personal computers, lighting fixtures, and room furnishings.
Zoos and Aquariums
Proper maintenance to zoos and aquariums is needed to provide a healthy and safe environment for employees, volunteers, guests, and the surrounding community. It also requires a lot of knowledge on maintaining the habitat of the animals and water creatures.
Like other hospitality facilities, churches also require professional maintenance to keep facilities operational and parishioners proud. It is not just about the facility’s physical appearance but also includes the electrical and Plumbing needs.
Sports Arenas and Stadiums
The top priority for sports facilities is keeping the players and fans not just entertained but also safe. Arenas and stadiums consist of thousands of seats and a legion of equipment. That’s why it is essential to incorporate maintenance to manage these assets.
Facility Maintenance Checklist
A checklist is the building block of a program. In general, it is a list of items that you need to check, verify, and inspect.
The maintenance checklist is an itemized list of maintenance tasks prepared. The following are a variety of ways on how to organize a checklist:
- asset (roof, HVAC, boilers)
- system (electrical, mechanical)
- year (2019, 2020, 2021)
- season (summer, winter, fall, spring)
- interval (daily, weekly, monthly, quarterly, yearly)
- trade contractor (landscaping)
- responsibility (in house maintenance, contacted maintenance)
- priority (low, medium, high)
- skill level (consultant, owner, contractor)
Sources of Checklist
Sources of checklist depend on the party who has prepared the list, but they are all equally important.
- Contractor Checklist – is a short, brief maintenance task built around the price point.
- Manufacturer Checklist – is more detailed than contractor checklist. It is a maintenance task built around risk management.
- Consultant Checklist – is more impartial than contractor and manufacturer checklist. It is a maintenance task built by subject matter experts.
- Internet Checklist – is published on the internet. Careful evaluation is needed.
Formats of Checklist
There are two primary formats of a checklist. These are:
- Time-based Maintenance (TbM) – routine maintenance task.
- Condition-based Maintenance (CbM) – non-routine maintenance task. It is more challenging to prepare than a time-based checklist.
The maintenance checklist becomes a maintenance schedule once placed into a calendar.
Kinds of Facility Maintenance Services Offered
Maintenance service means regular maintenance and repairs of the existing assets of the facility, structures, buildings, and others. Big companies offer a wide range of services like support services, janitorial services, property and building management, space planning, accounting, security, records management, etc. While other companies offer limited maintenance services and repair, including lighting services, minor plumbing, ceiling tile replacement, roof cleaning, painting services, inspection, and property detailing.
In general, facility management companies monitor all these aspects of facility maintenance to operate effectively and efficiently.
This means servicing all your interior and exterior lightings.
The lighting system has a vital role in a facility. Lights are necessary to maintain productivity, especially to the workstations that performing detailed tasks. Because of that, proper maintenance of the lighting system keeps the occupants safe to see hazards, equipment, and passageways.
This means maintaining the piping system, keeping the drain system and waste-water lines operating well, repairing toilet, sink, and shower, as well as maintaining the sprinkler system and other fire safety equipment.
In every kind of facility, there are plumbing standards that need to follow to attain sanitary health. These sanitation systems aim to provide a clean and safe environment for the occupants.
Ceiling Tile Replacement
This means updating old ceiling tiles in the facility.
The life expectancy of ceiling tiles is ten years. Beyond that, replacement should consider because they become brittle or even break. Having broken or damaged ceiling tiles will have a destructive effect on the acoustic performance of the room.
This means removing debris such as tree branches and dry weeds, mildew, molds, mosses, and lichen on the roofs.
Various cleaning products or commercial cleaning services will do. Have your roof regularly clean at least maybe once a year is enough. Professional cleaning can discover issues like holes or missing shingles before they will cause any severe damage.
This means maintaining the exterior and interior surfaces, patching, and finishing touch. It also includes revising the look of the facility’s exterior and interior with a fresh coat of paint.
Painting means applying color to a surface or wall, and paints consist of a protective coating to preserve the exterior and interior surface. Proper choosing of paints can create a unique ambiance with a broad spectrum of colors and innovative designs. Also, it will raise your property value.
Inspection and Property Detailing
This means inspecting compliance of sites and properties. It also includes cleaning and maintenance of all areas, polishing fittings and fixtures, and some restoration.
Inspection and Property Detailing extends the lifespan of the properties and assets. It is protecting and maintaining the valued properties.
Call and Hire a Facility Maintenance Company Now
Maintaining a facility to operate your business effectively and efficiently is a big job and responsibility. A lot of things are needed to consider and require regular attention. Therefore, this job requires keen knowledge, best practices, and skilled workers.
It is preferable to get and hire professional maintenance workers rather than doing it by yourself or by your staff. While there are other reasons to try a DIY, think about the benefits of hiring professionals. They get the work done faster because they are experts.
Professional facility maintenance workers will make sure that your business is operating smoothly and boost productivity rates. They will ensure you that your assets are well-maintained and fully utilized. Also, they will make sure that your business is operating smoothly and boost productivity rates.
This job requires more than just water and soap, so get and hire a professional instead!