Reliability centered maintenance (RCM) is a way of looking at maintenance through proactive lenses. However, Facilities Managers must always stay vigilant against reactive maintenance. Face facts; things can and do break down, even with the most stringent of maintenance schedules. Therefore, Facilities Managers need to take the time to understand the whole RCM picture, including using preventative and reactive maintenance to reduce on-demand maintenance of existing facility assets, reports Jim Chappell, and what it means for capital planning.
Facilities Managers May Not Fully Understand the Value of Reliability Centered Maintenance
Facilities Managers know proactive maintenance can reduce capital spending and improve guest experiences. However, the focus on proactive maintenance may take a backseat when problems arise. Moreover, reliability centered maintenance hinges on repeatable processes, says Schneider Electric. Facilities Managers must follow repeatable, easy-to-manage processes for handling all maintenance needs. Unfortunately, repeatable processes may not be possible with standard preventative maintenance programs, especially in larger organizations and multi-site portfolios. This is where new technologies can provide a boost to facilities management and maintenance.
Reliability Centered Maintenance Reduces Capital Spending and Improves Budget Forecasting
Proactive maintenance is less costly than reactive maintenance, but since reactive maintenance needs may still arise, Facilities Managers need to consider both proactive, preventative maintenance, as well as reactive maintenance.
For instance, facilities may divert a majority of the capital budget to preventative maintenance, but a portion of the budget, as much as 20 percent, may be held in reserve for reactive maintenance. This is especially true for organizations just beginning to implement proactive maintenance programs. Depending on the level of severity among items in the maintenance backlog, the actual division of budget in the initial months may be much different. The key is to understand facility assets and use such information to make informed decisions about capital spending and budget forecasting.
Using descriptive, predictive, and prescriptive analytics, Facilities Managers may use data to make real-time decisions affecting proactive and reactive maintenance needs. Through analytics, staff may be able to attain earlier warning signs of imminent or potential asset failure, which helps the organization to avoid the failure in the first place. Therefore, overall spending on reactive maintenance decreases, but these benefits also apply to retrofitted assets, allowing algorithms and cloud-based technology to identify weaknesses in facility assets and improve overall cost management.
How to Leverage Reliability Centered Maintenance
- Know what’s going on in your facility, says Claudio Insaurralde.
- Use preventative maintenance.
- Perform condition-based maintenance.
- Use predictive maintenance.
- The Triad of Maintenance builds the foundation for reliability centered maintenance.
- Automate performance measurement.
- Use analytics to identify issues not previously known.
- Automate repairs.
- Verify completion of repairs.
- Measure performance afterward.
- Continue to revert back to scheduled, preventative and condition-based maintenance, explains Jeffrey Owens of Apriso.com.
Implement Your Predictive, Reliability Centered Maintenance Program Now
Maintenance costs are only going to increase, and putting things on the backburner will lead to dramatically higher capital spending. Although reactive maintenance may have higher investment costs than slowly addressing the maintenance backlog, proactive maintenance helps to prevent reactive maintenance needs from arising. Paired with decreased backlogged items and technology, a reliability centered maintenance program will drive down maintenance spend through less risk to your facility, fewer overtime working hours by internal teams, lower field service technician costs, and better guest experiences.
Stop throwing money at the fire, and use the true extinguisher of high maintenance costs, reliability centered maintenance, now. Find out more about the potential financial impact of a proactive, preventative maintenance program by visiting ENTOUCH online today.