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0 Introduction Maintenance Management is an orderly and systematic approach to planning, organizing, monitoring and evaluating maintenance activities and their costs. A good maintenance management system coupled with knowledgeable and capable maintenance staff can prevent health and safety problems and environmental damage; yield longer asset life with fewer breakdowns; and result in lower operating costs and a higher quality of life. This document provides general information and guidance on establishing Maintenance Management Systems for use in First Nations communities. It describes a system framework from the initial step of inventory gathering to preparing a community maintenance budget for asset maintenance planning and monitoring. Depending on the application and design, Maintenance Management Systems may have various formats and procedures, (e.g., various formats of work orders, reports and computer screens, etc.), but the basic principles of all these systems are similar to the one presented in this document. According to Webster’s Dictionary, Management characterizes the process of leading and directing all or part of an organization, often a business one, through the deployment and manipulation of resources (human, financial, material, intellectual or intangible). One can also think of
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This definition clarifies the objective of maintenance and can help us to understand what part of an organization is. strategies (defined as management method in order to achieve maintenance objectives). administrative and managerial actions during the life cycle of an item intended to retain it in. somehow. Now we can define maintenance management as follows [1]: “All the activities of the management that determine the maintenance objectives or priorities (defined as targets assigned and accepted by the management and maintenance department). devoted to maintenance. maintenance control and supervision.” DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 2 . Maintenance management will therefore characterize the process of leading and directing the maintenance organization. and several improving methods including economical aspects in the organization. a state in which it can perform the required function (function or a combination of functions of an item which are considered necessary to provide a given service). letups make sure that we understand what a maintenance organization. This applies even in situations where planning does not take place.management functionally as the action of measuring a quantity on a regular basis and adjusting an initial planed the actions taken to reach one's intended goal. with the resources belonging to it. or restore it to. Maintenance is defined as the combination of all technical. Before describing this process.. and responsibilities and implement them by means such as maintenance planning. is pursuing. Situational management may precede and subsume purposive management.

This strategy is suitable for equipments that are not critical and have spare capacity or redundancy available. maintenance actions such as inspection. An effective PM program does help in avoidance of accidents. cleaning. This condition based maintenance strategy or predictive maintenance is DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 3 . i.MAINTENANCE STRATEGIES OR OPTIONS A maintenance strategy or option means a scheme for maintenance.e. Following are the maintenance strategies [1] that are commonly applied in the plants. Condition monitoring (CM) detects and diagnoses faults and it helps in planned maintenance based on equipment condition.  Breakdown Maintenance or Operate to Failure or     Unplanned Maintenance Preventive or Scheduled Maintenance Predictive or Condition Based Maintenance Opportunity Maintenance Design out Maintenance The equipment under breakdown maintenance is allowed to run until it breaks down and then repairing it and putting back to operation. an elaborate and systematic plan of maintenance action. lubrication. adjustment and replacement are undertaken at fixed intervals of numbers of hours or Kilometers. In preventive or scheduled Maintenance.

have been developed. Although it is an engineering design problem. by monitoring of parameters that can cause failures. i.e. A number of CM techniques such as vibration.preferred for critical systems and for such systems breakdown maintenance is to be avoided. etc. etc. have recently been evolved to look it from different perspectives and this has helped in developing effective maintenance.e. which guide the users in planned maintenance [2]. Total Productive Maintenance (TPM). system functions. oil analysis. new strategies concepts such as Proactive Maintenance. timing of maintenance is determined by the procedure adopted for some other item in the same unit or plant. yet it is often a responsibility of maintenance department. In proactive maintenance. In design out maintenance. i. In RCM. the aim is identify what can go wrong. In addition to the above. It may be mentioned that a best maintenance strategy for each item should be selected by considering its maintenance characteristics. the aim is to minimize the effect of failures and in fact eliminates the cause of maintenance. In opportunity maintenance. Reliability Centred Maintenance (RCM). This is opted for items of high maintenance cost that are due to poor maintenance. failures relating to those functions and DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 4 . cost and safety. temperature. poor design or poor design outside design specifications. the type of maintenance is chosen with reliability of the system in consideration.

this is being extended to critical systems in the plant. and other electrical equipments . housekeeping activities are part of civil maintenance. ventilation. fan blower. The aim is to have overall effectiveness of the equipment with participation of all concerned using productive maintenance system. in manufacturing unit there are three kind of area of maintenance mechanical. At present. gas. This strategy in the beginning was applied to critical systems such as aircrafts. involves total participation of all concerned. nuclear and space applications. Area of maintenance. (3) DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 5 . generally mechanical maintenance involves the all type of maintenance activities of mechanical machinery both special purpose machine and general purpose machine (2) Electrical maintenance. it involves all type of electrical systems available in the plant. compressed air.effects of the dominant functional system failures. Generally bit involves transformer. electrical and civil (1) Mechanical maintenance . air conditioners. a Japanese concept. maintenance of electrical plans is also part of electrical maintenance. maintenance of plant building . motor meter. lighting system. in some of the plant machine are connected with plant. TPM. Civil maintenance .

conditioning Equipments. All segment Of a factory – buildings. tools. machinery. dispensaries and so on need attention. New installations DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 6 . equipments. waste disposal systems. Maintenance covers two broad categories of fun as outlines below o o Primary function Secondary function PRIMARY FUNCTIONS o o o o o Maintenance of existing plant and equipment Equipment inspection and lubrication Utilities generation and distribution Alerations to existing equipment and buildings. wash rooms. Parts wear out and buildings deteriorate over period of time of use. air. cranes. jigs and fixtures. heating and generating equipment.Scope of maintenance Every manufacturing org needs maintenance because machines break down.

Secondary functions o o o o o o Storekeeping Waste disposal Salvage Insurance admin Property acc Pollu and noise control FUNTIONS OF A MAINTENANCE DEPARTMENT Following are the major functions of a maintenance department [3-4]:  Maintenance of installed equipment and facilities  Installations of new equipment and facilities  PM tasks – Inspection and lubrication of existing      equipment CM tasks – monitoring of faults and failures using appropriate techniques Modifications of already installed equipment and facilities Management of inventory Supervision of manpower Keeping records DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 7 .

involve use of resources. A maintenance organization can be considered as being made up three necessary and interdependent components. 3.MAINTENANCE ORGANIZATION It concerns in achieving an optimum balance between plant availability and maintenance resource utilization. it is required to match the resources to workload. It may be mentioned that maintenance / production system is a continuously evolving organism in which the maintenance organization will need continuous modifications in response to changing requirements. spares and tools 2. A decentralized structure would probably experience a lower utilization than centralized one but would be able to respond quickly to breakdowns and would achieve higher plant availability. Resources: men. Moreover. 1. Administration: a hierarchy of authority and responsibility for deciding what. Work Planning and Control System: a mechanism for planning and scheduling the work and feeding back the information that is needed for correctly directing the maintenance effort towards defined objective. when and how work should be carried out. The two organization structures that are common are: Centralized and Decentralized.men and DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 8 . In practice. Maintenance activities – be it preventive or condition monitoring. one may have a mix of these two.

This means application of general management principles of planning. ELEMENTS OF MANAGEMENT EFFECTIVE MAINTENANCE An effective maintenance system includes the following elements [3-4]:          Maintenance Policy Control of materials Preventive Maintenance Condition Monitoring Work Order Job planning Priority and backlog control Data recording system Performance measurement measures or indices PAGE 9 DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT . directing and controlling to the maintenance functions. This requires coordination amongst the involved personnel so that these are timely undertaken.g.materials including documents. Control system controls the maintenance cost and plant condition. Work planning and control system under maintenance management in the plant ensures this and provides planning and control of activities associated with maintenance. e. to the establishment of procedures for development of maintenance strategy and to models for describing the flow of work through maintenance work planning department. organizing.

Relevant parameters. The performance over a period of time will show if it is improving. measures or indices for specific plants can be identified [5]. In addition. going down or being sustained. This will also help in knowing how well the objectives are being met. Availability and Maintainability (RAM) plant data. Use of computers and dedicated software will certainly help in implementing this and the maintenance management system in general. DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 10 .Maintenance performance for a plant or an organization can be assessed through analysis of Reliability. it will guide the areas which are strong and which need to be strengthened.

and other situations. SE Maintenance uses tools such as failure analysis and prevention to perform a variety of tasks. transportation. helping you reduce unplanned downtime and emergency maintenance.Importance of statistics of failure Most situations in the area of maintenance involve probabilities. SE Maintenance has proven to be an effective solution for companies of all types. and schedule resources for maintenance DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 11 . An understanding of the statistics of failures may provide useful info for making maintenance decision on or prior to the failure of equipment and for planning general org wide maintenance polices SE Maintenance is an easy and affordable tool that allows you to manage maintenance tasks. adaptable to work in construction. It allows you to quickly transition from crisis mode into planning mode. SE Maintenance manages all maintenance tasks. It allows you to minimize time spent on maintenance tasks. rack equipment history and trends. building maintenance.

DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 12 . including employees. and tools. you can make better use your financial resources and promote productivity. suppliers. So. supplies. and ISO/TS 16949. ISO 14000.activities. while reducing spare parts and material consumption and optimizing your human resources workload. SE Maintenance ensures compliance with international quality standards such as ISO 9000. parts.

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and layouts. catalogs.  Provides an equipment failure prediction mechanism based on statistical measurements. cost center. records. contracts. Identifies  Identifies maintenance activities. and more. maintenance and/or third party  Generates work scheduling into spreadsheets and Gantt  Records equipment downtime and time spent on maintenance. including manuals. projects. location. and financial resources.  Schedules. and spare parts. financial resource consumption based on work orders.  Schedules all preventive maintenance by date range and/or production/utilization readings. such as equipment type. maintenance economical and functional classification categories. status. DEPARTMENT OF BUSINESS AND INDUSTRIAL MANAGEMENT PAGE 14 .  Links maintenance activities to any documentation. assembly drawings. material. work instructions. equipment. charts. and  Tracks internal maintenance. material. pictures.  Controls maintenance activities based on conditions defined by equipment inspection points. and tracks human.  Schedules analysis of collected maintenance activities according to availability of human.

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