Maintenance
Management
Introduction to Maintenance
Management
▶ The dictionary defines maintenance as “the work of keeping
something in proper condition, upkeep.” This would imply that
maintenance should be taken to prevent a device or component
from failing or to repair normal equipment degradation experienced
with the operation of the devices to keep it in proper working order.
▶ Data obtained in many studies over the past decade indicates that
most private and govt. facilities do not expend the necessary
resources to maintain equipment in proper order. They wait for
equipment failure to occur and then take whatever actions are
necessary. Nothing lasts forever and all equipment has some
predefined expectancy or operational life.
Objectives of Maintenance
▶ Equipments should be kept in the best operating condition with
economical cost.
▶ Minimize cost of maintenance
If a firm wants to be in business competitively, it has to take
decision on whether to replace the equipment or to retain the old
equipment.
Types of Maintenance
▶ Breakdown (Reactive) Maintenance
It is basically the ‘run it till it breaks’ maintenance mode. No
actions or efforts are taken to maintain the equipment as the
designer originally intended to ensure design life is reached.
Advantages:
1) Involves low cost investment.
2) Less staff is required.
Disadvantages:
3) Increased cost due to unplanned downtime of equipment.
4) Increased labour cost, if overtime is needed.
5) Cost involved with repair or replacement of equipment.
6) Possible secondary equipment or process damage from
equipment failure.
▶ Preventive Maintenance
it can be defined as “Actions performed on a time or machine-
run-based schedule that detect, preclude, or mitigate
degradation of a component or system with the aim of sustaining
or extending its useful life through controlling degradation to an
acceptable level.”
▶ Advantages:
1) Cost effective in many capital intensive processes. (12% to 18%)
2) Flexibility allows for the adjustment of maintenance periodicity.
3) Increased component life cycle.
4) Energy savings.
5) Reduced equipment or process failure.
▶ Disadvantages;
1) Catastrophic failures still likely to occur.
2) Labour intensive.
3) Includes performance of unneeded maintenance.
▶ Predictive Maintenance
It can be defined as “Measurements that detect the onset of a
degradation mechanism, thereby allowing casual stressors to be
eliminated or controlled prior to any significant deterioration in the
component physical state. Results indicate current and future
functional capability.” It differs from preventive maintenance by
basing maintenance need on the actual condition of the machine
rather than on some preset schedule.
▶ Advantages:
1) Increased component operational life.
2) Allows for pre-emptive corrective actions.
3) Decrease in equipment or process downtime.
4) Decrease in costs for parts and labour.
5) Better product quality.
6) Energy savings.
7) Improved worker and environmental safety.
▶ Disadvantages:
1) Increased investment in diagnostic equipment.
2) Increased investment in staff training.
Concept of Reliability in Maintenance
▶ Reliability is the probability of survival under a given operating
environment. Ex; The consecutive failures of a refrigerator where
continuous working is required is a measure of its reliability.
▶ Reliability or Failure rate= No. of units survived till the specific time
Total no. of units used
Reliability Improvement
▶ Improved design of components.
▶ Simplification of product structure
▶ Usage of better production equipments
▶ Better quality standards
▶ Better testing standards
▶ Sufficient number of standby units
▶ Usage of preventive maintenance if necessary
at appropriate time.
Maintenance Planning Steps
▶ Knowledge base : t includes knowledge about equipment, job,
available techniques, materials and facilities.
▶ Job investigation at site: It gives a clear perception of the total
jobs.
▶ Identify and document the wok: Knowing the earlier two steps
and knowing the needs of preventive, predictive and other
maintenance jobs.
▶ Development of repair plan: Preparation of step by step
procedures which would accomplish the work with the most
economical use of time, manpower and material.
▶ Preparation tools and facilities list: Indicating the needs of
special tools, tackles and facilities needed.
▶ Estimation of time required to do the job: with work
measurement technique and critical path analysis.
Maintenance Scheduling
▶ Scheduling is the function of coordinating all of the logistical issue
around the issues regarding the execution phase of work. It deals
with the questions- “Who would do the job?” and “When the job
would be started and done?”
▶ Requirements for schedulers:
1) Manpower availability by trade, location, shift, crew arrangement
and permissible overtime limit etc.
2) Man hour backlog on current or unfinished jobs.
3) Availability of the equipment or area where the work has to be
done.
4) Availability of proper tools, tackles, spares, consumables,
structural and other required materials.
5) Availability of external manpower and their capabilities.
6) Availability of special equipments, jigs, special lifting and handling
facilities and cranes etc.
7) Stating and completion date and time of jobs.
8) Past schedules and charts (updated).
Maintenance Schedule Techniques
▶ The first step of all scheduling is to break the job into small
measurable elements, called activities and to arrange them
in logical sequences considering the preceding, concurrent
and succeeding activities. The various techniques are:
1) Weekly general schedule is made to provide weeks worth of
work for each employee in an area.
2) Daily schedule is developed to provide a day’s work for
each maintenance employee of the area.
3) Gantt charts are used to represent the timings of tasks
required to complete a project.
4) Bar charts used for technical analysis which represents the
relative magnitude of the values.
5) PERT/CPM are used to find the time required for completion
of the job and helps in the allocation of resources.
Modern Maintenance Methods
▶ Reliability Centered Maintenance (RCM)
It recognises that all equipments in a facility is not of equal
importance to either the process or safety. This indicates that
equipment design and operation differs and that different equipment
will have a higher probability to undergo failures from degradation. A
facility does not have unlimited financial and personnel resources
and that its use should be prioritized and optimised.
➢ Advantages:
1) Lower costs by eliminating unnecessary maintenance.
2) Reduced probability of sudden equipment failures.
3) Increased component reliability.
4) Incorporates root cause analysis.
➢ Disadvantages:
1) Can have significant startup cost, training, equipment etc.
2) Savings potential not readily seen by management.
▶ Six sigma Maintenance
It is a process that focuses on reducing the variation in business
production control i.e. a tighter control over its operational systems,
increasing their cost effectiveness an encouraging productivity
breakthrough. It is a term created by MOTOROLA to describe the
goal and process used to achieve levels of quality improvement.
➢ Steps:
This six sigma process is also known as DMAIC process. The steps are:
1) Define (Determining benchmarks, availability and reliability
requirements, mapping the flow process)
2) Measure (Development of failure measurement techniques, data
collection , compilation and display)
3) Analysis (Checking and verifying the data and drawing
conclusions, improvement opportunities, finding root causes)
4) Improve (creating model equipment and maintenance process,
plan and schedule and implement those)
5) Control (Monitoring the improved programme, performances, make
necessary adjustments for deviations)
▶ Enterprise Asset Management (EAM)
It is an information management system that connects all
departments and disciplines within a company making them an
integrated unit. It is an organised and systematic tracking of an
organisation’s physical assets(plant, machinery).It reduces
paperwork, improves quality, quantity and timeliness of information.
▶ Lean Maintenance
This system recognises seven forms of waste in maintenance. They
are over production, waiting, transportation, process waste,
inventory, waste motion and defects. Efforts are made for the
continuous improvement in process by eliminating wastes. It leads
to maximise yield, productivity and profitability.
▶ Computer Aided Maintenance
Such systems serve as effective decision support tool in the form of a
well designed information system. Programmes are prepared to
handle a large volume of data pertaining to men, money and
equipment and can be used as and when required for effective
performance of maintenance tasks.
Computer based maintenance systems:
1) Job card system – Job card shows the plant code, equipment code,
job code, the nature of the jobs, the start time and finishing time,
man-hour spent and etc. The use of computer facilitates the issue of
job cards, recording job history and control of manpower.
2) Spare part life monitoring system – This is the recording of a
description, anticipated life and date of installation of an equipment.
When a spare part is replaced during breakdown failures or
scheduled maintenance, the updating of information is done.
3) Spare parts tracking system- A file is created that contains the
material code, spare part identification number, the assembly
number and the place of part used. This helps in knowing the current
position about a particular spare part and facilitates timely
requirements.
▶ Total Productive Maintenance (TPM)
The goal of TPM is to increase production while, at the same
time, increasing employee morale and job satisfaction. The
goal is to hold emergency and unscheduled maintenance to
a minimum. It can be considered as a medical science of
machines.
Objectives of TPM:
1) Avoid wastage in a quickly changing environment.
2) Producing goods without reducing product quality.
3) Reduce cost.
4) Produce a low batch quantity at the earliest possible time.
5) Goods send to the customers must be non-defective.
▶ Similarities between TPM & TQM (Total quality Management)
1) Total commitment to the program by upper level management
is required in both programmes.
2) Employees must be empowered to initiate corrective action.
3) A long-range outlook must be accepted as TPM may take a
year or more to implement and is an on-going process.
▶ Difference between TPM & TQM
Category TQM TPM
Object Quality (output and Equipment (Input
effects) and cause)
Mains of attaining Systemize the Employees
management participation
Goal It is software oriented Hardware oriented
Target Quality for PPM Elimination of losses
(Power production and wastes
management0
Pillars of TPM
Autonomous Maintenance
Kaizen
Planned Maintenance
Quality Maintenance
Training
Office TPM
Pillar 1- 5S
▶ Problems cannot be clearly seen when the work place is
unorganised. Cleaning and organising helps the team to uncover
problems. This is the first step of improvement.
▶ SEIRI – Sort Out (Sorting and organising the items as critical,
important, frequently used items, useless, or items that are not in
need )
▶ SEITON – Systematise (Each item has a place and only one place.
Items should be placed back after use)
▶ SEISO – Sweep (Cleaning the workplace free of burrs, grease, oil,
waste, scrap etc. No loosely hanging wires or oil leakage from
machines)
▶ SEIKETSU – Standardise (Employees have to discuss together and
decide on standards for keeping the workplace/ machines/
pathways neat and clean)
▶ SHITSUKE – Self-discipline (This self-discipline rule includes wearing
badges, following work procedures, punctuality, dedication to the
organisation)
Pillar 2 – Jishu Hozen (Autonomous
Maintenance)
▶ This pillar is geared towards developing operators to be able to
take care of small maintenance tasks, thus freeing up the skilled
maintenance people to spend time on more value added activity
and technical repairs.
▶ Steps in Jishu Hozen:
1) Train the employees
2) Initial cleanup of machines
3) Counter measures
4) Tentative standard
5) General inspection
6) Autonomous inspection
7) Standardization
8) Autonomous management
Pillar 3 - Kaizen
▶ ‘Kai’ means change, and ‘Zen’ means good (for the better).
Kaizen is for small improvements, but carried out on a continual
basis and involve all people in the organisation. It requires little or
no investments.
▶ Kaizen Policy:
1) Practice concepts of zero losses in every sphere of activity.
2) Relentless pursuit to achieve cost reduction targets in all
resources.
3) Relentless pursuit to improve overall plant equipment
effectiveness.
4) Extensive use of PM analysis as a tool for eliminating losses.
5) Focus of easy handling of operators.
▶ Tools used in Kaizen:
1) PM analysis
2) Why-Why analysis
3) Summary of losses
4) Kaizen register
5) Kaizen summary sheet
▶ 16 Major losses in an organisation:
1) Breakdown loss 9) Scheduled downtime loss
2) Adjustment loss 10) Operating motion loss
3) Cutting blade loss
11) Line organisation loss
4) Start up loss
12) Logistic loss
5) Idling loss 13) Measurement loss
6) Speed loss
14) Energy loss
7) Rework loss 15) Die, jig and tool breakage loss
8) Management loss 16) Yield loss
Pillar 4 – Planned Maintenance
▶ It is aimed to have trouble free machines and equipments producing
defect free products for total customer satisfaction.
▶ Policy:
1) Achieve and sustain availability of machines
2) Optimum maintenance cost
3) Reduces spares inventory
4) Improve reliability and maintainability of machines.
➢ Steps:
1) Equipment evaluation and recoding present status.
2) Restore deterioration and improve weakness
3) Building up information management system.
4) Prepare time-based information system, select equipment.
5) Prepare predictive maintenance system by introducing equipment
diagnostic techniques.
6) Evaluation of planned maintenance.
Pillar 5 – Quality Maintenance
▶ It is aimed towards customer delight through highest quality by
defect free manufacturing. Transition is from reactive to proactive
(Quality control to quality assurance).
▶ Policy:
1) Defect free conditions and control of equipments.
2) QM activities to support quality assurance.
3) Focus of prevention of defects at source.
4) Focus on fool proof system.
5) In-line detection and segregation of defects.
▶ Data Requirements
1) Customer end line rejections
2) Field complaints
Pillar 6 - Training
▶ It is aimed to have multi-skilled revitalized employees whose
morale is high and who is eager to come to work and perform
functions independently and effectively. Education is given to
operators to upgrade their skill.
▶ Policy:
1) Focus on improvement of knowledge, skills and techniques.
2) Creating a training environment for self learning based on felt
needs.
3) Training curriculum/tools/assessment etc.
4) Training to remove employee fatigue and make work enjoyable.
▶ Steps:
1) Preparation of training calendar.
2) Evaluation of activities and study of future approach.
3) Setting training policies and establish training systems.
4) Up gradation of operation and maintenance skills.
Pillar 7 – Office TPM
▶ Office TPM should be started after activating four other pillars of
JH, KK, QM,PM. This includes analyzing processes and procedures
towards increased office automation.
12 major losses of Office TPM Benefits of Office TPM
1) Processing loss 1) Involvement of all people
2)Cost and Inventory loss 2) Better utilised work area
3) Communication loss 3) Reduced repetitive work
4)Idle loss 4) Reduced inventory levels
5)Set-up loss 5) Reduced administrative cost
6) Accuracy loss 6) Less inventory carrying cost
7) Office equipment breakdown 7) Reduction in number of files
8) Communication channels loss 8) Reduction of overhead costs
9) Time loss on information 9) Productivity of people
10) Non availability of stock status 10) Clean work environment
11) Customer complaints 11) Less customer complaints
12) Expenses on emergency 12) Reduced manpower
Pillar 8 – Safety, Health & Environment
▶ Target:
1) Zero accident
2) Zero health damage
3) Zero fires
A safe workplace and a surrounding area that is
not damaged by our process or procedures. This
pillar will play an active role in each of the other
pillars on a regular basis. Utmost importance to
safety is given to the plant.
