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What Are The Different Types of Maintenance David Albrice PDF

This document provides information on different types of maintenance strategies for building assets. It defines maintenance as work carried out to preserve assets and enable their continued use over their design life. There are three main types of maintenance: corrective, which is reactive and done after failure; preventative, which involves regular inspections and tasks; and predictive, which uses tests to determine only when work is required. While corrective maintenance has short term cost advantages, preventative and predictive maintenance are generally more effective strategies to manage assets over the long term.

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355 views4 pages

What Are The Different Types of Maintenance David Albrice PDF

This document provides information on different types of maintenance strategies for building assets. It defines maintenance as work carried out to preserve assets and enable their continued use over their design life. There are three main types of maintenance: corrective, which is reactive and done after failure; preventative, which involves regular inspections and tasks; and predictive, which uses tests to determine only when work is required. While corrective maintenance has short term cost advantages, preventative and predictive maintenance are generally more effective strategies to manage assets over the long term.

Uploaded by

moris
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
Available Formats
Download as PDF, TXT or read online on Scribd
You are on page 1/ 4

Information Bulletin No.

What is Maintenance?

This series of Building Asset Management bulletins form part of a 3-year research project for corporations and managers. The bulletins
provide a common understanding of the language and terms that relate to the best practices of the maintenance, repair and long-term
planning for the renewal of the common property and common assets. The bulletins are prepared by David Albrice, BSc URP ARP PRA and
posted on the CHOA website for public access. The bulletins have been produced in partnership with CHOA and the Real Estate
Foundation of BC.

Definition of Maintenance Three Types of Maintenance


Maintenance is work that is carried out to preserve an asset In the maintenance literature it is generally recognized that
(such as a roof or a heating boiler), in order to enable its maintenance philosophies can be grouped into three broad
continued use and function, above a minimum acceptable level categories.
of performance, over its design service life, without unforeseen
renewal or major repair activities.
Description Example

Reasons for Maintenance 1 Corrective Maintenance tasks Lubricate


Maintenance are intentionally motors
Maintenance serves to protect the owners’ real estate withheld until an when they
investment in a number of ways. (CM) asset stops working or become
starts failing. noisy or
l Physical Integrity. To keep the assets in good working
Maintenance is then vibrations
order so as to minimize disruptions and downtimes. performed as occur.
l Risk Management. To keep the assets in a state of necessitated.
good repair for the owners’ health and safety. 2 Preventative Maintenance tasks Lubricate
Maintenance are performed at pumps
l Aesthetic Preservation. To keep the assets from
regular intervals, every 2,000
deteriorating in appearance and becoming unsightly. (PM) based on industry hours.
l Responsible Stewardship. To ensure that the assets expected equipment
life spans and failure
achieve their full potential service life. patterns.
l Fiscal Responsibility. To leverage efficiencies that can
3 Predictive Maintenance is Conduct
be reflected on the owners’ balance sheet. Maintenance conduced only when it scans on
is confirmed pumps and
l Duty of Care. To satisfy a legislated duty that is owed (PdM) necessary through the panels to
to owners, occupants and guest on the property. use of non-destructive determine if
l Duty to Mitigate. To prevent unnecessary damage to tests that detect and when
potential failure work is
assets that may result in their premature failure.
conditions before required.
their occurrence.

Page 1 of 4
Each of these three maintenance strategies has their own false economy and owners will find that attempts to defer costs
merits and limitations. A robust maintenance program will until something breaks will often result in additional costs.
therefore utilize an appropriate hybrid of the three approaches.
In order for a Corrective Maintenance (CM) strategy to be
considered prudent (in some limited circumstances), assets
#1 Corrective Maintenance (CM) must meet one or more of the following criteria:
A conscious decision is made to neglect an asset until it fails or l Assets that are not maintainable.
until some type of problem emerges. This maintenance strategy l Assets that are disposable and cheaper to replace
is therefore also referred to as “Run to Failure” (RTF) or “Fit and than to fix.
Forget” (F&F). No routine maintenance tasks are performed and
l Small assets without significant financial value.
the only “planned” maintenance on the asset is corrective
maintenance after a problem necessitates some action. l Assets whose downtime is non-critical.
l Assets that are not subject to wear and tear.
l Assets that are unlikely to fail during the life of the
building.
l Assets that are prone to technological obsolescence.

Corrective maintenance has a legitimate role to play in the


overall maintenance program, albeit a limited one. The
advantages of corrective maintenance can be viewed as a
Many strata corporations do not intentionally allow their assets
double-edged sword and therefore skill and care is required
to run to failure. While they may find that they are neglecting
when determining which assets should be allowed to run to
some of their assets, this is not a conscious decision but rather
failure. These concepts will be explored further in an upcoming
an unfortunate consequence of other factors such as
information bulletin.
inadequate maintenance budgets, poor planning or ignorance.

There is a subtle, but very important, distinction that must be


made between Corrective Maintenance (CM) and Reactive
#2 Preventative Maintenance (PM)
Maintenance (RM). In the case of CM, the owners anticipate the In this strategy, the assets are subjected to a regular schedule
consequences of their planned inaction, they are ready for of maintenance tasks, such as inspections, cleaning,
these consequences and they are therefore still in control. In lubrication, adjustments and calibration. The work is performed
the case of RM, however, the owners are unaware of the on a routine basis regardless of whether functionality or
consequences of their neglect, they are ill-prepared and the performance of the asset is degraded. The frequency of the
assets are therefore in control of the owners. maintenance is generally constant and is usually based on the
expected life of the components being maintained.
The following table provides a summary of some of the merits
and limitations of Corrective Maintenance (CM).

Some Advantages Some Disadvantages


Lower short-term costs. Increased long-term costs due
to unplanned equipment
downtime.
The maintenance is carried out at predefined intervals in an
Requires less staff since Possible secondary equipment attempt to reduce equipment failures or to ensure a consistent
less work is being done. or process damage.
appearance of the assets. As the assets age, the frequency and
Prone to neglect of assets. number of checkpoints may need to be re-evaluated. These
In young buildings with new assets, we can expect lower tasks are usually done frequently and require a relatively
incidents of failure. During this stage in the life cycle of a constant amount of labour and materials.
building, corrective maintenance may appear (on the surface)
to be a prudent and reasonable approach. However, this is

Page 2 of 4
Preventive Maintenance (PM) has several advantages over that to a predetermined unacceptable level, the equipment is shut
of a Corrective Maintenance (CM) program. As a result of PM down to repair or replace damaged components so as to
activities (such as lubrication, filter change, etc) the equipment prevent a more costly failure from occurring.
will run more efficiently and will also extend the life of the
equipment closer to the intended design life, which translates
into dollar savings. While PM will not prevent equipment
catastrophic failures, it will decrease the number of failures.

Some Advantages Some Disadvantages


A variety of technologies are used to help monitor the condition
Increased component It can be labour intensive.
lifecycle. of assets. The process begins with the sampling of physical
data over time, such as vibrations or particulate matter in oil.
Reduced asset failure. Failures are still likely to occur
despite PM work being carried Measurements detect the onset of a degradation mechanism,
out. thereby allowing causal stressors to be eliminated or controlled
prior to any significant deterioration in the asset. Analysis is
Some potential energy It may include the performance
savings. of unnecessary maintenance then performed on the collected data to develop an appropriate
required by the preset maintenance schedule that is tailored to the assets and its
maintenance schedule. condition.
Estimated 12-18% cost
savings over Corrective Predictive Maintenance (PdM) differs from Preventative
Maintenance (CM). Maintenance (PM) in that it bases maintenance needs on the
actual condition of the assets rather than on some preset
A Preventative Maintenance (PM) strategy is most appropriate
schedule. This approach offers cost savings over time-based
when assets meet one or more of the following criteria:
preventative maintenance because tasks are performed only
l Assets that are subject to predictable wear-out and when warranted.
consumable replacement.
l Assets whose failure patterns are known and can be
modeled. Some Advantages Some Disadvantages
l Assets that are highly regulated for health and safety Increased component An upfront capital cost
reasons (Examples: elevators and fire protection lifecycle. associated with an increased
investment in diagnostic
equipment).
equipment.
l Assets that can be effectively captured under a
Decrease in equipment Increased investment in staff
service contract (Examples: HVAC, landscaping, downtime. training.
janitorial).
Estimated 6% to 15% cost
Strategies for aligning maintenance to different assets will be savings over Preventive
addressed in a future information bulletin. Maintenance (PM)
program.

#3 Predictive Maintenance (PdM) The Predictive Maintenance (PdM) maintenance strategy lends
itself well to some electrical and mechanical systems and
This maintenance strategy is based on monitoring and assets with the following attributes:
measuring the condition of the assets to determine whether
l Assets with random failure patterns.
they will fail during some future period and then taking
appropriate action to avoid the consequences of that failure. l Assets that are not subject to straight-line wear.

Monitoring includes, for example, looking out for excessive l Assets that will significantly impact the owners’
vibration, temperature changes, lubrication degradation, or by operations if there is any downtime.
observing any other unhealthy trends that occur over time. l Assets with measurable performance thresholds.

This philosophy consists of scheduling maintenance activities Strategies for aligning maintenance to different assets will be
only if and when conditions warrant. When the condition gets addressed in a future information bulletin.

Page 3 of 4
Finding the Right Maintenance Mix Finally, the following table compares how the different
maintenance strategies may approach the same maintenance
A “Maintenance Mix” is the degree to which a strata
objective of cleaning roof drains.
corporation has adopted each of the three types of
maintenance strategies and distributed these across the many
different assets in the building. For example: Description Maintenance
l Corrective Maintenance (CM) 40% of the assets Strategy
l Preventative Maintenance (PM) 50% of the assets Clean the roof drains when water Reactive
starts leaking into the building. Maintenance
l Predictive Maintenance (PdM) 10% of the assets
Clean the roof drains when there is Corrective
In the preceding scenario, the strata corporation has not yet ponded water on the roof. Maintenance (CM)
optimized its maintenance program to take advantage of the
Clean the roof drains quarterly. Preventative
benefits of Predictive Maintenance (PdM) and limit the risks of Maintenance (PM)
Corrective Maintenance (CM). on a fixed-interval

A well-orchestrated program will include a prudent and Clean the roof drains after each Preventative
rainfall and more frequently during Maintenance (PM)
reasonable mix of the different maintenance strategies.
the fall season. on variable-interval
Independent maintenance studies have indicated the following
Inspect the roof drains quarterly to Condition-based
average savings can be achieved by carefully leveraging the
determine the extent of vegetative maintenance
advantages of each the three maintenance philosophies: debris and clean as required
l Return on investment: up to 3 times Review data from the roof leak Predictive
l Reduction in maintenance costs: up to 30% detection system and clean the maintenance (PdM)
drains as required.
l Elimination of breakdowns: up to 75%
The procedures for aligning maintenance strategies to the
l Reduction in downtime: up to 45%
different types of assets will be addressed in a future bulletin.
l Increase in production: up to 25%
The figure below provides a correlation between the Information Bulletins
maintenance costs and repair costs associated with the three
different maintenance strategies. Listed below is a summary of some of the information bulletins
that form part of this series.
l What is asset management?
l What is an asset inventory?
l What happens over the life of a building?
l What causes our assets to deteriorate?
l What happens when our assets deteriorate?
l What is obsolescence and how does it affect us?
l How do we identify our short-term, mid-range and
long-range needs?
l What is a condition assessment?
l What is a warranty review?
l What is a maintenance plan?
While Predictive Maintenance (PdM) generally has the highest
maintenance cost, it will result in the lowest repair costs. CM, l What is a maintenance review?
on the other hand, has the lowest maintenance cost but the l What is a maintenance policy?
highest corresponding costs associated with asset repairs. l What is a maintenance backlog and how do we deal
with it?
l What is a reserve fund study?

Page 4 of 4

Common questions

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When aligning maintenance strategies to specific assets, organizations should consider factors such as the asset's failure patterns, criticality to operations, lifespan, regulatory requirements, and maintenance cost implications. Predictive Maintenance is fit for assets with random failure patterns and significant operational impact during downtime . Preventative Maintenance suits highly regulated equipment with known wear-out cycles . Corrective Maintenance might be best for less critical, non-maintainable, or technologically obsolete assets . Understanding these facets facilitates informed strategy selection, optimizing maintenance effectiveness and asset reliability .

Maintenance strategies such as Corrective Maintenance (CM), Preventative Maintenance (PM), and Predictive Maintenance (PdM) offer different advantages that contribute to the longevity and cost-effectiveness of building assets. CM, also known as Run to Failure, allows the asset to operate until failure necessitates maintenance, which may appear cost-effective in the short term but often leads to higher long-term costs due to unforeseen repairs . PM extends asset life by performing tasks at regular intervals, increasing component lifespan and preventing minor issues from escalating into major failures . PdM optimizes costs by tailoring maintenance based on the asset's condition, detecting potential failures early to prevent costly breakdowns and extend equipment life . An optimal Maintenance Mix that effectively implements these strategies can lead to significant cost savings, reduced downtime, and increased production.

A hybrid approach incorporating Corrective, Preventative, and Predictive Maintenance allows for tailored strategies to different asset needs, harnessing the benefits and mitigating the limitations of each strategy . This approach ensures efficient resource allocation and reduces over-maintenance or neglect, optimizing both immediate and long-term costs. It leverages the robustness of PM for regularly used assets, the specificity of PdM for critical components, and the economic efficiency of CM for non-critical or low-value assets . Such diversification maximizes performance reliability and extends asset life, achieving significant cost reductions, decreased repair incidence, and enhanced operational continuity .

The life cycle stage of a building significantly influences maintenance strategy selection. Early in the lifecycle, when assets are new, Corrective Maintenance might seem cost-effective but is a false economy. As buildings age, Preventative and Predictive Maintenance become crucial to manage aging assets, mitigate risks, and ensure long-term sustainability. Choosing the right maintenance strategy early on impacts long-term operational costs and asset longevity .

Corrective Maintenance (CM) involves deliberately planning for maintenance only after a failure or issue arises, allowing the owners to retain control by anticipating and preparing for the consequences of inaction . In contrast, Reactive Maintenance (RM) is characterized by a lack of foresight, resulting in a loss of ownership control over asset health as problems emerge without preemptive planning, often leading to unexpected failures and higher costs .

Preventative Maintenance (PM) supports safety regulation compliance by ensuring regular assessments and servicing of critical equipment like elevators and fire protection systems, which are often mandated by law . By adhering to routine maintenance, organizations minimize operational hazards and legal liabilities, avoiding penalties and ensuring occupant safety . This proactive approach not only maintains regulatory compliance but also fosters trust and stability within operational environments, underscoring the significance of PM in risk management .

Risk management can be integrated into asset maintenance by assessing asset criticality and employing strategies that minimize risk through regular monitoring and timely interventions. By using Predictive Maintenance, potential risks are identified and mitigated before failures occur, thereby safeguarding assets, reducing the cost of unforeseen downtime, and optimizing the asset’s life cycle. This approach enhances fiscal responsibility by aligning maintenance resources effectively with risk profiles .

Predictive Maintenance (PdM) reduces costs by leveraging asset condition monitoring to schedule maintenance only when necessary, unlike Preventative Maintenance (PM) that follows a set schedule regardless of actual need . This approach minimizes unnecessary work, thus reducing labor and material costs associated with prescribed maintenance intervals in PM . PdM's real-time insights into wear and degradation also prevent costly failures, with estimated cost savings of 6% to 15% over PM programs .

Corrective Maintenance should be considered for assets that are non-critical, have low financial value, or are disposable and cheaper to replace. Additionally, assets that do not suffer significant wear and tear or those prone to obsolescence might also be managed through Corrective Maintenance. The decision is guided by the understanding that these assets' downtime and failure have minimal impact on operations or finance .

Preventative Maintenance (PM) aims to extend an asset’s lifecycle by conducting regular and scheduled maintenance activities, which reduces the frequency of failures and ensures the asset functions closer to its intended design life. In contrast, Corrective Maintenance (CM) tends to shorten the lifecycle of assets, as it involves addressing failures only after they occur, leading to increased wear and unexpected repairs .

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