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TTotalotal MMaintenance aintenance SSystemystem (TMS)(TMS)
Edgewood Management Edgewood Management CorporationCorporationPresentsPresents
Jamal Abdul-WaliJamal Abdul-Wali
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Edgewood Management Corporation
What is a Total Maintenance What is a Total Maintenance System?System?
Preventive maintenance Preventive maintenance Corrective maintenanceCorrective maintenance Outstanding work ordersOutstanding work orders Number of maintenance personnelNumber of maintenance personnel
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Edgewood Management Corporation
What is Preventive What is Preventive Maintenance?Maintenance?
Scheduled maintenance on HVAC unitsScheduled checks on interior of buildingsScheduled checks on exteriors of buildingsEtc.
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Edgewood Management Corporation
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Edgewood Management Corporation
Generate ReportsGenerate ReportsDailyDaily
Select 5-5 screen Enter current date
WeeklyWeekly Select 5-5 screen Enter weekly period
MonthlyMonthly Select 5-5 screen Enter monthly period
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Edgewood Management Corporation
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What is Corrective What is Corrective Maintenance?Maintenance?
Any work order generated because of a reported or known problem that
hinders the proper function of equipment or
occupancy of a unit, etc.
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Edgewood Management Corporation
Generate A Work OrderGenerate A Work Order
Rent roll loginSelect 5-1 screenHit enterEnter address for work order ticket Make sure it matches the resident’s nameAdd maintenance tech’s name responsible for
doing the workDescribe repairs to be done
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Edgewood Management Corporation
Work Inside the UnitWork Inside the Unit
Document start time Perform the repairsDescribe work performedDocument completion timeImportant –always leave bottom of work
order in unit for resident
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Edgewood Management Corporation
Daily Closing Of Work OrdersDaily Closing Of Work Orders
Select 5-2 on screen
Enter the following: Who completed work Describe work done Date work completed Start time & finish time
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Edgewood Management Corporation
Daily Incomplete Work OrdersDaily Incomplete Work Orders
Close out incomplete work orders
(work was started but could not be completed)
Generate new work orders for incomplete work
Give reason why work not completed
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Edgewood Management Corporation
Generate ReportsGenerate Reports
DailyDaily Select 5-5 screen Enter current date
WeeklyWeekly Select 5-5 screen Enter weekly period
MonthlyMonthly Select 5-5 screen Enter monthly period
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Edgewood Management Corporation
Looking for a needle in a hay stackLooking for a needle in a hay stack
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Edgewood Management Corporation
Main Line Backups
Equipment used: Hydro-jet, K-1500, and K-50
