CHAPTER 9 FACILITIES MAINTENANCE MANAGEMENT

LEARNING OBJECTIVE: Identify the advantages of having a maintenance program. Recognize and maintain various standard forms used in a maintenance management program. Analyze benefits of a maintenance/cost control program. Maintenance is the function of keeping buildings, structures, grounds, and equipment in (or restoring them to) a serviceable condition. Inspection and maintenance should be used to get maximum use of existing equipment and facilities at minimum cost. Set specific levels of maintenance for each facility. The level of maintenance established depends on the mission of the activity and the projected life span of the facility. By knowing the maintenance management system, you are able to approach the goal of maximum usage and minimum cost.

MAINTENANCE MANAGEMENT

In the past, both industry and government ignored maintenance management while extensively analyzing and controlling production needs. Then labor costs increased dramatically and indirect costs soared higher than anyone expected. These cost increases encouraged the birth of the maintenance management system. The Naval Facilities Engineering Command established the maintenance management system in the mid- 1950s to control these spiraling maintenance costs.

OBJECTIVE AND PURPOSE

The basic goal of the maintenance management system is to best use available resources: manpower, equipment, materials, and money. This system provides the framework to place decision making where the analysis of Public Works operations occur. Each Public Works functional area has information that affects the maintenance requirements. For example, the shop feels that connecting a certain deficiency, such as replacing a roof, is necessary. However, because of funding limitations, only a temporary repair is authorized to correct a more serious deficiency elsewhere.

An effective management system assures achievement of the following goals:

Use of activities resources in the most efficient manner.

Performance of maintenance based on a schedule instead of breakdown.

Provide direct control over the maintenance work force performance.

Performance of the proper level of maintenance.

Take corrective action before major repairs are required.

Reduce administrative details that interfere with the direct supervision of the work force.

Correlate the work center capacity with its work load.

Obtain optimum shop force alignment by trade skills.

Provide information that shows trouble areas needing corrective action.

Provide basis for comparing the cost estimates with the actual cost of maintenance.

SPAN OF CONTROL

Reducing maintenance control procedures to a simple manual of operations that meets every condition is not possible. Nor can you replace the need for individual judgment and discretion. Placing too much emphasis upon having written procedures for achieving conformity, uniformity, or standardization causes a person to lose sight of the main goal. Increasing the productivity of the maintenance work force is a