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Brief Introduction
9 years with SchoolDude
Board Director, National BusinessOfficers Association (NBOA)
Board Director, Consortium forSchool Networking (CoSN)
Board Director, Public School RiskInstitute
Information Systems Committee,ASBO International
Global ClientsAfrica
American Cooperative School of Tunis
Cairo American College
Middle East & Asia
American Community School - Jordan
American Embassy School - New Delhi
American International School of Dhaka
American School of Bombay
Hong Kong Academy
King’s Academy
Singapore American School
Taipei American School
Yongsan International School of Seoul
Europe
American International School of Rotterdam
International School Of Prague
The American School of The Hague
Vienna International School
Agenda
Educating Stakeholders
Benefits of PM
Why Invest
Key Performance Indicators (KPIs)
Impact of PM
How to Get Started
Leave Here Today and Answer
Why is PM important?
What priority should it have?
What are the challenges with PM?
What should be in a PM plan?
What should a PM Plan do?
Who is in the room?
Position
What do you do?
How long have you been inyour position?
Size of maintenance staff?
Work Environment
Size of plant
Amount of reserves
Question for the Group?
How many of your schools have a formalPreventive Maintenance Program?
How many of your schools have a staffmember dedicated to PM?
What are the reasons it is / is not a priority?
Why Does Facilities MaintenanceMatter?
The appearance of your school facilities says a lot
A positive relationship exists between schoolconditions and student achievement and behavior
Students who attend schools in poor condition scorelower than those attending schools in excellentcondition
Physical conditions have a direct effect on instructormorale, sense of personal safety, and feelings ofeffectiveness in the classroom
The condition of a campus affects the decision ofprospective students
Facilities Responsibilities Then…
1. Custodial operations2. Maintenance operations3. Grounds operations4. Electrical / gas utility5. Pest control (in-house)6. Playground equipment7. Roofs8. Safety – general9. School closings10. Vandalism
…Facilities Responsibilities Now
1. Custodial operations2. Maintenance operations3. Grounds operations4. Electrical / gas utility5. Playground equipment6. Pest control (in-house)7. Roofs8. Safety – general9. School closings10. Vandalism11. Mold management12. Asbestos (AHERA)13. Carbon Dioxide testing14. Lead in water15. Natural gas volume purchasing16. Electrical volume purchasing17. CAD18. CMMS with preventive
maintenance19. Electromagnetic emissions20. Emergency / disaster plans21. Energy management systems22. Energy education23. Data based custodial schedules
24. Rentals, community usage25. ADA26. Owners Construction Rep.27. Indoor Air Quality28. Lead in paint29. Integrated Pest Management30. Privatized custodial31. Purchased services management32. Protective equipment & clothing33. Radon Management34. Recycle waste program35. Re-locatable classrooms36. Right to Know Act37. Underground storage tanks38. Computerization – technology
support39. Blood borne pathogens40. Budget planning41. Labor law issues42. OSHA Logging & training43. Custodial equipment management44. Quality Assurance program45. Hazardous Waste Removal46. Emergency Backpacks
47. Building Backpack Supply48. Defibrillator maintenance49. Defibrillator training50. Security systems51. Green chemical management52. Carbon footprint issues53. Sustainability program54. Life/Safety Planning55. Playground management56. Expanded athletic programs57. Swimming pool
maintenance58. Indoor track & field59. Fertilization &
weed control60. Artificial athletic
fields
WHAT ISNEXT???
What if we don’t plan to protect ourinvestments?
Buildings and equipment deteriorate
Warranties become invalidated
Student and staff morale is affected
Future investment in the education system isdiscouraged
How Does Facilities Maintenance Save $$$
Unlike other investments, the return on investment forfacilities maintenance doesn’t necessarily result in increasedrevenues. Instead, good facilities maintenance producessavings by lowering:
• Replacement costs
• Labor costs
• Overhead and utility costs
Facts about Facilities…
We know that both routine and unexpected maintenancedemands will arise. This is inevitable.
Facilities maintenance is big and costly. It can get even morecostly if it handled in a haphazard manner.
It seems that we are always having to weigh short termdemands against long term demands.
An organization must PLAN to meet these challenges.
Types of Maintenance
Emergency Maintenance: The main water line breaks andfloods the lunchroom… someone better fix it NOW!
Routine Maintenance: The pencil sharpener in a classroomneeds to be replaced… get to it when you can.
Preventive Maintenance: The air conditioner filter is due forreplacement every 3 months… schedule the work.
Predictive Maintenance: Monitoring indicates that a piece ofequipment will fail within a predicted time frame based on userdemand and other performance measures… get out yourcomputer.
Table Workgroup
If you are doing PM, what is your process tomake it a priority?
If you are not doing PM, what are yourobstacles to making it a priority?
What Hinders from Setting Up aPreventive Maintenance Program?
Time
Small facilities team
Too busy “fighting fires”
Not sure where to start
Lack of information
Limited resources to assign to work
Unsure of what resources will be needed
PM Economics 101
Replacement Cost $24,645/student
Value of roof (6%) $1,478/student
Value of HVAC (11%) $2,710/student
Total for just two systems: $4,188/student
Assuming 15 year life extended to 17 years with a PM program (veryconservative)
Capital Budget Relief: $40/student per yr
E.g. 1,000 student institution: $40,000/yr savings
$100K
$75K
$50K
$25K
$0K
0 5 10 15 20 25
Extend the Life Cycle throughPM...
$
$
Less Dollars to FixIssues
More Dollars toFix Issues
Opportune Time to Invest in PM
$ Benefit $
Replacement Threshold
2318
Source: MACTEC EngineeringYears
PMLittle orNo PM
Energy Impact from PM
• HVAC related load
• Often around 50% of load
• Expected improvement from PM – 10% improved
• Estimated 5% energy bill reduction
• Averages
• $10 - $15/student conservatively estimated
Why Invest in a PreventiveMaintenance Program?
• Fewer Failures
• More Planned Work
• Fewer Emergencies
• Reduced Overtime
• Extended EquipmentLife
• Better Use ofMaintenancePersonnel
• Improved EquipmentOperation
• Less Downtime
“Benefits of a Successful PM Program” is taken from Complete Building Equipment Maintenance Desk Book Second Edition, Edited by SheldonJ. Fuchs, P.E. Page 19 in the chapter by Paul D. Tomlingson.
Dude Facts: Preventive Maintenance
What is the difference between emergency andcorrective work?
25% reduction in number of Emergency Work Orderswhen performing PM.
Corrective work cost 3x more than Preventive work
The average cost of an emergency work order is $300
Emergencies thatwere prevented.
These cost under$8 vs. typical
emergencies inthe $100s.
Basically,a total of $2,000
vs. $120,000
Highcompletion
rate at anaverage
cost.
What an Average Group Does …but who wants to be average?
% of emergency jobs
PM
jobs
em
erg
ency
jobs
Being a Top Performer Takes Time…but it’s worth it
% of PM jobs
% of emergency jobs
PM
jobs
em
erg
ency
jobs
Table Workgroup
What are the most important benefits of PMthat you believe you can “sell” to yourstakeholders?
How will you communicate it to gain theirsupport?
Good• Capture Health & Life Safety & Critical Systems
• Conduct Visual Inspections
• Track Progress
Better
• Prioritize PM above CM
• Conduct Major Mechanical Equipment & Structural PM
• Associate Equipment to work orders
GREAT
• 80-85% of all work is PM
• Document PM for ALL Equipment, Structural Systems
• Evaluate, Adjust
• Promote savings thru PM to Org Leaders
The Path To Great Preventive Maintenance
Create specific tasks lists so knowledge is passed on.Tie into selective pieces of equipment to see their true costs.
Preventive Maintenance…Just Look!
Getting to “Great”
Awareness
• Analyze where your corrective work is being done to show where PM mightbe needed
Motivate change
• Make sure the team understands impact of inspection or equipment failureon occupants and budget
Execute Plan and Re-measure
• “Just go look at it” or customized procedures
• Compare volume or types of work orders after implementation
Share Results
• Show return on investment or need for additional resources with data
Miss Hall’s …Great PM Masters
Year Emergency Ratio PMs
2010 2.76% 2.84%
2011 3.03% 4.48%
2012 2.53% 4.97%
2013 2.23% 5.19%
Average PM Performers Top PM Performers
Year Emergency Ratio PMs
2010 1.28% 10.56%
2011 1.18% 11.28%
2012 0.88% 13.32%
2013 0.86% 15.90%
Miss Hall’s PM Performance
Year Emergency Ratio PMs
2011 0.45% 2.06%
2012 0.24% 8.54%
2013 0.09% 11.81%
2014 0.68% 13.69%
Work Order Trend with PMs
4,483,322 Completed/Closed Work orderssince 2001
998,676 Completed/Closed PMs
Facility Categories and Average Cost
$151$148
$106 $105$102
$74$69
$0
$20
$40
$60
$80
$100
$120
$140
$160
Grounds Carpentry Electrical HVAC Custodial Plumbing Doors/Hardware
Facility Categories and Average Cost(with PM)
$37
$22
$19
$16
$13
$6
$3
$0
$5
$10
$15
$20
$25
$30
$35
$40
Grounds Electrical Plumbing HVAC Carpentry Doors/Hardware Custodial
Four Steps to Successful PM
1. Determine PM plan and schedules
2. Determine who will perform PM
3. Sell PM to your management & board
4. Be vigilant and report on your data & success
Four Steps to Successful PM
1. Determine PM plan and schedules
2. Determine who will perform PM
3. Sell PM to your management & board
4. Be vigilant and report on your data & success
Four Steps to Successful PM
3. Sell PM to your leadership & board
Are there mandates?
Is the program achievable?
How does PM support the mission and goals of the school?
Four Steps to Successful PM
1. Determine PM plan and schedules
2. Determine who will perform PM
3. Sell PM to your management & board
4. Be vigilant and report on your data & success
• HVAC•Replace Air Filters and Belts
•Clean Coils
•Check and calibrate thermostats/ sensors
Preventive and ProactiveMaintenance Measures
Proof Statement - CA schools performed PM on HVACand realized 15-18% savings on that equipment
Refrigeration• Checking temperatures and regulating on
refrigerators and freezers
• Inspecting compressors and related components
Building Envelope• Re-caulk all open cracks of exterior
• Check all outside doors for weather seals.
• Limit/restrict usage of outside doors where safely possible.
• Do not open windows or doors for ventilation - adjust thesystem.
Preventive and ProactiveMaintenance Measures
Electrical• Inspect Lighting and ballasts
• Install and check operation of room occupancy sensors
• Turn off computers, printers and copiers at the end of each day
• Turn off classroom lights after special events and after cleaning
• Removal or payback concerning personal appliances
Preventive and ProactiveMaintenance Measures
Group Discussion
What best practices you implemented thathave saved time, money, energy or otheroperating costs?
How did you do it?
Question for the Group?
What is your process for facility capitalbudgeting?
We do not have a formal one
We have a list/excel spreadsheet
We budget a percentage of building value
We adjust last year’s number
We hire a firm to conduct an audit
We use a modeling tool
Collaborative Budgeting
Good budgetsare not done insilos.
They are acollaborativeeffort, usuallyrequiring a levelof compromisefrom allinvolved.
What is Your Process?What most closely matched your facility capital budgeting process?
Source: Registration Survey for“Capital Planning and Forecasting for
Educational Facility Funding Needs”(282 respondents)
What is PPRSM anyway?(and should I care?)
PPRRSM (known as “prism”) stands for Provisionfor Plan Replacement, Renewal and SpecialMaintenance.
It is a line item in the annual operating budgetfunded through operating revenues. It is acategory established to finance significantmaintenance, renewal or replacement of theschool’s plant assets.
Before students stepped foot in yourdoors this year, there was already a
$5,400 per student backlogof problems you needed to fix.
Budget Challenges
Community is biased to veto building expenses
Unaware of what it costs to maintain a facility
More likely to approve new construction than dollars to
maintain existing buildings
Views a 20-year old facility as still “new”
Change the Budget Conversation
Deferred maintenance is a statement of fact, butgood control means:
Annual backlog is visible, predictable
Good stewardship is easily illustrated
Budget discussions tooemotional; shift conversationsfrom “wants” to “risks/needs”as predictive data identifiespotential threats
Table Workgroup
What is your process for conducting facilityassessments?
What is working well or what needsimprovement in your process?
The Concept of Life Cycle Modeling:
1. Building Systemshave known lifeexpectancies;
2. The remaining life ofeach building systemcan be estimated;
3. Renewal costs can beestimated.
Source: Pacific PartnersConsulting Group
Life Cycle Modeling
• Approach endorsed in a joint publicationby APPA, NACUBO & SCUP
• Implemented by The Smithsonian, The Getty, NASA, US Navy,U of Texas System
• Implemented on >100 million sq. ft. of educational facilitiesincluding 200+ districts, private schools and college campuses
*
Objectives of Life Cycle Modeling
Create multi-year strategic capital plans that incorporaterenewal needs:
Estimate the magnitude ofthe backlog.
Predict when building systemsneed to be replacedor renovated, plusthe associated costs.
Objectives of Life Cycle Modeling
Provide a sustainableplanning methodology:
profiles of each building
easy to update
inexpensive to implementand maintain
Save money:a) minimizing condition assessments
b) identify buildings to “consume”
c) consolidating capital projects
Overcoming the Challenges
Articulate the Needs
Short-term
Intermediate
Long-term
Avoid the Status Quo
Leverage Techniques and Technology to“market” your department’s needs
Rick says stats too high.Blue start at .05, orange endat .45I modified slightly. Orange isat .45 in 2009.
For every $1 of maintenance you
defer, it takes $3-4 to fix
Data is key
What do you need?Data to support your argument.
Where do you get it?Web-based data tools to measure and gainmeaningful outputs and management reports.
NBOA
APPA
Internal tracking
We’re all in this together!
Facilities Issue- Net AssetsFacilities ForumFacilities ToolkitFacilities Track at Annual Meeting
Contact Information
Nick Mirisis
Direct: 919-459-3145
Cell: 919-280-9732
www.schooldude.com