Preventive Maintenance: A Proactive Approach

Prevent Emergencies, Extend Equipment Lifecycles and Save Substantial $$$$$$

Presented by Tony Kwiatkowski, owner and general manager of Tech Services of New Jersey, a full-service commercial maintenance provider serving New Jersey, Eastern Pennsylvania and Southern New York.

The four different maintenance program segments

Preventive Maintenance
carried out at predetermined intervals with the purpose of reducing system breakdowns or performance degradation.

Predictive Maintenance
uses statistics, measurements and experience to determine the service interval for a particular piece of equipment, ensuring that service is done at the most optimal time.

Planned Maintenance
a system of activities scheduled as a result of predictive maintenance findings, which halt deterioration and restore facilities or equipment to peak working condition improving up-time, output quality and reducing maintenance costs.

Corrective Maintenance -unscheduled emergency repairs that restore day-to-day operations when assets and equipment stop functioning, resulting in high costs in labor and materials.

ADHERENCE TO SEGMENTS 1 3 HELP TO AVOID THE COSTLY 4TH SEGMENT

Corrective Maintenance = WASTE

Reactive response to emergency is wasteful and results in:
The repair of equipment that should have been replaced The purchase or rental of equipment to fix the problem temporarily, until the permanent equipment is delivered The purchase or rental of excess material Payment of overtime hours to resolve the emergency situation Loss of business/customers due to unnecessary downtime

A Case Study in Corrective Maintenance

An effective Preventive Maintenance Program needs to include:

Non-destructive testing Periodic inspection Preplanned maintenance activities Maintenance to correct deficiencies found through testing or inspections End of lifecycle identification Efficiency upgrade identification

Thermoscan of Transformer

Dont let this happen to you!

A Case Study of a current Tech Services customer who doesnt understand the value of Preventive Maintenance

An Effective Preventive Maintenance Program Will Reduce LongTerm Cost, Increase Life of Equipment, and Improve Efficiency
Improve & Optimize
Identify Efficiency Upgrade (most ideal mindset) PREVENTIVE MAINTENANCE
Fix & Improve

Identify End Of Lifecycle (improved perspective)

Fix It Before It Breaks

REACTIVE MAINTENANCE

RISK MANAGEMENT
Fix It After it Breaks

Dont Fix it
(like the hotel)

Interior Preventive Maintenance encompasses a variety of building systems:

Electrical HVAC Lighting Fire/Life Safety Emergency & Egress Lighting Mechanical Equipment Kitchen & Bath Equipment Elevators Wet Sprinklers

Maintenance Bathtub Curve without a Preventive Maintenance Program

Manufacturing Defects, Installation Defects or Errors Infant Mortality Decreasing Failure Rate

Increasing Failure Rate, Increasing Maintenance Breakdowns End of Life Wear-Out

Maintenance Costs Normal Life (Useful Low-cost Life) Low Constant Failure Rate

Maintenance Bathtub Curve WITH a Preventive Maintenance Program

An effective Preventive Maintenance Program extends the useful low-cost life of equipment
Infant Mortality Decreasing Failure Rate Manufacturing Defects, (Manufacturing defects,or Installation Installation Defects Errors defects or errorsFailure Rate Infant Mortality Decreasing Increasing Failure Rate, End of Life Wear-Out Increasing Maintenance Increasing FailureBreakdowns Rate, End of Life Wear-Out Increasing Maintenance Breakdowns

Normal Life (Useful Low-cost Life) Low Constant Failure Rate

Further Extending the Curve: End of Lifecycle Identification

End of Lifecycle Identification Eliminates Wear-Out Costs
Manufacturing Defects, Infant Mortality Decreasing Failure Rate Installation Defects orInstallation Errors (Manufacturing defects, Infant Mortality Decreasing Failure Rate defects or errors Increasing Failure Rate, End of Life Wear-Out Increasing Maintenance Breakdowns Increasing Failure Rate, End of Life Wear-Out Increasing Maintenance Breakdowns

Extended Useful LowCost Life Normal Life (Useful Low-cost Life) Low Constant Failure Rate

This sounds great! How can I get started?

Identify critical equipment Identify second tier equipment Load information into an Excel spreadsheet or CMMS program Create and adhere to your schedule of inspections, maintenance and assessments Contact manufacturers with model numbers, serial numbers and installation dates of all equipment

A solid Preventive Maintenance program provides solutions for problems before they arise

Enjoy the benefits!

Extend the life of building systems and equipment. Reduce liability when eliminating emergency situations. Reduce risk associated with not operating. Mainstream operations, increase efficiency and reduce costs.