I personally hate the new Maximo 7.5 skin or the “tivoli09″ skin as IBM will call it. Its design is more geared for use on the iPad or another tablet type device because the elements are designed for more of a touch input than a mouse input. I think the original design is much better [...]
Maximo Times
CMMS Tools – A Closer Look At Preventive Maintenance
The basic idea behind buying assets for your company is to have them working for you for the longest time possible. It’s the reason so much care is given to them to ensure that they are in working condition for the longest time possible. But what if you expand your horizons to a huge company? And what if this company has a CMMS to run their equipment? Manually keeping track of any fault that may arise is taxing. The good news is that the CMMS takes up this role. It has an integrated tool for preventive maintenance.
Preventive maintenance, in the most simplest terms, can be described as maintenance before there is an actual breakdown in function. It is meant to increase the life of the equipment in focus by averting any chances of breakdown in future. In text it sounds easy, but it can be a complex process when all factors are considered. Since human prediction is not entirely reliable when it comes to this kind of maintenance, a CMMS system does it almost without flaw.
How does EAM software achieve this function? Well, it is integrated into the workings of the equipment. Oil levels are checked, deterioration percentages are recorded, and together with other intricacies, the equipment receives a complete system check. This enables the personnel in charge to carry out the needed maintenance steps to ensure that the equipment runs better. In the long term, this means saving costs on replacements and repairs, which for any business, is a win.
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Condition based maintenance is sometimes included as part of preventive maintenance. This, by definition is maintenance when there is pressing need. It could be right before equipment fails or looses its function. A CMMS system monitors the equipment and raises the flag when the equipment’s health is failing, and in need of correction.
When purchasing any CMMS program, it is very important to ensure that preventive maintenance is one of the availed tools or components. Its essence cannot be understated as it creates a difference between effective machines and faulty ones in need repair. The preventive maintenance tool is incorporated in a user-friendly interface that is easy to interpret and understand. If the component has complexities of its own, then it would defeat its overall purpose since sophistication usually discourages workers from using it.
The only downside to having a CMMS program with an intuitive preventive maintenance tool is the overall cost that is involved. In the long term, the results speak for themselves, but during the purchase period, the capital investment is felt. Even in text, the whole working of the component sounds sophisticated, and in life it is. But looking at the bigger picture, there is usually more to gain than loose since equipment repair, which can be prevented, becomes a huge cost, especially when it’s a lot of equipment we’re talking about.
With Ashcom Tech, you can expect competitive prices for your CMMS systems, and that is with the preventive maintenance tool being included.
Ashcom Technologies provides knowledge-based business solutions to clients through a multitude of strategies and tools. In the process, clients receive a sustainable competitive advantage through the implementation of proactive strategies and technologies. Computerized Maintenance Management Systems (CMMS) plays a large role in this process. Contact us today! 3917 Research Park Drive, Suite B4 Ann Arbor, MI 48108 Phone: 1-800-366-0793 www.ashcomtech.com
Article from articlesbase.com
The economic stability of our nation has seen many stalwart fields of endeavor shrivel up resulting in unemployment well into double digits throughout the land. In contrast the facility/plant maintenance arena is in danger of not finding enough skilled personnel to meet basic needs. Although there are several schools of thought are behind this phenomena, the fact is the average age of the skilled maintenance professional is in their mid-50s. These workers are the professionals who keep much of our industrial infrastructure up and running and soon many will be retiring.
The issue of an aging workforce is two-fold. The first issue is whether enough workers can be found to replace retiring workers. The answer is an unequivocally yes. Unemployment is very high, labor can found both domestically and internationally. This is the basic premise of Supply and Demand. Debates on the merits of the validity of the US Bureau of Labor Statistics report that there will be up to 14 million unfilled skilled positions open by 2010 are irrelevant. In the grand scheme of time any temporary disturbance in the labor force will eventually be offset long before buildings and infrastructures crumble.
What does warrant concern is what will happen to the decades of practical experience that maintenance teams, engineers and companies have amassed. Because each industry/situation is different we have various shades of grey with regard to the true impact. In industries where the technology has remained almost stagnant the equipment knowledge and workarounds experiences maintenance crews have developed over time may be lost. In other industries where new maintenance techniques such as vibration analysis or sophisticated sensing devices are being used the loss of know-how is likely to be less. Similarly, new facilities containing new equipment should initially be less maintenance intensive giving new hires the ability to progress on the learning curve. In contrast, older buildings or equipment probably require more seasoned professionals.
Good facility managers, human resource professionals and executives should be able to identify their individual situation in a heartbeat. For facilities where a substantial loss of know-how is less important, the alternatives are proper recruitment and training. This is also the ideal time for these types of facilities to begin the creation of a knowledge database as new recruits will eventually age. For facilities where the loss of know-how will increase maintenance response time as well as subsequent MRO expenses, management must act quickly and decisively to capture the knowledge of older workers and develop training methods or tools that can expedite the knowledge transfer.
Mintek wishes we could tell you there is one tool that will be the best solution for all industries as well as all types of facilities. We can not do that because that tool does not yet exist. However, we can explain how an Enterprise Asset Management (EAM) system works to address the preceding problems. For discussion purposes
“Enterprise asset management (EAM) differs from Asset Management because it treats the asset from a company (enterprise) perspective. It refers to the management of assets to the benefit of the organization as a whole and not limited to a specific area such as a department, location or division. It includes the entire process from initial planning, designed use, installation, training, operations, maintenance and eventual retirement/replacement.”
Source: Mintek Glossary of Terms
Properly implementing an EAM brings one other very significant benefit. By tracking the history of each asset from beginning to end, the system collects an enormous amount of maintenance data including but not limited to the original work order request, why work needed to be done, what work was done, who did it, the costs, the parts/inventory needed and the results. Best of Breed EAM solutions make this even easier by integrating mobile handheld devices for near real time data exchange. The result is a very manageable source of data that can be used for training new recruits or increasing operator maintenance skills.
The key to a successful implementation is achieving buy-in at all levels.
As previously mentioned an EAM is more than just an asset management system. The core features of an EAM include the automation of many maintenance management functions such as inspections, preventive maintenance and work orders. The goal of these features is to provide facilities maintenance the organizational tools necessary to decrease reactive firefighting and increase proactive maintenance functions. The effect is to reduce labor cost, minimize equipment downtime and lengthen the useful lifecycle of assets.
We want to know how your company is addressing the aging of the maintenance workforce and what you think. Share with us your stories or thoughts by leaving a comment below.
If you liked this article you may also like
This tip is from David: From https://www-304.ibm.com/support/docview.wss?uid=swg21322703 These special characters are supported: ampersand & dollar sign $ period . angle brackets < > equal sign = pipe | asterisk * exclamation point ! plus sign + at sign @ greater than sign < question mark ? backslash hyphen – semicolon ; braces { } less [...]
Maximo Times
Springtime has arrived and thoughts of vacations or spring cleaning sometimes mask the need to get back to work. We hope everyone had the opportunity to read our blogs and check out our website, but just in case you did not have the time to see our blogs and voter links as they were published, we have summarized them for you here. Please enjoy them and be sure to check back for new articles during the week. You can find a complete listing on the Mintek Blog.
The most popular article of the week was addressed the issue of the number of maintenance professionals that will be retiring over the new few years. Another article discussed how springtime has left many parts of the south covered in pollen much like a light snowstorm. The final blog of the week is for those looking to enjoy life on the high seas this summer. In all articles the need for proper maintenance planning, data collection and total asset management was discussed.
1. Battling The Skilled Maintenance Worker Crisis With An EAM
Author: Stuart Smith
There seems to be a growing concern among plant and facility managers that retirement of so many skilled professionals will leave organizations with a gigantic hole in their knowledge and as a result MRO will suffer. The article discuses the opportunity to build a long term solution by developing a knowledge base using an EAM system. Keys to success include a well thought out implementation plan and buy-in from all corporate departments.
Key Point: The loss of company know-how can be critical to asset intensive organizations. Data collection can be done efficiently and effectively using a true Enterprise Asset Management system.
2. Preventive Maintenance and The Laws of Physics
Author: Stuart Smith
This article is a lighted hearted look at the pollen being dropped by oak trees in the southeast. In some areas pollen is so thick that gutters, parking lots and out door equipment is completely blanketed. Beside being an allergy nightmare, pollen can block HVAC airflow as well as absorb moisture beginning the corrosion process. Property managers must be persistent in their removal of pollen which includes regular inspections and preventive maintenance. This is best accomplishes with an EAM/CMMS system.
Key Point: Pollen, debris and dust can all negatively impact the performance of equipment either quickly by inhibiting airflow or slower through corrosion.
3. Preventive Maintenance and Inspections For Yachts
Author: Stuart Smith
Yachts like their larger counterparts cruise ships are subject to intense elemental forces. Without proper inspection and preventive maintenance a yacht might leave its operator stranded on the high seas. The article provides a checklist of major equipment that should be checked on a daily, weekly, monthly, quarterly and annual basis.
Key Point: A CMMS system will help organize yachts equipment and assist with the orderly scheduling of maintenance management ensuring critical components are not missed before sailing.
But wait there is more. We have found several more articles that you might find to be interesting and even put them on our website for you to vote on. The 5 best this week are:
1. Property Management from A-Z: W
Author: Kathleen Richards
Kathleen’s blog post is a great source of common sense for property managers. This weeks article made a point of not wasting money by intelligently engaging vendors as well as performing annual preventive maintenance checks. These checks are in the best interest of the tenant and the property manager.
Key Point: Apply common sense to property management operations from managing the books to inspections to tracking wear and tear.
2. 6 Aspects About IWMS That Everybody Ought to Know
Author: Posted on iwmsnews.com
If you were unsure what an IWMS is this article clarifies the role these systems take within an organization. The article lists 6 points and includes 5 main solution areas required to be an IWMS.
Key Point: The blog post is an excellent description of what an IWMS software solution is.
3.BOMA International Testifies Before Congress on Commercial Building Maintenance
Author: Heidi
BOMA recent testimony before Congress highlighted that private and government buildings spend between 25% and 28% of the buildings operating expenses on maintenance and repairs. This is a substantial amount for any building. The article goes on to say that “buildings must have a management plan in place and adequately budget for repairs and maintenance”.
Key Point: The higher the percentage of operating costs the lesser amount of preventive maintenance is usually being performed.
4. Procuring Facility Management Services isn’t the same as Procuring Paperclips
Authors: Michel Theriault
Michel discusses vendor management for facility management from a practical business perspective. In this article he suggest the first focus should be on finding a vendor who fits well with your companies needs, image and culture. Secondly, he suggest that instead of focusing in on price, first make sure they can provide the level of service that you require before looking at price.
Key Point: Quality vendors deserve respect when negotiating terms. When you deal with vendors honestly and fairly you will ultimately enhance your own facility management image.
5. Why are so few organizations investing in systematic energy productivity planning?
Authors: Peter Garforth
We thought this was one of the more interesting articles published for some time. The article discusses why energy initiatives often to fail to get off the ground because of skepticism. What Peter actually discovers is the true show stopper which is too often executive management relies on individual prior knowledge for guidance. The result is an unwillingness to go new directions or step outside the box because of distressed comfort levels. This is more than just an educational issue and is very much a leadership concern that many organizations face.
Key Point: Change requires an open mind.
The most important aspect of this weeks articles including voter links is that maintenance management for facilities, plants, buildings etc should be treated like any other well run business. Good management understands that innovation (energy initiatives), planning (knowledge control) and common sense (pollen buildup or regular inspections) are critical to well run and growth oriented businesses. It short – it is time to professionalize maintenance management. Utilizing an EAM will assist with professionalization actions.
Too read more visit our Vote on Links page.
On August 26, 2011, IBM Software released the Base Services 7.1.1.9 fix pack for Maximo Asset Management, Maximo Asset Management Essentials, and Tivoli Asset Management for IT Download Description This product update corresponds to fixes for Base Services (MBS), which is not a product, but is the base platform component for the products listed in [...]
Maximo Times
Asset Management is an Effective Way to Boost Your Financial Investment
Due diligence
The concept of due diligence is to investigate a business or person prior to signing a contract. It can be legal obligations, but the term more frequently apply to voluntary investigations. In renowned industries Due diligence is the process through which a potential acquirer evaluates a target company or its assets for acquisition.
In business transactions and corporate finance Due diligence is the scrutiny of a potential target for acquisition, privatization or similar corporate finance transaction generally by a buyer.
The scrutiny being fulfilled by asking certain key questions, including, do we buy, how do we structure the acquisitions and how much do we pay?
The due diligence process can be established into nine distinctive areas
(1) Compatibility audit.
(2) Financial audit.
(3) Macro-environment audit.
(4) Legal/environmental audit.
(5) Marketing audit.
(6) Production audit.
(7) Management audit.
(8) Information system audit.
(9) Reconciliation audit.
But whatever we do in due diligence the process
Must be SMART (Specific, Measurable, Achievable, Relevant, and Time -bound.)
In any business transaction, the due diligence process varies for different types of companies. The relevant areas of concern may include the Financial, Legal, Labor ,Tax, It, Environment, Intellectual Property, Real and Personal Property, Insurance and Liability Coverage, Debt Instrument Review, Employee Benefits ,Labor Matters, Immigration and International Transactions.
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Asset management
Asset management-generally defined a system whereby things that are of value to equity or group are monitored and maintained. The assets can divide in two categories. One is tangible and the other intangible concepts such as intellectual property and good will.
Assets management is a systematic process of operating, maintaining, and upgrading assets cost effectively. To provide best possible service to users the asset management process is built up the systems of facilities which are always monitored and maintained.
Civilization has given us some technological assets to
Support key functions like transport, public health, business and commerce. We cannot ignore the link between the provision and sophistication of technological assets and our modern life style.
Enterprise asset management is the business process and enabling information system that support management of an organization’s assets, both physical (such as building, equipment, infrastructure etc.) and non physical.
Physical asset management is the practice of managing the whole life cycle such as Design,Construction,Commissioning,Operting,Maintaining,Replacing,Decommissioning and disposal and infrastructure assets such as Structures Production and service plant, Power, Water and Waste treatment facilities, Distribution networks, CDM Coordinator, Transport systems building and other physical assets.
Fixed assets management is also an accounting process that seeks to track fixed assets for the purposes of financial accounting.
It service management is also an assets management that
Join financial, contractual and inventory function to support life cycle management and strategic decision making for the IT environment.
PFI – Private finance initiative is a ultimately a form of project finance. It is a way of creating “Public private partnership” (PPPs) by funding public infrastructure projects with private capital. PFI projects represent good Value for tax payer’s money. PFI has now largely broken down and we are in the ludicrous situation where the government has to provide the funds for the private finance initiative. The high cost of PFI deals is a major issue, particularly in this time of economic hardship. There are arguments for renegotiation PFI deals in the face of reduced public sector budgets.
PFI deals are very much more likely to be delivered on time and on budget – a study showed that the only deals.
In its sample which was over budget were those where the public sector changed their minds after deciding what they wanted and from whom they wanted to buy it.
Numerous PFI projects delivered clear benefits. Running cost are lower too, mainly because staff are paid a quarter.
Less than in the public sector (though senior managers are paid more) and get fewer benefits.
PFI projects allowed the Ministry of Defense to gain many useful resources. PFI deals were signed for barracks, headquarters buildings, training for pilots and sailors, and an aerial refueling service, amongst other things.
To know more about asset management and construction management, you can log in curriebrown.com, where you will get an extensive arrangement of necessary information on due diligence, CDM Coordinator and many more.
Article from articlesbase.com
PlantServices.com recently published a 2010 EAM/CMMS review that listed selected vendors based upon 10 key trends occurring in the industry. A recently published article by David Berger discussed how these key trends should be considered when examining the features and functions of EAM/CMMS software. Although not listed as a vendor on this years list, Mintek looks forward to being listed the future year. With that we would like to add some key points to the article’s 10 key trends.
The top ten trends identified in the article 2010 CMMS/EAM Review: CMMS/EAM software tackles today’s toughest challenges authored by D. Berger were:
“In the eyes of customers, one of the most important criteria in selecting a CMMS/EAM vendor and its products or services is the perception of how well vendors can demonstrate that they fully understand your business ”
Source: Berger
This section has very valid points. It is important to note that rarely will an off the shelf product have the necessary tools to address the specifics of a given industry or application. The selection of a vendor is a process that is best accomplished by determining the company needs in combination with the quality of services offered. Price should not be the driving force for vendor selection. The ability to address the pain of the organization is paramount.“The trend towards more strategic asset management across the enterprise is accompanied by a greater need for integration of various applications, from the shop floor to the executive suite.”
Source: Berger
A true Enterprise Asset Management (EAM) system enables facility/plant managers to manage assets from the planning stage through retirement thus increasing the useful asset lifecycle by organizing the maintenance function. Since each organization or industry is different, decision makers must realize that a Best of Breed EAM has the capabilities to increase the visibility of asset management. Using an EAM will help standardize operating procedures, stabilize inventory, and enhance the ability of maintenance staff to do more with less time significantly cutting labor costs.“…many customer IT departments insist on web-enabled software only, due to a long list of advantages ”
Source: Berger
Mr. Berger’s description is very good. When moving to a web based system it is important to consider the impact that your EAM will have upon the IT department as well as reliability and security. Options include“With today’s intense global competition and the recent economic downturn, it’s not surprising that companies are fixated on best practices, measurement and the pursuit of operational excellence.”
Source: Berger
An excellent reference for operational best practices has been published by the Aberdeen Group.“…on average, manufacturers spend almost four times as much on energy as they do on MRO capital equipment and services.”
Source: Berger
Energy consumption and power costs are the hottest trend of all. From government incentives to pending legislation on carbon footprints no company can afford to be behind the curve. Well written section by Mr. Berger.“As assets become smarter, computers more complex and humans more dependent on technology, the risk of catastrophic failure increases.”
Source: Berger
Safety and liability varies by industry. We agree that you should make sure your EAM can handle the tracking of required information necessary to be complaint with regulations and lower liability.“In my view, one of the most important emerging trends is the growth of mobile technology.”
Source: Berger
Mobile technology is critical in increasing efficiencies and reactive flexibility. In fact, mobilizing employees saves 44 minutes per day per employee. But there are numerous other benefits and considerations for integrating handheld devices making mobile technology no longer an option but a requirement for many companies. A few of these are“For many years, there has been a growing interest in reliability as maintenance departments move from a firefighting mentality to a more planned environment. To accomplish this transition, managers must establish for each asset or component a maintenance policy describing on what basis maintenance is triggered.”
Source: Berger
Condition based maintenance is and should be highly dependent on the type of facility. If the equipment being maintained is of moderate value or is serviced by outside vendors expensive techniques such as vibration monitoring etc. don’t make a lot of economical sense. On the other hand, if the majority of equipment costs more than a few thousand dollars to replace a different strategy should be used. Regardless of the situation, an EAM will help track the repair history and organize the maintenance workflow so the best decisions can be made. There is an interesting discussion thread on this subject at myfacilitiesnet.com.“Moving to a more planned environment requires better tools for planning, scheduling and coordinating maintenance activities, including major shutdowns.”
Source: Berger
One of the biggest advantages a properly implemented EAM has is its ability to capture historical data. This data includes work order, inspection and maintenance history including details such as what, where, who performed work, costs, parts needed.The collection of the historical database does more than just enable better maintenance or replacement forecasting. The data acts a reservoir of knowledge or know-how. Mr. Berger makes mention of the potential issue of aging workers retiring without passing on their knowledge. It is out belief that the procurement of knowledge gathering and transfer tools will be the most important issue over the next ten years.
“There are almost as many pricing schemes as there are CMMS/EAM packages available. The latest trend in pricing appears to be the recent rise in popularity of software as a service, or SaaS.”
Source: Berger
It would be nice if there was a better way one could compare apples and oranges but the truth is price is the value you place on a product that addresses your pain. Hence the key point is to find a product that adds value to your asset management program. Two additional critical price components are training and support. Good training is not free and makes significant difference to the adoption rates of employees. Lower adoption rates means less than anticipated savings. Technical support should be available during your hours of operation. Identify issue escalation procedures as well as the quality of support. After selecting 1-2 vendors that meet your needs, you can then start to consider negotiating pricing. Due to the complexities of software installation, integration, and training there are numerous areas where a software vendor and integrator can potentially reduce costs. Look for an upcoming article on the best ways to negotiate EAM/CMMS pricing soon.Every year new trends surface and others fade. The driving force behind the recent trends is a result of the increased visibility of the maintenance management function as well as a better recognition of the impact that good maintenance management can have on the bottom line of an organization. The result is facility management has taken on a whole new perspective and asset intensive organizations are becoming more sophisticated and professional in their approach to solving the problem.
Tell us how your company is handling the increased visibility of asset management.
More information can be found at
This great tip was provided by one of our members, David. I had a requirement to remove new user registration, and in addition to add an official government computer system login banner to a maximo 7 build. Here’s the method that worked best for our system and requires no modification to the application or editing [...]
Maximo Times
Three Key Areas to Roof Asset Management
ROOF ASSET MANAGEMENT
There are 3 key areas to Roof Asset Management:
1.Roof Inventory
2.Record Keeping
3.Preventive Maintenance
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Roof Inventory
Believe it or not, most owners/managers do not know what type of roofing systems they have on their buildings, what type and thickness of insulation they have or even the easiest way to access the roof on a particular building. It is difficult to manage the roofing life cycle if you don’t even know what roofing system you have or what your expectation for that system is. Maintaining an up-to-date inventory of all buildings and their roofing systems is vital in maintaining one’s roofing asset.
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Record Keeping
When was your roofing system installed? When was the last time your roof was serviced? When does your roofing warranty expire? If you don’t know the answers to these questions, you are not alone. Likely you have more pressing issues to think about. However, it doesn’t make these questions any less important, especially in times when roofing system issues are occurring. Proper record keeping allows for ease of access to this information in addition to all other information related to the installation and maintenance of your roofing systems.
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Preventive Maintenance
One of the biggest mistakes made by the recipient of a new roofing system is the lack of maintenance performed after the initial installation. Almost all manufacturers’ warranties call for a regular maintenance plan to keep the warranty effective and up-to-date. Taking that a step further, a preventive maintenance program not only minimize leaks, it will keep the roofing insulation dry and intact during the life of the roof increasing the odds that the insulation can be “re-used” during the next installation. This not only reduces the cost of the 2nd installation (almost 30-40%), it also keeps materials out of the landfills resulting in a net positive environmental impact.
The roof, for the most part, is out of sight and out of mind. Ignoring the roof often leads to premature roof failure, which means water can invade the building and wreak havoc with people, equipment, and productivity. Clearly, regular preventive roofing maintenance should by a major priority for building owners and facilities managers.
A preventive maintenance program provides a number of measurable benefits. For instance, it can:
•Increase the expected service life of a roof by as much as 50%.
•Reduce roof related expenses to free up capital for other uses.
•Cut the time and effort required to address emergency repairs.
Implementing a regular, periodic roof maintenance program is critical to validating the warranty, prolonging the life, and avoiding failure of a commercial roof. At Whitco Roofing our roof asset management programs are designed to allow for the longest useful life from your installed roofing system. Our programs provide experience with all major manufacturer’s warranties and the best service possible through our professional roofing mechanics and years of roofing experience.
We are a commercial industrial roofing contractor in Atlanta, GA.
Article from articlesbase.com
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