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Maintenance Review

Sometimes referred to as a "maintenance assessment" or "maintenance audit".

An assessment of the owners' maintenance practices, maintenance standards and quantification of the backlog of deferred maintenance.

One of the decision support tools provided by a consultant to building owners.

A form of physical needs assessment (PNA).



Types of Reviews
There are two approaches to the commissioning of a maintenance review:
  • External Review - This is conducted by an independent consultant
  • Internal Review – This conducted by the organization’s own maintenance team.
There are merits and limitations to each of these two approaches.


Purpose
The primary objectives of a maintenance review are listed below:

  • To help the owner leverage the most service life from the asssets - "reaching" life and "extending" life
  • To mitigate risk.
  • To provide a compelling business case to support the establishing of an adequate maintenance budget.
The outcome of the maintenance review is to enable the owner to make an informed decision regarding risks and stewardship.

One of the many decision support tools to assist owners, managers and operators.


Scope
The maintenance review will consider the following:

       I n c l u d e d:     
      O p t i o n a l:

      E x c l u d e d:



Data Collection
Listed below is a summary of the data collection procedures that are included or excluded from a capital needs assessment:

     I n c l u d e d:
     O p t i o n a l:
  • Survey questionnaires.
  • Facility staff interviews and operator evaluations.
  • Contractor interviews.
  • Selection of an appropriate reinvestment formula for calculation of the maintenance budget.
      E x c l u d e d:
  • No destructive testing on the assets.
  • No recommissioning test on the assets.
  • No review of codes and standards.

Methodology & Domain Knowlege 
Listed below are some of the concepts taken into consideration by the consulting team when making evaluations and analysis for the maintence review:Further information on each of these concepts is included in the respective pages of this asset management glossary.


Process
Included below are some of the key steps in the maintenance review
  • Mobilization of the team.
  • Conduct a document review.
  • Arrange a field review.
  • Conduct facility staff interviews, particularly knowledge resources
  • Conduct contractor interviews.
  • Submit draft report and present to client.
  • Obtain feedback from the owners.
  • Development of the maintenance plan.
  • Finalization of the report.

Challenges and Management Principles
Listed below are some of the challenges to be recognized when commissioning a maintenance review.
  • Maintenance is a dry and boring topic for most people.
  • The time-to-value (TtV) to some maintenance tasks is difficult to sell to some owners.

Evaluation
Listed below are some of the merits and advantages of a maintenance review:
  • Maintenance provides the owners with one of the best opportunties to save money over the long term.
  • An indepedent evaluation of the performance of the owners' team.
Listed below are some of the limitations of a maintenance review:
  • The report becomes staledated after 1-3 years and needs to be updated periodically (see: update study).


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Fig. Field data collection for a maintenance review.


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Fig. Maintenance survey      Fig. Maintenance interview



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Fig. Examples of routine maintenance tasks that may be contemplated in the scope of services of a maintenance recview. Left is floor polishing; right is powersweeping of a parking garage.     
            


Generator service is routine maintenance.
Fig. Generator service is a form of routine maintenance.



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Fig. The maintenance report submitted to the owners in hard copy format.

Physical needs assessment (PNA) as part of the triad of three classes of assessments
Fig. Physical needs assessment (PNA) as part of the triad of three classes of assessments.


Matrix of assessment tools for vertical assets, linear assets and portable assets
Fig. Matrix of assessment tools for vertical assets, linear assets and portable assets.


Matrix of datas associated with each of the three classes of assessment
Fig. Matrix of datas associated with each of the three classes of assessment


I. Care is using destructive testing to reveal hidden stuff going on in the iceberg under the surface (latent defects, concealed conditions, lagging indicators)
Fig. I. Care is using destructive testing (and other creative means) to reveal the hidden stuff going on in the iceberg under the surface (latent defects, concealed conditions, lagging indicators, legacy problems, root causes, back-of-house, interval censoring, covert failures, and potential failures).



The alignment of the different types of assessments to each asset (the mix) and the register those that have been commissioned to date (the status)
Fig. The alignment of the different types of assessments to each asset (the mix) and the register those that have been commissioned to date (the status)


Cycles of assessments and re-assessments for PNAs, CNAs and FNAs over a 40-year planning horizon
Fig. Cycles of assessments and re-assessments for PNAs, CNAs and FNAs over a 40-year planning horizon.


Read Articles & Blogs:
See also:
Compare with:
See the services matrix for an analysis of the integrated deliverables.

I. Care is figuring out the right balance of assessments for his assets, including: physical needs assessment (PNA), capital needs assessment (CNA) and functional needs assessment (FNA)
Fig. I. Care is figuring out the right balance of assessments for his assets, including: physical needs assessment (PNA), capital needs assessment (CNA) and functional needs assessment (FNA).

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