IFMA O/M Ch 3

Maintaining a facility's asset requires a lot of paperwork, organization and control. In general what does this involve. (7)

1. A plan or routine that balances maintenance and corrective maintenance 2. An inventory/ register 3. An understanding of the maintenance tasks required. 4. A prioritized approach 5. Resource allocation to complete the work in a timely, efficient manner. 6. Data input once the work is completed. 7. A means to capture that feedback as a way to update the status of the inventory /register.

If there are emergencies with high intensity, response generally proceeds through stages. Name the five stages. (5)

1. Alert 2. First response for safety 3. Operational security 4. Public welfare (occupants and visitors) 5. Recovery

Name five examples of maintaining the operations of systems and equipment. (5)

1. Building Automation (BMS) 2. Health and safety inspection. 3. Appearance inspection. 4. Emergency planning and preparation. 5. Snow and ice removal

Facility managers are mandated to reduce waste, increase efficiency, conserve use and meet quality requirements. Because energy is expensive if misused. Name and describe four methods to manage energy. (4)

1. Control demand 2. Develop a baseline. 3. Determine a hierarchy of energy management measures. 4. Consider energy management opportunities.

Name three unplanned maintenance activities (3)

1. Corrective maintenance 2. Run to failure 3. Emergency maintenance

Facility managers should have an emergency preparedness plan. Name at least five elements of this plan?

1. Emergency contact list 2. Security procedures (ie: codes, keys) 3. Alert and communication systems 4. Emergency procedures well published and understood 5. Debris and snow removal

Facility managers often refers to O&M in both hard and soft services. Name the hard and soft services?

1. Hard services - O&M for facility systems 2. Soft services - O&M for occupant needs

Environmental waste must be recognized and disposed off following specific guidelines. Names three types of environmental waste and an example of each? (3)

1. Hazardous waste - solid, liquid, gas 2. Industrial waste - paints, grease, asbestos, refrigerants 3. Construction debris

If an asset is decommissioned, the facility manager had several options. What are they? (4)

1. Resale to another party. 2. Reuse in another fashion 3. Recycling or scrap 4. Donation

There are two types of Work Orders, explain each. (2)

1. Standing Work Order - left open either indefinitely or for a predetermined period of time for the purpose of collecting labour hours and /or supplies/materials costs. 2. Standing Operating Order - represents predictable, routine services that can be planned in advanace and occur on a regular basis.

Why is it important to track assets (2)

1. assets have different life spans 2. similar assets have similar life spans

Hard and soft services have three (3) common aspects.

1. both require operations and maintenance 2. both have similar work plan processes by which O&M is accomplished 3. both may be performed by staff or contractors

When new systems and equipment are installed generally three steps should be taken before taking over ownership. Describe each. (3)

1. commissioning - evaluating, verifying and documenting the performance compare to its intended design 2. integration - installation through a systematic work schedule and plan 3. documentation - records the purchase, installation, warranties, and maintenance plan

There are three subcategories of unplanned maintenance, name the three and give a brief description. (3)

1. corrective maintenance - any activity that is required to correct an unanticipated component failure 2. run to failure - no routine maintenance is done, operate the machine until it suffers a failure 3. emergency maintenance - any activity that requires an immediate repair

An acquisition has three phases to their life cycle. Name (3)

1. creation 2. moving to use 3. replacement or disposal

Name five (5) advantages of preventive maintenance.

1. less equipment downtime 2. fewer emergencies 3. better control over maintenance schedule 4. advanced notice to prepare personnel, materials and equipment 5. a cost effective maintenance approach

The installation phase of an asset's life includes what? (3)

1. may require commissioning 2. marks the start of that asset's useful life 3. should be completely documented

What other strategic factors or considerations should be taken into consideration to acquire systems or equipment? (4)

1. owner/management policy - what is required and culturally expected 2. goals - what the acquisition is expected to accomplish 3. allocations - space (how much room does it take up) 4. growth - what potential expansion does the new acquisition provide

Name five (5) preventive maintenance activities.

1. periodic or occasional inspection 2. adjustment 3. lubrication 4. cleaning 5. painting

Equipment should be purposed based on ranking of sustainability. Name five levels from most to least ranking and describe each.

1. perpetual resources - solar, wind 2. renewable resources - timber, soil, grass 3. recyclable resources - paper, glass, metals 4. reducible resources - packaging, handling 5. nonrenewable resources - coal, oil, natural gas

Operational maintenance falls into two different categories. Name (2)

1. planned 2. unplanned

Education and training on each new system should be done by the ownership before taking over. Describe the three interrelated components of education and training. (3)

1. research - determine best practices or lessons learned by other teams 2. communication - sharing information with the right individuals at the right time 3. training - expand the capacity of the staff

A well planned replacement represents a systematic approach to sustainability. It consists of several elements. (5)

1. reuse 2. reduce 3. recycle 4. salvage 5. disposal

What are the two approaches the facility manager takes to determine if an asset should be replaced. (2)

1. the cost to maintain the asset is lower than the replacement cost 2. the replacement cost is lower than the ongoing maintenance cost

What is a "Balanced Scorecard" (BSC) and how does it work?

A key performance and measurement approach applied to facilities. A BSC helps the facility manager implement practices that align with the entire organization's mission and strategy. BSC measures, compares, and balances financial performances against employee, business process and customer perspective.

What is a Computerized Maintenance Management System (CMMS)?

An automated technology to assist with the effective and efficient management of maintenance activities.

What is Measure Performance

As data is accumulated, the facility manager uses some means (usually CMMS) to compare overall results against predetermined performance expectations.

Evaluating and documenting performance prior to operation describes what process?

Commissioning

Value engineering should not be viewed as a cost cutting measure, how should it be viewed?

Cost adding aspects with value adding aspects as a way to assess and analyze the new asset and ensuring that all requirements are met but not exceeded.

Once emergency plans are determined how should the rest of the organization be involved?

Emergency plans should be developed with the rest of the organization so that nothing is missed and the rest of the organization understand the plan if it gets implemented.

Define Operations?

Ensuring that the facility's infrastructure and how it is used and managed provides a satisfactory work environment, is in compliance with laws and regulations, meets financial performance goals, and protects the surrounding community and environment.

What details analysis helps to determine failure probabilities and system reliability calculations.

FMEA

Which represents the major portion of the entire organization's physical assets. Hard systems or soft systems?

Hard systems

A good facility manager will balance planned and unplanned maintenance, explain why this approach is the most optimum?

If the planned maintenance can be at its lowest cost and the unplanned maintenance can also be at its lowest cost then additional money is not being wasted. this is also referred to the reliability centered maintenance (RCM) approach.

Why is it important to ask the 5W's (whys) about a specific problem?

If you can answer these questions and look beyond symptoms that the root cause of the problem will be determined.

Define "Replacement"

Is the exchange or substitution of one fixed asset for another that has the capacity to perform the same function.

Explain what Root Cause Analysis (RCA) is?

Is the process to discover the systemic cause of system results by finding the underlying or root cause of the problem.

Vibration monitoring, airborne ultrasonics and laser shaft alignment are examples of tools?

PdM analysis tools

Periodic inspection, adjustments and lubrication are examples of what type of maintenance?

Preventive maintenance

What process is to discover the systemic cause or root cause of a problem?

RCA

How can Root Cause Analysis (RCA), Failure Modes and Effects Analysis (FMEA) and Reliability Centered Maintenance (RCM) work together to determine to cost to solve your maintenance problems?

RCA can help provide historical maintenance knowledge, FMEA can help provide proactive maintenance knowledge and RCM can help the facility manager achieve a balanced approach to support the productivity and effeciency expectations of the business owner based on lowest total overall cost.

What maintenance philosophy is to optimize reliability and availability at the lowest cost?

RCM

The hierarchy of sustainability ranks recyclable resources above what resources?

Reducible

The life cycle of a typical physical asset describes what?

The entire useful life of the asset

Explain what "Age Exploration" is?

Uses historical data to improve reliability or productivity or reduce the cost of maintaining an item. By knowing the age and the condition of the item the facility manager can make better decisions on maintenance or if replacement should occur.

Define predictive maintenance (PdM)

is a type of planned maintenance that utilizes technology which allows the forecasting of failures through monitoring and analysis of the condition of the equipment.

Define preventive maintenance?

is an equipment maintenance strategy based on replacing, overhauling or remanufacturing an item at a fixed interval regardless of its condition at that time.

Define Life Cycle cost

is the total cost of acquisition, operation, maintenance and support of an item throughout its useful including the cost of removal.

Define maintenance?

is the work necessary to maintain the original, anticipated useful life of a fixed asset and the upkeep of property and equipment.

Why is it important to track the cost of maintaining an existing system or equipment.

the facility manager now has the means to track more accurately when it might be time to replace rather than maintain an asset