Welcome, visitor! [ Register | Loginrss  |  tw

Using Preventive Maintenance (PM) Records to Create Work Orders

| CMMS Tips & Tricks | July 9, 2013

Preventive Maintenance (PM) records are templates for scheduled preventive maintenance work. They are used to generate PM work orders and related records, and commonly used on assets and locations that require periodic maintenance to maximize the performance and avoid untimely failures. The following example will show you how to create a preventive maintenance work order [...]
Maximo Times

Preventive Maintenance and Inspections For Yachts

| CMMS Software | September 29, 2011

Preventive Maintenance and Inspections For Yachts


Yachts are beautiful and expensive so it makes sense to care for them. I can’t imagine anything that would look sillier than a 25+ m yacht drifting or listing because someone failed to do an adequate inspection of critical components. Just like a larger cruise ship, yachts are subject to intense elemental effects. Without proper care the impact from the elements combined on the myriad of onboard mechanical systems can turn the summer yachting season into a disaster. Proper care for yachts means extensive inspections and preventive maintenance both at sea and in dry-dock.


Princess Mariana


There are several keys to establishing good maintenance management practices for yachts. The first is to define what assets need to be maintained. The second is to define how the items are to be maintained. Lastly, defined items need to be scheduled according to experience and best known practices. For example, the following checklist provides a basic outline for 35 tasks to be completed as well as their frequency.


  


Sample Checklists


Daily or Weekly











































Item Description
Electrical Check battery charge level
Engine Check oil level
Engine Check water level
Engine Check heat exchanger
Engine Check coolant levels
Bilge Check for leaks
Exhaust system Check for leaks, color of smoke
Fuel containment Check for leak, hoses, secure
Generator Check coolant levels
Radio Power and operational check
Deck fixtures Wipe down furniture, decks, rails


Monthly








































Item Description
Electrical Check battery water level
Electrical Check battery voltage
Electrical Test GPS
Bilge Clean and service
Bilge Clean limber holes
Propeller Shaft Check fittings, wear and tear
Plumbing Check for leaks, sanitize
Heat exchanger check strainer for blockage
Kitchen Check fuel lines, valves
General Check all tie lines for secureness


Quarterly































Item Description
Electrical Clean battery posts and tops
Electrical Check alternator tension and clean
Fuel systems Check for leaks
Engine Change all filters
HVAC Change all filters
Emergency equipment Check/Test fire extinguishers, alarms
Seacocks Check for corrosion, fit, -clean and make sure bung is close by


Annual




























Item Description
Electrical Check for battery leaks
Engine Check engine mountings
Rudder Check rudder assembly for damage or corrosion
Hull, engine, cooling system Clean scale
Electrical Check everything for corrosion
All Corrosion check and maintenance


The Usefulness of a CMMS


Yachts have thousands of components that may need inspection or maintenance and even an experienced crew can forget to perform a tasks leading to possible trouble at sea. To avoid oversight, Yacht Captains or engineers should make use of Computerized Maintenance Management Software (CMMS). This software will help inventory all yacht equipment as well as enabling the scheduling of inspections and preventive maintenance. Upon inspection any item identified as needing repair can then be transformed into a work order.


The advantages of using a CMMS don’t stop here. A CMMS will record the entire maintenance history of assets allowing for accurate projections for replacement of items or the amount of inventory needed for spare parts. This is a definite advantage to yacht owners who want to make greater use of seasonal crew members. The historical database provides an excellent resource for training and knowledge.


Share with us how you keep track of inspections. If you liked this article you may also want to read



Enterprise Asset Management 101

Preventive Maintenance and The Laws of Physics

| CMMS Software | September 27, 2011

Springtime has arrived and all across the south, tree pollen and dead growth are falling like snow covering parking lots, cars, roofs and lawn furniture. It is the signal for property managers to break out the blowers and move the pollen along its merry way. However, blowing pollen from one location to the next is only cosmetic and may often result in additional maintenance and repair expense.

Pollen on Roof

The Laws of Physics

As my old friend Joe once said “the stuff has to go somewhere.” This is consistent with some of the laws of physics, most notably The Law of Gravity and the conservation of mass and energy. A walk around any apartment complex show how right he was. For example, although the wind may blow pollen around, it still has to come down somewhere and using blowers only relocates the dust, it does not make it disappear. Pollen may resettle on coils in HVAC units, roofs, pools or even cluster around drains.

The Answer Is Not Blowing In The Wind

Some maintenance options are obvious such as making sure air and pool filters are checked and cleaned regularly or making sure the storm drains are not obstructed. Other tasks may require specialists or specialty tools. This may include

  • Removing debris from HVAC coils. Debris and dust can interfere with heat exchange or absorb moisture and begin to corrode critical parts.
  • Clearing rain gutters. Pollen, leaves and other debris can prevent rain gutters from flowing smoothly resulting in water draining down the sides of building or possibly back flowing into cracks and crevices. Debris collection areas are a natural habitat for many insects.
  • Pressure washing roofs. It is not difficult for pollen to collect under the corners of shingles. As it collects this pollen will absorb moisture and attract insects. In addition many pollens have a tendency to stain roofing materials which may result in additional cleanup costs as well as affect property image.

Schedule a Solution using a CMMS

The key point is pollen is a form of dust. It may be very fine or thick in nature. Regardless of the size, pollen, dust, and debris removal should be should be scheduled in accordance with local spring growth cycles. Property managers can better manage this issue by making use of a CMMS to schedule inspections and preventive maintenance. Using a CMMS will ensure that both in-house staff and vendors are on top of the situation as well reduce the likelihood of

  • Higher energy bills due to inefficient HVAC units
  • Premature roof replacement as a result of discoloration or corrosion
  • Water damage as a result of drainage issues.
  • Insect infestation

Share with us how you combat the accumulation of pollen.

If you liked this article you may also like

Enterprise Asset Management 101

CMMS Tools – A Closer Look At Preventive Maintenance

| CMMS Software | September 23, 2011

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.

]]>

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

Escaping The Volcanic Cloud By Jump Starting Preventive Maintenance

| CMMS Software | September 15, 2011

If you have had travel plans to Europe you know that UK airspace is closed and air traffic is at a standstill over much Europe. The culprit is a volcano just of to the side of the Eyjafjallajokull glacier that has been erupting since March 21, 2010. The eruption has been spewing sand to silt size ash into the atmosphere non-stop and shows no signs of abatement. In fact the last time this volcano erupted it lasted two years. The issue with air traffic is the most immediate but not the only issue Europe will face as a result of ash fallout.

How The Damage Occurs

With visibility reportedly less than 150 meters in some spots, the thick ash would result in huge repair costs to the engine of any aircraft flying through the ash clouds. Unlike normal dust, volcanic ash from this volcano is composed mainly of silicon based particulates. Because of the fine particle size, this type of debris can enter into engines and other air intake equipment relatively easy.

“The volcano is erupting small, jagged pieces of rocks, minerals and volcanic glass the size of sand and silt into the atmosphere, according to the U.S. Geological Survey. This volcanic ash can even be as small as 1/25,000th of an inch across.”

Source: Sally Sennert, Smithsonian Institution

The damage occurs when the silica is heated back up by the crafts engines, melts and them shuts downs the engine. If in flight, this would spell tragic disaster for the aircraft and passengers. The problems will continue to mount, any and all air intake units, air handlers, ventilation equipment from buildings to automobiles are at risk without some form of preventive maintenance now and on a very frequent basis until the ash cloud dissipates.

Other Areas Of Risk

Airlines, industry and HVAC units are not the oIceland Volcanonly areas subject to damage from the dust. Greenhouses, agriculture, water ways are some others just to name a few. For example:

  • Hydroelectric plants are susceptible to the increase in silt buildup in their assets. Energy efficiency is greatly diminished and constant maintenance must be done to remove silt.
  • Agriculture can be severely affected by a lack of light but just as importantly a change in the soils PH levels from the ash settling. Too high or too low will destroy crops possibly causing famine conditions.
  • Greenhouses rely on summer time sunshine for success. Maintenance efforts must be at an all time high to prevent ash on greenhouse covers from blocking sunlight.

The reality is a major ash cloud can have short and long term effects. But there are ways to minimize the effects.

Minimizing The Risk

You cannot defeat Mother Nature, however, you can engage in intelligent actions to lessen the impact of a natural disaster. As you expect from our blog, the keywords are preventive maintenance and inspections. All air filters must be checked, cleaned or replaced far more frequently than normal. How often depends on the amount of ash that blows your direction. Windows, roofs as well as other collection points must be inspected and cleaned more frequently. One very important note, volcanic ash is not the same as pollen or human dust it is more like a fine sand which will negatively impact the efficiency of almost anything mechanical if allowed to enter into a system. As a result preventive maintenance should focus on ash removal versus blowing the ash deposits into unseen locations. For industrial settings, best results will of course be achieved with an EAM system to help organize and schedule maintenance management.

Tell us about your emergency plans should a natural disaster strike.

If you liked this article you may also like

Enterprise Asset Management 101

Hotel Preventive Maintenance for Gulf Oil Slick

| CMMS Software | August 9, 2011

Many of us remember the pictures of birds covered in oil after the Exxon Valdez disaster and those of us living in Florida are acutely aware of the fragile ecosystems that engulf the coastal waters. Mintek applauds all those volunteers and emergency workers dedicated to protecting our wildlife heritage. Spewing approximately 200,000 gallons of oil a day into the Gulf of Mexico, the latest oil spill also highlights why an EAM/CMMS is a good idea for Hotels and Resorts to have in place before oil hits the beaches.


Gulf Oil Spill Slick


Hotel Inspections With a CMMS


Potential property damage for hotels goes beyond the cleanup of beaches as some of the damage may not be visible for several months or visible at all until there is equipment failure. It is critical that preventive maintenance be done on Hotel assets to protect them from oil damage. Some examples of possible oil spill issues for resorts include:


  • Sea breezes may carry toxic fumes into Resort air filtration systems. Properly maintained filters on the HVAC systems should nullify the odor, the residual oils may gum up moving components of the system. Hotels and Resorts should be prepared to check filters regularly as well as inspect equipment for oil buildup.

  • Oil residue buildup on recreational facilities such as jet-ski’s, watercraft, parasailing, beach front pools. This equipment should be inspected more frequently for oil residues. Oil residues can dry out disrupting mechanical movements or can be tracked into pools directly from beach area contaminating pool quality. In addition, oil stains many surfaces, so now would be a good time to apply preventive coatings.

  • Suspended waterfront operations due to the proximity of the oil slick. The beaching of equipment is a great time to use your CMMS to schedule preventive maintenance , inspect for corrosion or complete a work order. Every asset not in use for an extended period of time must be checked before subsequent consumer use.

  • Fire damage. I have seen more than one beach front property with a sand ditch caused by the changing tide running from the ocean directly to the property and even touching a few buildings. This ditch can fill with oil. All fire extinguishing equipment and procedures should be double checked.

  • Remembering that oil is flammable. This may sound like a big DUH, but is good to check anything that has come in contact with the water and avoid drying out near open flames or heat sources.

Implementing an EAM/CMMS System


There are two things that Hotels and Resorts should not do. The first is to do nothing. Yes it might save you a few dollars now but if you are in the path of the oil slick you are going to look pretty darn bad when your maintenance and repair bills skyrocket. The second is not to panic. This is a great time to reeducate yourself on how to use your CMMS or to implement an EAM. An EAM/CMMS will help organize workflow, automate the scheduling of maintenance functions and record results. Inspections using handheld devices is easy as the handheld device can be preloaded with 6-8 questions about the asset and what to look for. Results are recorded on the handheld and then transmitted back to management for review or further action.


One little side note, according to nationalacadamies.org more than 29 million gallons of oil are released into the North American Oceans every year as a result of human activity and another 47 million per year through natural seepage from the sea floor. Globally these numbers in 2002 were 210 million and 180 million respectively. At a rate of 200,000 gallons per day, the gulf oil spill is significant with huge potential for long term local as well as global impact if not contained soon.


Share with us how your hotel is preparing for this disaster. And of course, if you have questions about how to set up an EAM/CMMS we would be happy to assist you.


If you liked this article you may also enjoy reading:



Enterprise Asset Management 101

Changing Hotel Preventive Maintenance

| CMMS Software | April 29, 2011

Preventive maintenance for Hotels has become more important than ever before as a result of shrinking profit margins, aging assets and increasing pressure from consumers to demonstrate green concerns. To be a successful hotel, property managers must successfully navigate theses challenges in the most cost effective manner possible. Hotels that make use of an EAM/CMMS preventive maintenance programs have a definitive competitive edge because they are able to take reduce unnecessary capital expenditures, lower labor costs as well as increase energy efficiencies. Hotels not yet making use of modern EAM/CMMS solutions have no choice but to change the way they care for their assets or operate at a deficit.


 De Anza hotel


CMMS for Aging Assets


It is a given that as assets age they require additional maintenance attention. Assets that are not part of a preventive maintenance program will show greater signs of wear and tear resulting in either their early replacement or major repair costs. In addition, poorly maintained equipment is far less energy efficient because they require more energy to accomplish the same desired results. A drop in energy efficiency will increase utility bills, which can be substantial with equipment such as boilers, chillers and HVAC units. But it is not just the big assets that can increase utility bills. Hotels with kitchens, in-house laundry or even multiple spas need their equipment running at optimal performance levels to save energy dollars.


Hotel CMMS software is designed to make sure all hotel assets can easily be scheduled for preventive maintenance as well as inspections. It works by creating a centralized, computerized data bank of information on Hotels assets. The advantage of a CMMS solution is that by setting up this database, all maintenance activities from work requests through work order completion can be scheduled, tracked and reported on far more efficiently than a manual system. The reporting function is critical as it provides Hotel management with a historical record of the frequency and costs of repair allowing them to make better capital replacement decisions.


EAM/CMMS for Shrinking Profit Margins


Labor costs have an immediate impact on Hotel financial health. The fastest way to post operating losses is to incur needless overtime. Overtime from Hotel maintenance teams occurs most often from emergency maintenance or repair work orders that do not happen during regular operating hours or when the maintenance expert is available. EAM/CMMS software can help avoid overtime. Implementing an EAM/CMMS will increase maintenance and repair scheduling flexibility by shifting maintenance operations to be pro active instead of reactive. Scheduling Hotel inspections and preventive maintenance enables the early identification of problems that can be scheduled during maintenance lulls. By scheduling the repairs in this manner, the amount of time spent performing emergency work is sharply reduced. A good rule of thumb is that planned maintenance should be 80% of the work orders with the remaining 20% allocated for unexpected problems.


There are numerous other financial advantages to implementing an EAM/CMMS. Some of these include:



  • Better Capital budgeting as good preventive maintenance practices can lengthen the useful lifecycle of assets including roofs, siding or other high dollar replacement items. Delaying capital replacement increases cash available for other projects or cosmetic improvements.

  • Faster response time to customer reported problems. Leaking faucets, jammed doors or other consumer complaints are addressed quicker due to the increased flexibility from scheduling. Consumers will be happier and more likely to return.

  • Lower liability from accidents. The historical record of Hotel maintenance kept by the EAM/CMMS can help show that assets have been properly taken care of. This may negate claims of negligence.

When times are tough the smart Hotel administrators get the tools they need to do more with less. The cost of an EAM/CMMS is nominal compared to the efficiencies and savings the software can bring to the Hotel. But the best part is that the savings continue long after the economy recovers.


Tell us how your hotel handles maintenance issues. If you liked this article you may also enjoy:



Enterprise Asset Management 101

July 4th Weekend Preventive Maintenance Safety Tips

| CMMS Software | March 9, 2011

We hope everyone has a great July 4th weekend. Good food, drink, parades and fireworks are all part of our traditions. Going to the beach, having a BBQ or playing sports are contribute to our weekend activities. So too are accidents, so we send you off this weekend with a few preventive maintenance tips for your personal and family safety.


Monterrey Fireworks Display


BBQ and Beach Preventive Maintenance



  • Clean coolers before and after use to avoid bacteria caused illnesses. Wash down surfaces with a vinegar and a clean cloth to kill bacteria. Vinegar is an acid and will act a sterilizer. It will also keep away ants and other insects.

  • Clean grill racks with a metal brush and then wipe down the bars with a damp cloth. Make sure to clean grill racks after use to avoid the onset of corrosion. If using a gas grill make sure you follow all lighting instructions to prevent a sudden burst of flame singe your face.

  • If going to the beach, make sure you bring sun block, hats and plenty of fluids including water. Sunburn hurts and no one wants to see a walking lobster. Make sure children have footwear (sandals or flip-flops) to avoid being burned from hot sand, cement and paved roads.

  • *Note. If going to Gulf Coast beaches be alert to any signs of oil or oil smells. Be wary of unusual coughing or respiratory problems as not all contaminants can be smelled first. With the oil recently making landfall in 4 states, air quality may be compromised.


Fireworks Inspection and Preventive Maintenance


Many parts of the country still allow the setting off of fireworks by individuals and each year emergency rooms are filled when alcohol, a lack of maturity and explosives are mixed. It is really not an honor to be featured on cable TV’s One Thousand Ways to Die. For others, the allure of big fireworks display at a theme park or other public display has a thrill and a degree of safety. Regardless of where you go some safety tips for this year’s festivities are:



  • Cleans roofs of debris so that sparks or an errant explosion do not ignite the surface.

  • Keep a hose attached to outdoor faucets and ready to go. Dry grass can catch fire very quickly.

  • Keep fireworks dry and inspect all fuses before lighting. Explosives with short fuses should not be used. Never pick up a DUD and look inside immediately after trying to ignite.

  • Soak all used fireworks in water before placing in trash containers

  • If attending a public display beware of the concussion effect. This feels like a sudden change in pressure and can cause extreme discomfort and to those sensitive to sound it can be deafening. Ear plugs will help lessen the impact.

Most importantly this July 4th weekend, use common sense. We hope you have a wonderful weekend. If you liked this article you may also want to read:



Enterprise Asset Management 101

Top 5 Reasons NOW is the Time for Hotel Preventive Maintenance

| CMMS Software | February 23, 2011

The last few years have been rough on the Hotel and Resort Industries. Reasons range from a terrible economy to relentless extreme weather conditions. Regardless of the reason, hotels that employed good preventive maintenance practices found that profits were not squeezed as tight because assets were lasting longer and more energy efficient.

Hotel Maintenance is Better with a CMMS

For hotels and resorts good preventive maintenance programs that include inspections can identify problems before they result in emergency repair issues, guest dissatisfaction or a potential liability claim of negligence.

Changing the Importance of Hotel Maintenance

Despite logic that should have all hotels performing proactive maintenance on hotel assets, many hotels continue to put their money in either cosmetic changes or guest service improvements such as Wi-Fi, flat panel TV or business services.

It is not too late to adjust how maintenance should be handled. In fact, NOW is the time to implement a Hotel CMMS preventive maintenance action plan. To help, the top 5 reasons to reinvent your hotel maintenance focus are listed below:

Top 5 Reasons for Hotel Preventive Maintenance

  1. Deferred Maintenance Bites Back
  2. More Likely to Be Able to Sell Hotel Property
  3. Better Ability to Charge Premium Rates
  4. Extreme Weather Hotel Preventive Maintenance
  5. Spring Break, Summer Vacations

Deferred Maintenance Bites Back

2011 is looking like it will be a make or break year for many hotels sitting on the edge of the financial cliff. Even if the economy picks up as expected, hotels that have deferred maintenance may find that their assets have reached the point of failure sooner than anticipated.

If replacing these assets requires capital expenditures, hotels may find themselves left out of the shrinking capital supply market. The reason is hotel management has not demonstrated that they have the ability to take care of expensive assets. This is something almost every parent teaches their children about expensive toys (at least I was).

More Likely to Be Able to Sell Hotel Property

Cosmetic changes don’t fool anyone. New investors/owners are doing better due diligence before purchasing property. A property owner that cannot produce a CMMS maintenance record is going to be carrying some surprise capital issues. You can liken this to the commercial where potential car owners insist on the “car fax” before they purchase a vehicle.

Better Ability to Charge Premium Rates

The Internet is a wonderful thing for travel shoppers. Almost any hotel can be Googled giving potential guest the ability to read online reviews of a hotel, look at real time photos and then compare this to your competition.

Better maintained hotels can charge higher rates when the market will bear it. Cash is King, which leads to more monies available for cosmetic or other improvements.

Extreme Weather Preparation

The Nation has been plaqued with some harsh weather the past two years. For northern hotels, ice and snow build up can causing roof damage, ice dams, frozen pipes and making rooftop HVAC maintenance unusually dangerous.

For coastal areas, Colorado State University is projecting a 40% increase in tropical storm and hurricane activity for 2011. This is not good news for areas like the Gulf Coast already reeling from last year’s hotel oil spill disaster.

Hotels using a CMMS are much better organized and are able to ensure their assets are properly inspected and ready for impending storms much faster than a hotel using a manual system. In addition, a Hotel CMMS inspection checklists will help these same hotels quickly identify storm damage.

Spring Break, Summer Vacations

The fifth and final reason for implementing a quality preventive maintenance program now is that we are only a month away from Spring Break and 2-3 months away from the summer.

The importance of spring break should not be underestimated by hoteliers, resorts or lodging owners. The students, press and academic professionals that take part make greater use of handheld devices, social media and online forums to post their experiences as soon as they happen.

An early bad review may have a significant impact on summer revenues. Implementing a CMMS now will help make sure your hotel assets are not a liability claim waiting to happen as well make sure you know the condition of all hotel assets before and after Spring Break.

Changing the Hotel Profit Potential for 2011 with a CMMS

CMMS Makes Maintenance Easier

Hotels that are only revenue driven have an almost zero percent chance of improving their profit for this year or next few years. Changing the Hotel’s bottom line is going to be accomplished by understanding the impact of better asset and maintenance management.

Hotels that are only revenue driven have an almost zero percent chance of improving their profit for this year or next few years. Changing the Hotel’s bottom line is going to be accomplished by understanding the impact of better

Maintenance ensures the changes a hotel has made (cosmetic, guest services, spa’s etc.) are kept working and last longer. Preventive maintenance makes sure assets last longer, break down less often as well as more energy efficient.

When preventive maintenance and general maintenance tasks are controlled through the use of a CMMS, hotels find that they are able to accomplish more with the same amount of resources as a result of the elimination of paperwork and far more control of work order management.

If you enjoyed reading this article, you may also want to read:

Enterprise Asset Management 101

Hotel Preventive Maintenance Keeping the Pipes Clean

| CMMS Software | January 7, 2011

Not that long ago, I was visiting with a major hotel engineering and maintenance department. The day was spent speaking with the maintenance team that managed the daily hotel maintenance tasks as well as the vendor management of the larger pieces of equipment like the boilers, chillers and air handlers.

Copper Pipe Corrosion Within 1 Year

This well run, 10 story hotel, had state-of-the-art equipment for almost every function including backup systems, water reclamation, heat capture/reuse, kitchen, steamers (dry cleaning), and an EAM system for asset and maintenance management.

Causes and Costs of Pipe Corrosion

The hotel maintenance operation was very organized but even with regular inspections and preventive maintenance there was one problem that was occurring too often. Corrosion of the copper pipes/fittings/valves was responsible for a significant amount of work orders. In fact some fittings/valves were being replaced annually.

Copper pipes are designed to last many decades, and the pipes themselves will last a long time. The problem is that corrosion can and will occur no matter how good the corrosion preventive maintenance is. The corrosion which occurs most frequently at joints and valves is a result of:

Causes of Hotel Pipe Corrosion

  • Galvanic corrosion which starts at the contact point of two different metals or alloys that are in contact with a catalyst such as water on the inside, humidity on the outside, or water impurities.
  • Pitting on the interior of copper pipes as a result of water impurities. The hotel referred to in this article used municipal water that is generally regarded as well treated. pipe pitting adjusted
  • Changes in direction, flow rate and/or pressure (changing
     water direction, pipe diameter). This is the reason T-junctions have a high occurrence of leaks or failures as well as a leading cause of valve failures.
  • Poor workmanship when there is an excessive use of flux, deburring, or cuttings that are not adequately flushed from the system. The extra particles can either react with water to start the corrosion process or accumulate to change the diameter of the pipe thus affecting the flow rate.

If not managed correctly, corrosion will cause joints and valves to leak or fail. Undetected leaks can cause numerous problems including:

Undetected Leak Costs

  • Higher water utility costs. A large hotel may have water expenses already exceeding $ 100,000 per year, a 10% water loss can add $ 10,000 easily.
  • Equipment not functioning properly. Any asset dependent on consistent optimal water flow will not operate at optimum efficiency.
  • Sudden asset failure. An undetected leak means that part failure will happen. A sudden drop in water pressure can cause assets to fail or unplanned emergency downtime. This lowers guest satisfaction as well as increases labor costs.
  • Building water damage may occur which would increase the capital budget needed to make major repairs. In addition, building damage can raise insurance rates, lower guest satisfaction and increase liability should an accident result from repair neglect.
  • Water leaks are a leading cause of mold and insect infestation. Both of these can cause odor issues which is one of the top complaints of hotel guests.

Early Identification of Corrosion in Hotel Pipes with the Help of an EAM

Although there are some technologies available to identify possible corrosion points, there is no single means of corrosion detection for all forms of corrosion. This means that hotel maintenance departments must maintain a vigilant inspection schedule of all joints, valves and repaired areas to look for signs of leaks or operational difficulty such as valves not closing or opening correctly.

The only real way to do this when you are managing hotel facilities on a large scale is to make use of an Enterprise Asset Management (EAM) system. EAM software combines the maintenance functionality of a Computerized Maintenance Management System (CMMS) with the ability to manage an assets entire lifecycle including vendor and document management.

This combination ensures that proper communication and documentation are being performed on vendor maintained assets (chillers, air handlers etc.) as well as keeping track of the work order history for every valve and T-junction.

By implementing an EAM system, hotels and resorts can increase maintenance visibility by positively impacting the bottom line of hotel operations. A large hotel such as the one I visited can have utility expenses of over $ 1 million dollars a year. Keeping all equipment running in optimal condition is imperative to energy efficiency as well as lowering capital budget needs.

Additional EAM Benefits for Hotels

Identification of corrosion is not the only EAM benefit for hotel facility managers. Other benefits include but are not limited to:

  • Better overall maintenance planning as a result of automated work order processes for all maintenance activity.
  • Collection if historical work order database to review trends, potential issues, capital budget planning
  • Development of a knowledge base that can be used for training new maintenance staff.
  • Lower labor costs as a result fewer unplanned maintenance work orders that result in overtime pay.
  • Greater guest satisfaction. Hotel maintenance is one of the first things guest notice.

Share with us how corrosion affects your facility operations. If you enjoyed this post you may also want to read:

Enterprise Asset Management 101

Page 1 of 212››
Subscribe to RSS Contact Us Follow Us