Condition-based Maintenance With CMMS Programs Condition-based maintenance strategies can benefit your facility in several ways. C By: Aaron Baunee, managing editor Condition-based maintenance (CBM) is a form of proactive maintenance that predicts when equip-ment failure will occur. Unlike failure-based maintenance, which is ini-tiated after tools and equipment have broken or are ultimately non-functioning, CBM can save facilities money by preventatively maintaining property before it stops working properly — something that causes downtime and hinders employee productivity. In this age of strict budget constraints and doing more with less, CBM allows facilities to pro-long investments by sending messages or alerts to computerized maintenance management soft-ware (CMMS) programs, which allow custodians and maintenance personnel to take corrective action and avoid costly equipment and infrastruc-ture failure. Next Oil Change Similar to how a motor vehicle notifies its driver of low oil pressure or of some other malady pertaining to the engine, CMMS, too, alerts users of potential breaches in equipment or building operation. “Some important features of CMMS are CBM audits, work orders and scheduling CBM to be performed on a consistent basis,” proclaims Michael Jenkins, president of CleanBrain Software Inc. “When you get an oil change for your car, it is common practice to have a sticker that you put right on your inside windshield telling you when you should get your next oil change. [Similarly, CMMS programs] provide detailed CBM audits, work orders and maintenance schedules with noti-fication reminders so CBM is never missed and equipment/assets are maintained optimally.” Because CMMS monitoring is continuous, facil-ity managers do not need to keep track of weekly, monthly or quarterly maintenance schedules and instead can focus their time and attention on more pressing tasks. “CBM can reduce the need for traditional mainte-nance and free up resources for priority work,” notes Dave Griffiths, manager at CWorks Systems Inc. It is important to note that CBM does not replace Is CMMS Right For You? Simply put, yes. CMMS can assist facility managers and build-ing service contractors (BSCs) in keeping track of maintenance schedules, service contracts, reports and equipment and product inventories — all in one easy-to-use, centrally located program. “Total revenues within our division have more than doubled in the past two years, and we cred-it our success to [CMMS],” declares Scott Murray, manager of the Aviation Division at ISS Facility Services Inc. Moreover, “CBM is definitely applicable to all types of facilities and any organizations that want to eliminate equipment failures before they hap-pen,” states Roger Davies, director of sales for Thinkage Ltd. “Rather than continuously chang-ing parts in an asset because you ʻthinkʼ it is going to fail — a preventive maintenance approach — CBM lets you know the asset ʻisʼ going to fail, allowing you to take corrective measures before the failure occurs.” Photo courtesy of CleanBrain Software Inc. for more info Visit www.cmmonline.com and type in search keyword: Software . For more information on related products, visit www.cmmonline.com , select SUPPLIER SEARCH from the main navigation bar, and enter keyword: CMMS . CMMS can assist professionals in keeping track of mainte-nance schedules, service contracts and more. 26 CM/Cleaning & Maintenance Management ® • January 2010
CMM – Archives Jan 2010: 26
