Title: Preventive Maintenance
1(No Transcript)
2OVERVIEW
Scheduled Maintenance Program History Philosophy I
nitiating a Scheduled Maintenance Program Best
Practices CFC Program Compliance Tracking
Refrigerants EPA Leak Detection
Requirement Additional Recordkeeping Requirement
3HISTORY
Decentralized Shops/Repair Centers with Multiple
Trades (1986-2003)
- Centralized Shops with Single Trades (Prior
1986)
4TODAY
- Centralized PM / Decentralized Shops or Repair
Centers (2003-Present)
- ADVANTAGES
- Ownership among
- trades
- Familiarization of
- building
- Better customer
- services
- Focus on services
- calls and PM
- DISADVANTAGES
- Labor Separation
5WMU BRONCO PHILOSOPHY OF PREVENTIVE MAINTENANCE
6 STAFF MANAGEMENT/TRADES
7 TOOLS / EQUIPMENT
And if all else fails
8 ATTITUDE / CULTURE
If it aint broke dont fix it!
9INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
10INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
11INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
12INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
13INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
14INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
15INITIATING A CENTRALIZED PM PROGRAM
- Inventory of Equipment
- Tagging and Database Entry
- Creating Task Procedures and Frequency
- Percentage of Labor Hours Dedicated to Preventive
Maintenance - Checks and Balances
- Constant Program Review
16Inventory of Equipment
- Number of Buildings 136
- Total Square Footage 7804267
- Number of Equipment Identified 10763
- Number of PM Work Orders Issued Last Year
11139 / 25
- Number of Chillers 28 / 11000
tons - Number of Air Handlers 272 /
7000 filter changes - Number of Steam Traps 3775
17TAGGING AND DATABASE ENTRY
WMU Equipment Barcode
18CREATING TASK PROCEDURES AND FREQUENCY
19PERCENTAGE OF LABOR HOURS DEDICATED TO PM
20CHECKS AND BALANCES
- Dedicated Staff
- Review Completed Work Order
- Perform Site Visits
21CHECKS AND BALANCES
- Dedicated Staff
- Review Completed Work Order
- Perform Site Visits
22CHECKS AND BALANCES
- Dedicated Staff
- Review Completed Work Order
- Perform Site Visits
23CHECKS AND BALANCES
- Dedicated Staff
- Review Completed Work Order
- Perform Site Visits
24THEORY OF PREVENTIVE MAINTENANCE EVOLUTION
25PREVENTIVE MAINTENANCE EVOLUTION
Service Call Work Orders vs. Preventive
Maintenance Work Orders
26BEST PRACTICESEddy Current Testing for Chillers
27BEST PRACTICESAnnual Trap Testing / Repairs
28BEST PRACTICESLaser Alignment
29BEST PRACTICESElectrical Switch Gear Thermal
Inspection
30BEST PRACTICESMaintenance Time Reminder
- Utilizing Building Automation System to issue
Preventive Maintenance work order based on run
time.
31WMU CFC ProgramTHE NEED TO COMPLY
32WMU CFC PROGRAMRECORDKEEPING
- In 1997 with the introduction of our
Computerized Maintenance Management System (CMMS
TMA) we were able to integrate our
recordkeeping policies into one central system.
33TRACKING REFRIGERATION PURCHASES
- All refrigeration cylinders have an assigned
number.
34TRACKING REFRIGERATION USAGE
35TRACKING REFRIGERATION EQUIPMENT
- Total Equipment with Refrigeration
799 - Equipment with 50 of Refrigeration or more 44
36EPA LEAK RATE REPAIR REQUIREMENTS
- Comfort Cooling
- 15 per 12 months
- Process Cooling
- 35 per 12 months
- 30 days from discovery of leak
- Industrial process shutdown allows 120 days
- Or
- Retrofit/Retirement within 12 months of detection
- WMUs philosophy is to repair all leaks
37WMU CFC PROGRAM
http//www.pp.wmich.edu/ms/pm/cfc.html
38Thank You
