CHAPTER 3

CC608 BUILDING SERVICES

CHAPTER 3

MAINTENANCE

WORKS

MAINTENANCE WORKS

3.1 Understand the concept of the maintenance work

3.1.1 Describe the basic concept of maintenance works

3.1.2 Determine maintenance schedule

3.1.3 Explain the types of the maintenance

a. Planned maintenance.

b. Unplanned maintenance.

c. Emergency maintenance.

MAINTENANCE WORKS

3.2 Know the importance of maintenance

3.2.1 Describe on the preventive and corrective maintenance

3.2.2 Differentiate between the preventive and corrective maintenance

3.2.3 Explain the benefits of preventive maintenance

MAINTENANCE WORKS

3.1 Understand the concept of the maintenance work

3.1.1 Describe the basic concept of maintenance works

Definition of maintenance works Purpose of maintenance works Objective of maintenance works Problem of maintenance works Cost in maintenance works

Basic concept

CHAPTER 3

DEFINITION OF MAINTENANCE WORKS

British Standard BS 3811 defines ‘maintenance’ as:

“work undertaken in order to keep or restore every

facilities, ie. Every part of a site, building and contents to

an acceptable standard”

All actions necessary for retaining an item, or restoring to

it, a serviceable condition, include servicing, repair,

modification, overhaul, inspection and condition

verification.

CHAPTER 3

Increase availability of a system.

Keep system’s equipment in working order.

Attempt to maximize performance of

production equipment efficiently and regularly,

Prevent breakdown or failures,

Minimize production loss from failures,

Increase reliability of the operating systems.

CHAPTER 3

CHAPTER 3

PURPOSE OF MAINTENANCE WORKS

i. Attempt to maximize performance of

production equipment efficiently and regularly

ii. Prevent breakdown or failures

iii. Minimize production loss from failures

iv. Increase reliability of the operating systems

CHAPTER 3

OBJECTIVE OF MAINTENANCE WORKS

To achieve product quality and customer satisfaction through

adjusted and serviced equipment

Maximize useful life of equipment

Keep equipment safe and prevent safety hazards

Minimize frequency and severity of interruptions

Maximize production capacity – through high utilization of

facility

CHAPTER 3

PROBLEM IN MAINTENANCE WORKS

Lack of management attention to maintenance

Little participation by accounting in analyzing and

reporting costs

Difficulties in applying quantitative analysis

Difficulties in obtaining time and cost estimates for

maintenance works

Difficulties in measuring performance

CHAPTER 3

MAINTENANCE WORKS COST

Cost to replace or repair

Losses of output

Delayed shipment

Scrap and rework

MAINTENANCE WORKS

3.1 Understand the concept of the maintenance work

3.1.2 Determine maintenance schedule.

:

MAINTENANCE WORKS

Definition of Scheduling

Scheduling is the process by which jobs are matched with

resources and sequenced to be executed at a certain points in time.

Scheduling deals with the specific time and phasing of planned

jobs together with the orders to perform the work, monitoring the

work, controlling it, and reporting on job progress.

Successful planning needs a feedback from scheduling.

MAINTENANCE WORKS

Scheduled maintenance is a stitch-in-time procedure and

incorporates :

• inspection

• lubrication

• repair and overhaul of equipment's

If neglected can result in breakdown.

Generally followed for:

• overhauling of machines

• changing of heavy equipment oils

• cleaning of water and other tanks etc.

MAINTENANCE WORKS

Planning & Scheduling Objectives

Minimizing the idle time of maintenance workers.

Maximizing the efficient use of work time, material, and equipment.

Maintaining the operating equipment at a responsive level to the need of production in terms of delivery schedule and quality.

MAINTENANCE WORKS

How to determine maintenance schedule ???

MAINTENANCE WORKS

1. Inspect the building. You should have a professional building inspector visit and do a complete assessment of the building from interior and exterior to plumbing and heating. He will give you a detailed list of the areas that need improvement as well as give you an idea of which projects should be prioritized. In some cases, he may be able to estimate repair costs

2. List your repairs. Write each area of the building along the top of a piece of paper, such as plumbing, interior, exterior, electrical and appliances, then write down each repair under its appropriate category. This gives you an idea of which areas need the most improvement.

3. Priorities the projects. Any projects that may affect the health and well-being of your tenants should be done immediately so as not to endanger your tenants or expose you to litigation. Outdated wiring and appliances should be made a priority after that, and any cosmetic changes can be done at your leisure.

MAINTENANCE WORKS

4. Make a list of preventive maintenance requirements. Just because the heating and cooling system wasn't on the list, doesn't

mean it shouldn't be cleaned or checked out. Scheduling in time to replace intake filters or refill water.

5.Draft the schedule. Your list should now be prioritized by section of the house. Look at your

finances and financial outlook to see how much you can do right away and what you can afford down the line. Create a plan for the year, if not two years, with goals and objectives for each month, that also incorporates preventive maintenance.

MAINTENANCE WORKS

EXAMPEL OF MAINTENANCE

SCHEDULE

MAINTENANCE WORKS

Effective planning and scheduling contribute significantly to the following:

Reduced maintenance cost.

Improved utilization of the maintenance workforce by

reducing delays and interruptions.

Improved quality of maintenance work by adopting the best

methods and procedures and assigning the most qualified

workers for the job.

MAINTENANCE WORKS

Maintenance Schedule Can be Prepared at Three Levels (Depend on The Time Horizon)

1. Long-range (master) schedule

2. Weekly schedule

3. Daily schedule

MAINTENANCE WORKS

1. Long-range (master) schedule

Covering a period of 3 months to 1 year. Based on existing maintenance work orders (blanket

work order, backlog, PM, anticipated EM). Balancing long-term demand for maintenance work with

available resources. Spare parts and material could be identified and ordered

in advance. Subject to revision and updating to reflect changes in the

plans and maintenance work.

MAINTENANCE WORKS

Covering 1 week. Generated from the master schedule. Takes into account current operations schedules and

economic considerations. Allow 10% to 15% of the workforce to be available for

emergency work. The schedule prepared for the current week and the

following one in order to consider the available backlog. The work orders scheduled in this week are sequenced

based in priority. CPM and integer programming techniques can be used

to generate a schedule.

2. Weekly schedule

MAINTENANCE WORKS

3. Daily schedule

Covering 1 day. Generated from weekly schedule. Prepared the day before. Interrupted to perform EM. Priorities are used to schedule the jobs.

MAINTENANCE WORKS

3.1 Understand the concept of the maintenance work

3.1.3 Explain the types of the maintenance

MAINTENANCE WORKS

MAINTENANCE WORKS

a. Planned maintenance

“The maintenance organized and carried out with forethought, control

and the use of record, to a predetermined planned”.

MAINTENANCE WORKS

b. Unplanned maintenance

“The maintenance carried out to no

predetermined plan”

MAINTENANCE WORKS

c. Emergency maintenance

“The maintenance that it is necessary to put in hand immediately to avoid serious

consequences”.

* This is sometimes referred to as day-to-day maintenance, resulting from such incidents as gas leaks and gale damage.

MAINTENANCE WORKS

EXERCISES 3.1Maintenance can be divided into two types. Describe briefly TWO (2) types of the maintenance.

QUESTION 4 : FINAL EXAM SESSION DEC 2012

MAINTENANCE WORKS

MAINTENANCE WORKS

MAINTENANCE WORKS

3.2 Know the importance of maintenance3.2.1 Describe on the preventive and corrective maintenance

WHAT IS THE

MAINTENANCE WORKS

“The maintenance carried at predetermined intervals or corresponding to prescribed criteria and intended to reduce the probability of failure or the performance degradation of an item.”

Preventive maintenance creates the basis for reliable, effective system operation.

It ensures the constant high availability that your business processes depend on.

It also saves you money – both by reducing downtime and by extending system lifetime.

Performance and availability are further improved by optional automated remote monitoring services and IT & Control services. 

MAINTENANCE WORKS

MAINTENANCE WORKS

“The maintenance carried out after a failure has occurred and intended to restore an item to a state in which it can perform its required function.”

Corrective maintenance deals effectively with issues found during preventive maintenance or unexpected problems.

Corrective or Breakdown maintenance implies that repairs are made after the equipment is failed and can not perform its normal function anymore.

Quite justified in small factories where: Down times are non-critical and repair costs are less than

other type of maintenance, Financial justification for scheduling are not felt.

MAINTENANCE WORKS

It offers a fast response and is staffed by experienced service engineers.

They are trained to analyze calls quickly and in many cases are able to solve problems directly themselves, often remotely.

And if not, they will arrange for a service engineer to go to your site

MAINTENANCE WORKS

3.2 Know the importance of maintenance3.2.2 Differentiate between the preventive and corrective maintenance

PREVENTIVE MAINTENANCE

CORRECTIVE MAINTENNACE

Preventive maintenance is the maintenance taken on the equipment so that the breakdown does not happen.

Corrective maintenance is the action taken on the equipment after the occurrence of any breakdown to see that it does not repeat again.

MAINTENANCE WORKS

EXERCISES 3.2Maintenance work is divided into SIX (6) types. Explain about Corrective Maintenance and Schedule Maintenance (Planned Maintenance).

QUESTION 4 : FINAL EXAM SESSION DEC 2012

MAINTENANCE WORKS

3.2 Know the importance of maintenance3.2.3 Explain the benefits of preventive maintenance

Reduces break down and thereby down time

Lass odd-time repair and reduces over time of crews

Greater safety of workers

Lower maintenance and repair costs

Less stand-by equipments and spare parts

Better product quality and fewer reworks and scraps

Benefits of preventive maintenance is :

MAINTENANCE WORKS

Increases plant life

Increases chances to get production incentive bonus

Equipment downtime is decreased and the number of major repairs are reduced,

Better conservation of assets and increased life expectancy of assets, thereby eliminating premature replacement of machinery and equipment,

Reduced overtime costs and more economical use of maintenance workers due to working on a scheduled basis instead of a crash basis to repair breakdowns,

Timely, routine repairs circumvent fewer large-scale repairs,

Improved safety and quality conditions for everyone

MAINTENANCE WORKS

EXERCISES 3.3Maintenance is an important part of a building. This is because without the maintenance of a building will be uncomforted. As an new assistant building engineer, get examples of maintenance work schedule in any building as a reference.

THANK YOU