Preventive Maintenance Presentation

PREVENTIVE MAINTENANCEin Residential Life

MU ResLife Getting Started

Mindy Imhoff, Dean Umstattd & Don WelkerAdministrative, Crew Leader & Crew Member

Overview• What we have planned• Our Preparations• Equipment Preparations• Gathering Information• System that we are using• Who is doing what• Benefits of Preventive Maintenance• Challenges to Implementing

Our Planning

• Learning the Objectives– Getting acquainted with

the different types of maintenance activities that go along with Preventive Maintenance

– Learning the values of designing a Preventive Maintenance schedule

– Keeping aware of the challenges in implementing the Preventive Maintenance

Our Planning

• What are we starting with the data collection• Allocating our maintenance resources• Keeping track of spare parts are we ordering• Revenue, cost, output, uptime, inventory are

being recorded to set up a baseline• Which equipment to take down for

replacement schedules

Our Preparations

• Our goal is to retrieve the data and label equipment – Taking the information, identification information

and symbol information gathering it to submit into a book

– Properly tagging the equipment hierarchy (standard equipment tagging)

– Tracing the equipment’s electrical lines back to the panel to incorporate into the tag ID

Our Labeling System

Labeled Incorrect

Equipment Preparation

• Going over all equipment on all moving parts– For proper alignment of sheaves– Pulleys– Belts– Check bearings

• Going over equipment nonmoving parts– Filters, filter sizes– Grease fittings– Lubrication oil

Gathering Information

• Make changes while checking equipment• Take information and submitting into a book• Checking Operating & Maintenance manuals – Proper manufacturer recommendations– If no information is available, search internet or

call manufacturer for best solution• Taking camera shots of equipment• Tagging all the equipment

Shop Reference Book

Problem

• Furnace Fan Coil Unit (FCU) filter change– Takes a PM person unreasonable amount of time

to replace filters (over 30 minutes)– Door difficult to remove and replace due to the ¼

turn screws, no door supports to rest it on and nothing to hang on to the door

Solution

• There is no reason for the Preventive Maintenance crew members to be inside these units other than filter changes and pan tabs

• Putting the filter on the outside, eliminates opening the unit

• Fabricated a filter bracket and installing a handle on the unit’s door

• As an end result, it takes seconds• Retrofitting these cut down on different sized filters• Drilling access hole for pan tab and installing rubber

stoppers

Calculation

• Previously: 120 furnaces X 30 minutes a man hour = 60 man hours (not including stocking and disposing of old filters)

• Solution: 5 minutes per filter 120 furnaces X 5 minutes a man hours = 10 man hours (including stocking and dispose of old filters)

• SAVING 50 man hours

System We are Using

• TMA– We use TMA for our work orders– We use TMA for Projects– We use TMA for Inventory– And Now we are starting our PMs in TMA

• Our first practice run will be done with the smaller equipment

Who is Doing What?

• PM Crew Leader– Setting up, Training, Rebuilding old Equipment,

collecting information• PM Crew– Help setting up, collecting information, repairing

and performing regular PMs• Administrative– TMA data entry

PM Schedules Questions

• Priorities? (time intervals)• Fixed for each frequency date?• Floating until the previous Preventive

Maintenance is complete? Not skipping any 6th month or yearly PMs

• Seasonal?

Benefits of Preventive Maintenance

• The cost of breakdown maintenance is much greater than preventive maintenance

• Preventive Maintenance– Keeps equipment in good condition to prevent large problems– Extends the useful life of the equipment– Finds small problems before they become big ones– Is an excellent training tool for technicians– Keeps equipment safer– Parts stocking levels can be optimized– Greatly reduces unplanned downtime

• Reduces injury

Challenges to ImplementingPreventive Maintenance

Social Factors• The benefit of preventive

maintenance are not always well understood

• The focus on minimizing maintenance costs has to shift to maximizing overall organizational performance

Technical Factors• Crisis/emergency

maintenance is typically cheaper than preventive maintenance in the short-term

• Under-trained technicians can cause more damage than they prevent

Concluding Comments

• Performing preventive maintenance is always the best long-term strategy to maintain equipment

• Preventive Maintenance scheduling and strategy are keys to maximizing output while reducing work-in-process inventory

Questions??Comments

Contact information imhoffm@missouri.edu