assessing maintenance

8/22/2019 Assessing Maintenance

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Assessing Maintenance Effectiveness and Efficiency

How is your maintenance dollar used, breakdown, inspection, improvements,demolition, operational support, or capital expense? Do you have a "value added"

assessment process?

Are preventive maintenance activities/critical inspections are at their optimum? The

right frequency, accurate plans, no sacred cows.

What is the typical environment maintenance personnel work in, reactive or proactive.

How do you know? What's the average lead time for planning and scheduling.

How accurate and effective is your maintenance schedule, start and finish time,

equipment readiness, material and tool requirements, coordination, lockout tag out

requirements identified, permit requirements, plan versus actual

What is the average time required to obtain a safe work permit? do you have the

available resources or schedules to optimize.

Time on tools, are you working the most effective schedule, what are your current work

practices, how much time do you actually have to perform maintenance work.

Maintenance effectiveness survey (survey to obtain perspective from operations and

maintenance personnel as to your current maintenance work process)

When was the last time you've managed by wandering around? you get what you

inspect not what you expect.


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How is your maintenance dollar used, breakdown, inspection,

improvements, demolition, operational support, or capital expense?

Maintenance:

10 Predictive/Preventive Maintenance (P/PM)

Material, labor or equipment used in the prediction or prevention of routine

maintenance or failures. This would include all work associated with the 10 PPM

Elements such as services for lube oil and vibration analyses, regularly

scheduled oil or filter changes, regularly scheduled inspections, root cause

analysis investigations, etc.

20 Repair Maintenance

Normal work performed on equipment. This includes repairs due to failures,

normal wear, process upset that mechanically damages the equipment, and

work performed to correct problems that were identified as a result of using

predictive tools (such as vibration analysis, non-destructive evaluation (NDE), or

routine inspections). It also includes painting or insulation work that is done as

part of a repair.

30 Project Maintenance

Includes any planned shutdowns or "planned projects" that modify, refurbish or

replace facilities which are intended to reduce maintenance cost, or to improve

reliability, and yet do not meet the capitalization rules. These expenditures are

normally not recurring. Projects which install new and improved** equipment or

materials and increase the asset base are not included in maintenance.


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Non-Maintenance

60 Process Cleaning

Chemical cleaning, hydro blasting, grit blasting, etc., of mechanical

equipment, exchangers, vessels and piping.

70 Environmental

This includes activities such as clean up of process spills, pond

closures and other remediation.80 Engineering

Work that will be recharged to an engineering account.

90 Start-Up

This includes expenses preparatory to, as well as those resulting

from actual start-up of a new or major expanded facility. This work

is always done on a special account assigned by the Accounting

function. The work must meet their pre-determined guidelinesbefore the account will be assigned.

100 Process Reconfiguring

Any work done to reorganize the equipment or piping when two or

more products are routinely produced in the same equipment. This

would not include any cleaning that is involved, as this should be

included with "Process Cleaning".


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Non-Maintenance

110 Capital

Projects that will be charged to a capital authorization.

120 Project/Improvement

Activity that may modify assets but do not reduce maintenance cost,

or improve reliability. Improvements that do not meet the

capitalization requirement. This would include any modifications forsafety or quality purposes. These expenditures are normally not

recurring.

130 Demolition

Removal of equipment or facilities that are no longer needed and

will not be re-installed or replaced.

140 OtherAll other activities that are not defined as maintenance,

environmental or capital. This includes work such as contract labor

for operations (bagging laborers, etc.), routine clean-up of facilities.


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Do you have a "value added" assessment process?


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Are preventive maintenance activities/critical inspections are at their optimum?

The right frequency, accurate plans, no sacred cows.

To Frequent To Infrequent


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What is the typical environment maintenance personnel work in, reactive

or proactive.

How do you know?

Lead Time Vs Resource Utilization

What is the averagelead time you get for a

job ?

Manage Resources Sharing EnabledReactive

E-Job % High

Utilization

30%-40%

40%-50%

50%-60%

60%- 100%

Days 1234567891011121314


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What's the average lead time for planning and scheduling.

Five Day Schedule

Work

Request

Work

Order Plan

M T W T F S S M T W T F

Execute The ScheduleNon - Work

Create

Schedule

Communicate

Schedule

Coordinate

Resources

Define

Needs

Net

Capacity

6 8 9 11 121 2 3 4 105 7

Lead Time

Current Week Next Week


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How accurate and effective is your maintenance schedule, start and finish time,

equipment readiness, material and tool requirements, coordination, lockout tag outrequirements identified, permit requirements, plan versus actual.


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What is the average time required to obtain a safe work permit? do you have the

available resources or schedules to optimize.

What is the average time to acquire an typical safe work permit?

Do you require a safe work permit for all maintenance work?

How many permits are required per day?

How many permit writers are available?

Do you stager maintenance start times to accommodate issuing safe permit?

Have you completed risk assessments for levels of safe permit requirements?


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Time on tools, are you working the most effective schedule, what are your current

work practices, how much time do you actually have to perform maintenance work.

Eight Hour Day

7:30 8:30 9:30 10:30 11:30 12:00 1:00 2:00 3:00 4:00

Legend

Wrench Time

Safety Meeting

Job Line Up

Travel

Break

Lunch

Wash Up

Wrench Time28 Hours 45 Minutes per week

Wrench Time31 Hours per week

Ten Hour Day

7:00 8:00 9:00 10:00 11:00 12:00 12:30 1:30 2:30 3:30 4:30 5:30


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Maintenance effectiveness survey (survey to obtain perspective from operationsand maintenance personnel as to your current maintenance work process)


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When was the last time you've managed by wandering around?

You get what you inspect not w hat you expect .

When did you last attend a morning tail gate and job lineup?

Have you observed the control room at the start of the work day?

When was the last time you reviewed a routine job plan with your planner?

When was the last time you randomly picked a job from the daily schedule and

observed with the maintenance supervisor if the activates were occurring as

scheduled?

Have you made radium observations to asses time on tools?

Have you meet with the planner and maintenance supervisor to review plan Vs

actual on routine schedules?


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HEART OF THE MA INTENANCE WORK PROCESS

Fix it when you can mentality

Operators trained in troubleshooting techniques, certain minor maintenance activities, and defined OperatorAssisted Maintenance duties.

Operators are identified as the primary equipment owners.

Value Added work requests.All personnel are trained to correctly write a work request / notification and evaluate each work request /

notification as to whether or not it adds value to the unit/business.

Operations/Maintenance Coordinator ConceptPerson performing the OMC Role must have an in depth knowledge of Unit Operations, Maintenance Procedures

and Business plans.

The individual must be capable of making difficult decisions and challenging Sacred Cows. This person must

also have the full support of the Operations Leadership.

Value Added Focus

Business rules are established

Projects and improvements are reviewed to insure value creation.

Inspections and Predictive/Preventive task are optimized.All jobs approved meet business needs.

A culture must be created where personnel recognize the need to be realistic in setting priorities for work. The

system will drive out unnecessary schedule interruptions.

Reliance on retrieval of previous planned and critiqued jobs.

Archived planned jobs are available.

Planners use common planning practices to improve quality and reduce variability in the planning process

The ability of the computerized maintenance management system to retrieve developed job plans.

Job Packages include cost estimatePlanners focus their effort on future work. Interruptions are planned and executed by the execution supervisor.


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HEART OF THE MAINTENANCE WORK PROCESS

Resource Management and Scheduling.Planned work is scheduled on a weekly basisStandard planning process for Daily Planning and Turnaround PlanningScheduler Focused on meeting Operations needs while optimizing Maintenance resources.Schedule provides site integration.

Final Approval and Cost Control is the responsibility of Operations Gatekeeper

Work will be completed safely without environmental insults and will comply with regulatoryrequirements.Procedures exist.Employees must be trained to use proper proceduresThere should be an understanding of the interrelationships of all of the work processes in order forseamless handoffs to occur.

Completed work is analyzed for improvement opportunities.A culture exists that encourages continuous improvement.

Accurate and complete data must be recorded in CMMS such that the Improvement Process can besuccessful.Each job should be evaluated for areas of improvements i.e. equipment reliability using RCFA, jobplans, etc.

Key performance indicators are used to manage Work ProcessKey performance indicators are identified, measured, monitored and communicated.Every one in the organization owns some part of the work process. Each person is responsible andaccountable for their role. They measure the outcome of the activities that they control.

assessing maintenance

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