| HVAC & R,
MAINTENANCE ABSTRACT
To provide a step by step plan of action, this will enable the
maintenance department to look introspective, and also to interface
within the organisation.
As part of this review process problem solutions can be derived and
not excuses, refer to the following items:
- Inventory control.
- The use of outsourcing labour.
- The effectiveness of the work order.
- Changes to be put into place within the organisation.
- Down - time of equipment being maintained.
- Assessment of any delays.
As part of the ongoing works there will be changes made within
the system, these changes will result in a cause/effect relationship
that can be recorded.
STRATEGIC PLAN:
A choice of what type of maintenance program must be decided before
any works can be entered into.
Considerations when designing a maintenance schedule are:
- Plant reliability, (as expected by the client).
- Statutory requirements.
- Plant operational hours.
- Conditions by which the plant will operate within.
- The condition of, and ageing factor of the plant.
- Any other condition that may have an effect on the operating
condition of the plant.
The most effective program may make use of a mixture of
strategies.
Due to the specialised nature required in performing the maintenance
work, in the modern buildings, it is recommended to adopt a policy
of engaging outside contract maintenance organisations.
MAINTENANCE PROGRAMS:
Planned maintenance:
- Comprehensive Maintenance.
- Preventative Maintenance.
- Performance Based Maintenance.
- Condition Based Maintenance.
UNPLANNED MAINTENANCE
This is where the system will continue to operate until a
mal-function occurs, where by the offending item/s will be replaced
/ repaired.
COMPREHENSIVE MAINTENANCE:
This is an all-inclusive type of maintenance contract. This
maintenance type is designed to minimise the amount of down time.
PREVENTIVE MAINTENANCE:
Is used to analysis and planning function with the use of a
Computerised Maintenance Management System (CMMS).
PERFORMANCE BASED:
A Performance based program requires that inspections and
maintenance and risk assessment be performed by the using of:
- Vibration monitors
- Infrared monitors
- Ultrasonic
- Motor current
- Pressure, Temperature, Flow measurements.
CONDITION BASED:
This type of program can be justified where installations are in
highly critical areas' where the possibility of down time will have
a major impact on the occupant.
KEY PERFORMANCE INDICATORS
"If you don't measure it, you don't manage it."
For overall success in reliability strategy requires:
- Knowledge of the equipment condition
- Training to assure understanding
- Focus on the right goals
- Teamwork for synergy
- Communication to assure understanding
CONTRACT MAINTENANCE PROGRAMMING:
Maintenance by contract is the providing of skilled and / or
technically skilled personnel, on an as required basis, such as shut
downs, modifications or on going maintenance.
BASIC REASONS FOR PROVIDING A MAINTENANCE
PROGRAM:
LEGAL CONSIDERATIONS:
The air conditioning system must comply with the law and all other
statutory regulations'.
SAFETY CONSIDERATIONS:
Maintenance will also confirm the safety aspect of the Air
Conditioning Plant.
ECONOMIC CONSIDERATIONS:
By ensuring that the plant is operating at the required efficiency
level will ensure that a predictable running cost.
ENVIRONMENTAL CONSIDERATIONS:
With optimum efficiency of the Air Conditioning Plant will result in
a reduction in energy requirements.
CONTRACTUAL CONSIDERATIONS:
In preparing any service or maintenance contract, the document must
be comprehensive and fully understandable and agreed to by all
parties.
MAINTENANCE RECORDS:
The maintaining of up to date records within the maintenance program
is paramount and cannot be over emphasised.
MAINTENANCE SCHEDULES:
Due care must be taken with regards to the statutory requirements.
With regards to plant equipment that is on a larger scale, the use
of a log - book will be required.
At the time a service technician may perform a minor task within the
maintenance program a record must be entered.
OPERATING AND MAINTENANCE MANUALS
The importance of the O & M manual can not be over emphasised.
SOFTWARE-BASED MAINTENANCE MANAGEMENT SYSTEMS
These programs need to be assessed on the requirement of the system
along with the cost effectiveness of using that program, to ensure
you do not end up with a $200,000.00 time clock
RISK ASSESSMENT
Do not underestimate the importance of outrage due to public
awareness through newspapers with stories of high outrage. E.g.
tobacco smokers
MAINTENANCE RISK
Health and safety legislation as well as standards, are in place to
ensure all activities performed in relationship to the mechanical
plant can be performed safely, i.e. acceptable risk.
Refer to standard AS/NZS 4360: 1999 "Risk Management".
CONTRACT DOCUMENTATION
Contract documentation will be based on the contractor/owner
requirement, which will be based upon the maintenance agreement.
MAINTENANCE AGREEMENT
It is essential that the owner is made aware of the difference
warranty and maintenance, and that a maintenance agreement be
prepared and executed once the plant has been put into operation.
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