Home        About       News       Library       Contact
1



Maintenance Task
An individual, discrete maintenance activity, which is the smallest building block of a maintenance program. Tasks may be classified as primary or secondary actions and bundled into larger blocks or projects.

Tasks occur on a recommended interval (such as monthly or annually) and are assigned to parties for action.


Examples
Listed below are some simple examples of maintenance tasks:
  • Clean the gutters
  • Check the roof drains
  • Flush the drain lines

Attributes
Maintenance tasks have the following general attributes:
  • They occur at some interval (eg., monthly).
  • They are assigned to someone (eg., contractor).
  • The are scheduled to a default date.
  • They are assigned a value rating.
  • They have a return on asset (ROA).
  • They may be comprised of a primary action and a secondary action.

Groupings
Maintenance tasks can be grouped in a variety of ways, including:


Levels of Articulation of the Tasks
The quality of the maintenance instructions vary dramatically between the MRPs offered by different consulting firms. The following two tables illustrate the different levels of articulation of the individual maintenance tasks that may be found within different maintenance manuals.

Window Maintenance Task

Task

Interval

 

Scope

Method

Schedule

“Wash the windows”

Y

 

 

 

 

“Wash the windows twice each year”

Y

Y

 

 

 

“Wash the vision glass of all the exterior inaccessible windows twice each year”

Y

Y

Y

 

 

“Wash the vision glass of all the exterior inaccessible windows with tucker pole and warm water twice each year”

Y

Y

Y

Y

 

“Wash the vision glass of all the exterior inaccessible windows with tucker pole, soap and water in the Spring and Fall seasons

Y

Y

Y

Y

Y


The next table provides a similar illustration of the different levels of articulation for a non-routine maintenance task that occurs at longer and varied intervals. Sealant inspections are generally considered a condition-based maintenance task.

Sealant Maintenance Task

Task

Interval

 

Scope

Method

Schedule

“Inspect the sealant”

Y

 

 

 

 

“Inspect the sealant for signs of distress”

Y

 

Y

 

 

“Inspect the sealant for signs of distress, such as cracking, debonding, … etcetera”

Y

 

Y

 

 

“Visually inspect and test a representative sample of the sealant for signs of distress, such as cracking, debonding, …etcetera.”

Y

 

Y

Y

 

“Inspect a representative sample of the sealant for signs of distress, such as cracking, debonding, … etcetera. Carry out localized repairs, as required.

Y

 

Y

Y

Y


The qualitative descriptions and qualifiers attached to the maintenance tasks can have a significant impact on the way in which the end user applies the necessary and recommended maintenance.

Criticality of Individual Tasks
The following meta data are used to establish the criticality of individual maintenance tasks:

For example:
  • Task: Clean the transformer
    • Skill: Level 3 (40 points)
    • PoF: big impact (50 points)
    • CoF: big impact (50 points)
    • Lead time: moderate (10 points)
    • TTV: long term (0 points)
    • "Ing":
  • Task: wash the windows has the following criticality
    • Skill: Level 2 or Level 3 Task (30 points)
    • PoF: 0 impact (0 points)
    • CoF: 0 impact (0 points)
    • Lead Time: short (0 points)
    • TTV: Immediate (50 points)
    • "Ing":
  • Impact of the discrete task on the Probability of Failure (PoF) of the asset (range: 1-100)
  • Impact of the individual task on the Consequences of Failure (CoF) of the asset (range: A-Z; and/or pick list: environmental, financial, physical, etc.)
  • The stakeholders’ weighting applied to the CoF criteria (range: possibly 1-10)
  • The Time to Value (TTV) until the materialization of the value of the individual task (range: 1-100)
  • The lead time preparations that precede that individual task, whether or not it has been bundled with other tasks (range in week increments: 1,4,8,12,16,24,52)
  • The primary action classification of the individual task (a pick list: inspect-&-adjust; inspect-&-clean; measure-&-adjust; inspect-&-report; verify; evaluate-&-refine; practice-&-policy; flush, lubricate, scope, etc)
  • The secondary action classification of the individual task (a pick list: inspect-&-adjust; inspect-&-clean; measure-&-adjust; verify; evaluate-&-refine; practice-&-policy; etc)
  • The seasonal dependency of the individual task (true/false: yes; no)
  • The default date of the year in which the individual task should be considered (pick list: Jan-Dec)
  • The commonality of the element to which the individual task applies (range: 0-100%)
  • Whether the discrete task applies directly to the critical element of the asset (true/false: yes;  no)
  • The TbM or CbM classification of the discrete task as being principally Time-Based (TbM) or condition-based (CbM)
  • The party that can implement the discrete task (contractor, consultant, custodian, council, owner, etc)
  • The reasons “why” the task is necessary (pick list: safety; performance )
  • The list of “how” the task is to be carried out
  • Suite access dependency
  • Alert Paramaters, such as the authorized persons to be notified.

Alignment of the four different types of maintenance strategies across the asset portfolio on decisions that are risk-based and consider the whole-life of assets will result in a maintenance mix that is in conformity with ISO 55001 standards
Fig. Alignment of the four different types of maintenance strategies across the asset portfolio on decisions that are risk-based and consider the whole-life of assets will result in a maintenance mix that is in conformity with ISO 55001 standards.


1 1
Floor polishing                            Powersweeping

1
Window washing


Bundling of maintenance tasks to achieve optimal efficiencies and cost effectiveness.
Fig. Bundling of maintenance tasks to achieve optimal efficiencies and cost effectiveness.


1  1
Roof drain cleaning                     Carpet cleaning


Generator service is routine maintenance.
Fig. Generator service



1  1  Landscaping                                   HVAC pump service


Different types of maintenance tasks distributed across the four seasons of an annual maintenance program.
Fig. Different types of maintenance tasks distributed across the four seasons of an annual maintenance program.

See also:


(c) Copyright Asset Insights, 2000-2013, All Rights Reserved - "Insight, foresight and oversight of assets" Google