Author: MaintenX

Global warming is a very important issue to the future of the planet. There are steps you can take to help lessen your environmental impact and help create a better, greener future.

What is Global Warming?

Global warming is the rise of the earth’s temperature, caused by an increase of greenhouse gases. These greenhouse gases were always found in the planet’s atmosphere, however pollution and human activity have resulted in them rising, which has made it more difficult for heat to leave our atmosphere. This means the earth continues to gradually heat up.

How Can We Stop It?

If we all take steps to reduce our carbon emissions and be more environmentally-minded, we can make a huge difference to the planet:

1. Recycle and Reduce Waste

Human produce a lot of waste, and much of what ends up in a landfill could have been recycled. Ensure your building has a strong recycling system in place which addresses all waste including paper, plastics and food. Encourage your workplace to consider various waste reduction options, like composting food waste.

2. Renewable Energy

Choosing to use renewable energy cuts down on costs and helps the planet. See if there’s a renewable option from your energy provider, or if you can install a source for yourself.  These items may be expensive initially, but long-term they more than pay for themselves.

3. Building Efficiently

If a building is constructed with the environment in mind, it can save you a great deal on bills and will run more efficiently as a whole. Having proper insulation helps out in all seasons, making sure you’re heating and cooling systems don’t overwork by leaking outside.

4. Using Energy Efficient Electronics

Lots of electric appliances now have energy-efficient options which are kinder to the environment and cost less when it comes to utilities. Look for Energy Star rated items, which are certified to do just this.  

5. Fuel Economy

Fuel is a huge part of climate change, so try and implement fuel economy into your life and business. Choosing vehicles which are more environmentally friendly is a big step and can save you a lot in gas costs. Look into options to encourage your workforce to be economical, such as car sharing, and choose fuel-efficient vehicles to transport equipment.   

6. Conserve Water

Ensure restrooms are well maintained and any problems are addressed quickly so as not to waste water. Choose fixtures that are environmentally friendly, like low-flow toilets.

7. Plant Trees

Trees are aesthetically pleasing and they help clean the air by absorbing pollutants. Put some into trees your landscaping plans for beautiful grounds that support a healthy planet.  

 

Ground care is an integral part of a facility maintenance. Here are some of the benefits of proper ground care:

Appearance

The grounds of a facility are the very first thing anyone sees and can make a huge impact on people’s opinion, whether they are staff, residents or future clients. Buildings with overgrown weeds, unkempt flower beds and hedges, and a dirty exterior, can create negative judgments. Your exterior grounds are part of the way you communicate your brand to the world, so treat them with pride and care.

Safety

Safety is another important aspect that proper ground care addresses. Tall, overgrown trees, may provide easier access into a building. Bushes or trees that jut into a sidewalk can cause trouble for people walking by. Keeping vegetation trimmed and tidy helps create a space that is more aesthetically pleasing and safe

Attitude

If occupants are surrounded by a neat, clean environment, this often impacts positively on their attitude to the facility overall. Studies have shown looking at something natural and green can help boost employee productivity and attention span.

Ground Care Tips

1. Plan Ahead – As the seasons change, so do ground care tasks. For example, drier seasons are a great time to paint exteriors, but planting new trees or shrubs is best done before the rainy season. Create a full plan for the year ahead that will address the needs of each season.
2. Check Equipment Regularly – Have your ground care staff check and maintain equipment on a regular basis to ensure all is in working order for the months ahead.
3. Create a Clear System – Ensure any work done is recorded and reviewed to ensure every area is given attention.
4. Look into Your Plant Choice – You should try and choose plants that are native to the area, as this means they often need less attention and are easier to grow. This also assists in reducing costs.  

If you want to lower expenses at your facility, one of the first areas to tackle is waste. Reducing waste helps lessen your environmental impact and costs overall. Luckily, this doesn’t have to be a difficult process. By implementing some simple changes you can see positive results in no time at all. Some changes may be a little more expensive; however they often produce long-term savings.

Why Reduce Waste?

Every business creates waste, but there are things that can be done to reduce the amount produced. Dumping all your waste in landfills is expensive and can reflect poorly on your brand.

Be proactive and consider how the following changes can help reduce your business’s waste and expenses:

Reduce

By reducing the amount of waste created by your business, there’s immediately less to dispose of.

1. If your business prints a great deal, cut down where possible. Set printers to black and white, use both sides and instill an attitude of print only when needed. Encourage staff to view documents online.
2. If you receive a great deal of unwanted mail that needs to be disposed of every day, it can add up. Contact the companies and ask to be taken off their mail list.
3. When it comes to drinkware, try not to purchase disposable cups and glasses. Buy reusable ones that can be washed and used again.

Recycle Smarter

Inevitably, your company will still produce some waste. If possible, recycle it! Recycling is a great way to reduce your waste and expenses. Intelligent recycling can reduce the confusion and difficulty associated with recycling. Here’s how to recycle smarter:

1. Use clearly labeled, separate waste containers (e.g., containers just for plastic, food, or paper) to reduce sorting time.
2. Use the same color code for containers across the entire facility.
3. Place containers in key areas where they are most likely to be used.
4. Provide clear information about what goes in each container (images usually work best).
5. Educate occupants so they know why and how each container should be used.
6. If possible, install a composter on-site for food waste.

If you successfully implement the above, the amount of waste you create can decrease substantially, cutting costs, and helping the environment at the same time.  

Total Productive Maintenance (TPM) is a recognized system used to keep an organization’s equipment in top shape to add value to a business. If achieved, there should be little to no defects, downtime and accidents. With TPM, investing a modest amount in maintenance should have a positive effect on overall costs, productivity and a longer lifespan for equipment, making the entire facility more efficient.

A major objective of TPM is Overall Equipment Effectiveness (OEE), which addresses three factors: performance, availability, and quantity.

The eight pillars are as follows:

1. Autonomous Maintenance

This pillar places the obligation of basic maintenance in the hands of the equipment operator, leaving the maintenance staff free to complete more expert tasks that need their attention. This means the operator has a clear responsibility to ensure basic maintenance is done regularly, and often involves tasks like cleaning and lubrication. Downtime is also greatly reduced, as there is no need to wait for maintenance staff. 

2. Planned Maintenance

This is concerned with appropriate scheduling of maintenance tasks based on when a piece of equipment is predicted to fail. This helps companies plan around upkeep and reduce the need for production to be halted. This helps to reduce reactive maintenance as problems are stopped before they can cause larger malfunctions.

3. Quality Maintenance

This is concerned with detecting and preventing errors early, and making sure defects do not continue down the chain of production. This also encourages operators to find the root causes of problems.

4. Focused Improvement

Focused improvement means when a problem does occur, a cross-functional team is created. The variety of skill sets and a vast range of experience helps the team solve problems faster.

5. Early Equipment Maintenance

The fifth pillar involves gathering previous maintenance knowledge gained from past machinery, and then applying it to new equipment. This results in reaching optimal levels in a shorter period of time.

6. Education and Training

All employees – including operators, maintenance personnel, and managers – should be trained in TPM. This education can include learning techniques for proper maintenance and becoming more aware of how practicing TPM directly affects the company’s productivity.

7. Health and Safety and Environment

This ensures all employees are given a safe environment and conditions to work in. Productivity is paramount, but should not come before safety. If employees feel safe in their workplace, this has a dramatic effect on attitude towards their role.

8. Total Productive Maintenance in Office Functions

Finally, TPM should then be applied where possible into the administrative sections of the company. This means the culture of TPM as a whole is understood by all.

TPM is an incredibly successful model, and can be introduced in parts or as a whole to an organization. Each of its pillars is positive to the workplace and productivity in its own right, but in order for maximum efficiency it should be implemented fully.  

Many facility managers use reactive management. Reactive management is when a piece of equipment continues running until it breaks, at which time it is either repaired or replaced, depending on the damage and cost. Sometimes reactive management fits if it’s financially sensible – such as with light bulbs. It’s also preferable to use if a piece of equipment is costing a great deal to maintain, and replacing it will be more cost-effective in the long-run (for example a very outdated air-conditioning unit).

However, reactive management can be much costlier in comparison to other models. This happens due to early equipment failure, bad energy efficiency, the duration of time involved in fixing or replacing items, and the man hours associated with this. However, there are a number ways in which to reduce the amount of reactive management that happens in your facility.

How Can I Avoid Reactive Maintenance?

1. Preventative Maintenance

Regular preventative maintenance is a successful way to curb reactive management, and can be extremely cost-effective. This strategy works by devoting time to systematically maintain equipment to stop problems before they happen. It is often used on high-cost items. Preventative maintenance often involves tasks like cleaning, lubricating, and replacing parts, and can result in cutting costs by up to 20 percent.

2. Predictive Maintenance

This system uses technology to continuously monitor a piece of equipment. It can be costly to install and run, however if the item is extremely valuable or its malfunction will have a significant negative effect on productivity, it can be worth it. This can help save up to 40 percent on costs, as data about equipment is collected constantly so problems are easily recognized and fixed.

3. Balanced Maintenance

The final model is a combination of all of the above: Reactive, preventative, and predictive. This is the most cost-efficient form of maintenance, and should follow a rough combination of 10% reactive, 35% preventive, and 55% predictive.  Taking a balanced approach to maintenance can help make your facility more cost-effective and efficient.

Being a facility manager means there is a great deal of accountability laid at your door. Your role is to keep the entire facility run as smoothly and efficiently as possible, allowing the organization to focus on its primary purpose.

With such a vast and varied range of responsibilities, sometimes things fall by the wayside or are put off to a later date. This can cause something that seems like a small problem now to snowball into a much larger issue in time. That is why it is important to conduct preventative maintenance.

Being proactive is paramount to a facility manager’s success. This practical attitude makes sense on a financial level as well as a systematic one; if equipment has to be replaced when it could have been maintained, the cost is much higher and can have a negative effect on the facility as a whole.

The Importance of Preventative Maintenance

Preventative maintenance is integral to ensuring a facility runs correctly, and should be one of the main concerns for any facility manager. It has a huge impact on how cost-effective a department can be, and will lessen the likelihood of equipment failing.  Therefore, measures must be taken to ensure preventative maintenance is regularly carried out. It’s also important that there’s a clear, accessible record of maintenance kept so you’re able to retrieve information easily if something does go wrong.

If preventative maintenance is not routinely carried out, expensive items or equipment may have to be replaced. There can even be additional costs to employ an expert to fix or install items if they are not already on staff. Regular maintenance can help quickly identify and address issues as they appear and can reduce the likelihood of major problems arising without warning. In short, if a piece of equipment malfunctions and you do not have a strong preventative system in place, more time and money will be spent than if you did.

 

A facility manager’s role is to ensure that a building meets the needs of the people who occupy it. This may sound simple, but it involves many different skills to ensure the facility is soundly and efficiently run. To be successful in this role, an individual must juggle people, processes and technology to guarantee optimal building functionality.

Being a facility manager requires making decisions that allow the building to run effectively, efficiently and safely. Let’s look at some of the most common mistakes Facility Managers make:

1. Being Too Budget Conscious

Sticking to a budget is very important, but cutting corners can actually end up costing more in the long run. When looking into contracting or equipment, it pays to do research into order to ensure the credibility and quality of the service or product you’re receiving. When it comes to machinery, see if you can find energy efficient options which last longer and cost less in the long run. When it comes to hiring contractors, look into their qualifications and reviews – you want a job to be done correctly and to a high standard the first time.

2. Rushing Decisions

Take your time when making decisions as they can have long-lasting consequences. Taking time to arm yourself with the knowledge of your facility’s needs before meeting potential contractors or salespeople allows you to ask the right questions. Once you’ve found the right contractor or equipment, research costs and read terms before signing any contracts.

3. Not Completing Enough Preventive Maintenance

The purpose of preventive maintenance is to save your company money by reducing the number of reactive repairs needed. Enlisting a facility maintenance expert, like MaintenX, can help you create a preventative maintenance schedule. This includes what type of upkeep needs to be done, and how often. Preventative maintenance is one of the best ways to reduce the chance of costly major repairs down the road.

4. Not Tracking Preventive Maintenance

Facility managers should have a clear system in place that records what maintenance was done and when, including parts installed and replaced. It is integral to encourage team members to complete the necessary records, and spot check work regularly. Keeping records organized and easily accessible will make finding the information you need easier. There are also software programs that can help make this process simpler.

There are two main types of facility maintenance: centralized and decentralized. A question all facility managers should ask themselves when organizing their maintenance is which type is most suitable for their facility. The answer greatly depends on the individual organization, and the benefits and disadvantages of each type should be considered before deciding. You should also consider how efficient and cost-effective each system is before choosing.

Decentralized Maintenance

In this system, there’s one maintenance group in place for each individual part of a facility; each runs fairly independently of the other. This means each area is attended to and maintained separately, with individuals responsible for a specific area. They usually report to an overall maintenance manager, but are only concerned with the maintenance issues under their care.

The consequence of this is most decision making is moved to lower levels of the organizational hierarchy, which is beneficial in terms of time, expert knowledge and accountability. The decentralized group usually has their own capital, maintenance teams, and contractors. A benefit of this model is increased satisfaction, as employees feel more responsible for the assets in their care and can get to issues faster.

One negative associated with having decentralized maintenance is a higher degree of variation in services. This means different ways of doing the same work can arise, as there is less need for communication between teams. Different attitudes about projects and standards of maintenance is also a factor.

Centralized Maintenance

Centralized maintenance differs in that one organization takes full care of a facility’s management. This means that all separate groups are under one umbrella. For example, enlisting the help of one company like MaintenX can assist your facility with general maintenance, landscaping, and janitorial services, without you needing to hire multiple experts.

Centralized maintenance can help increase focus on planning and organization, meaning costs can be lowered. Centralization also creates more detailed records and communication. Another benefit of this model is increased standardization and consistency of service. This can be a very efficient approach to maintenance, and can result in higher standards, increased equipment efficiency, and reliability.

 

Being green has become increasingly important to businesses in recent years. Companies want their buildings to be more environmentally conscious, and many are beginning to see the financial advantages. By taking a few easy steps you can make your buildings more green and financially prosperous.

1. Lighting

Lighting is one easy way to make a simple change that will benefit your building (and your wallet) long term. Energy efficient light bulb quality has improved in the last few years and they last a great deal longer than their traditional counterparts. They also require a lot less energy, having a resoundingly positive effect on your electricity bill each month. They may cost a little more to install at first, but are an investment worth considering.

2. Get Greener Electronics

Just as with green light bulbs, green electronics can save you a great deal over time, while also being kind to the environment. If you’re on the hunt for new electronics for your building, find products that have a high Energy Star rating – they’ll be more economically sound and energy efficient.

3. Look Into Alternative Energy

There are many options for integrating alternative energy sources into your building. Depending on where you live, local authorities may also provide cost assistance from as a way to encourage individuals or companies to go green. There may also be a ‘green power’ option from your service provider, which means you opt for clean energy to be used for your power.

4. Insulation

Proper insulation of a building is a huge money and energy saver. Having the correct insulation for your building is critical, especially during hot summer months. Without proper insulation to keep the cold indoors, your AC must work harder, will cost more, and is unable to do its job as well. Having good insulation makes all the difference.

5. Book an Energy Audit

Finally, book an energy audit. These are often free of charge from your energy provider and give you expert advice on ways to cut down on your building’s energy consumption.

Reliability Centered Maintenance (RCM)was created to ensure a system continually works to the best of its ability in several different areas. RCM focuses on establishing the safe, minimum levels of maintenance. If implemented correctly, this should lead to increased reliability and uptime of machinery, cost-effectiveness, and a better understanding of the safety and risk involved in maintenance.

RCM is a complete approach to maintenance, viewing it as the primary way to ensure a piece of machinery is working at its best. This is done by a specific procedure which assesses the machine critically, and then plans for appropriate and scheduled maintenance tasks. The RCM steps are then applied and kept under review, with changes made if needed, based on regular assessments.

RCM Process

When beginning to apply RCM, there are set questions which need to be addressed:

1. What are the item’s functions? (both primary and secondary)
2. How could it fail to do said functions?
3. What causes failure?
4. What happens during a failure? (i.e. is it a full failure of the machine not doing its primary function, or just a slowing down of that function)
5. Does the failure matter, and to what degree?
6. What can be done to prevent the failure?
7. What must be done if failure prevention is not successful?

RCM is often used to ensure cost-effectiveness in a machine, as well as to measure how critical a failure of a machine is. That means if one part of a machine fails, but that part is not critical, it is allowed to fail. The main functions of the machine receive priority, and are preserved as much as possible to help ensure it completes its primary role at all times.