Preventive Maintenance Plan Playing a key role in facilities management, preventative maintenance serves to ensure regular functionality and sustainability of an establishment through regular and routine scheduling of maintenance activities. The main objective of an effective preventive maintenance plan is to prolong the lifetime of equipment and assets as well as preventing equipment failure or reducing potential downtime. Typical equipment included in a preventive maintenance plan include the following: 1. Genset engine (“Diesel engine”) – A “genset”, also referred to as a generator set, is a reliable solution providing portable power as well as a reliable source of energy if there is none. Genset engines are a key component of business continuity and serve to protect commercial interests by restoring normal power when the main electrical supply is disrupted due to bad weather, a blackout or scheduled maintenance. These engines operate by converting chemical energy from fuel (diesel) into mechanical energy which is then converted into electricity by means of other equipment. To ensure that it performs when needed, regular inspections are implemented. Maintenance actions, such as cleaning or replacing parts is done as needed or by supplier recommendations. 2. Genset generator – To generate electricity gensets require the use of an alternator to convert mechanical energy into electrical energy. To maintain a seamless transition from the main power supply to a genset engine, the use of equipment such as a system control panel and transfer switch is utilized. This also serves to reduce downtime as the generator does not require human intervention to commence operation. Regular servicing of these electrical equipment is necessary but for the most part consists of inspection for leaks and signs of corrosion. Maintenance will also include in regular observations of performance, recording data and carrying out tasks such as replacing minor parts based on operating hours, schedule or as needed. 3. HVAC – An important aspect of any establishment involves the heating, ventilation and air-conditioning or HVAC system. HVAC systems are responsible for maintaining occupancy comfort through the regulation of heat, airflow, and air quality in any building. This includes the air-handling (indoor) units, condensing (outdoor units), the exhaust fans, grilles, and louvers. As HVAC equipment are required to operate for most of the day and in many cases, constantly (24/7), it is necessary to schedule regular maintenance. A routine preventive maintenance not only prolongs the life of the HVAC equipment but also improves its efficiency, thus reducing operating costs. Another added benefit is improved air quality and occupancy comfort. 4. Fire pump – Much like generators, fire pumps operate as part of an emergency system and are triggered by an unwanted event. In the event of a fire, the fire protection system engages to quickly dispatch the danger. To carry this out in an efficient manner, the system needs to maintain a consistent water pressure and volume, which is achieved with the use of a fire pump. As such, there is a need for this equipment to be readily available and when needed, perform without fault. In this case a preventive maintenance plan would prove to be a worthy asset. Activities such as routine inspection for leaks and changes in pump performance. 5. Water pumps – Whether it is utilized for a potable water supply or to work in conjunction with other equipment (HVAC – Chilled water systems), water pumps play an important role in providing a consistent water flow rate and supply. In larger buildings this is necessary as the pipe length as well as height will result in a loss of flow. With the use of VFD technology, modern water pumps can efficiently pump water to various sections of a building while maintaining pressure. Similar to HVAC, as this equipment runs consistently, routine inspection and maintenance as per the supplier recommendations is strongly advised. Preventive Maintenance Tools / Corrective Action 1. Common tools and equipment used to carry out preventive maintenance: Multimeter – Ammeter, ohmmeter, voltmeter Terminal screwdriver, screwdrivers, and nut drivers Pliers Labelling machine Measuring devices – Tape measure, level, pressure gauge, temperature gauge. Power drill Power washer Refrigerant recovery machine Wet/dry vacuum Air compressor PPE – Safety glasses, steel toe shoes, dust mask etc. 2. Similar to how the plan was created an excel document would be utilized to record and report data recorded from periodic (daily, weekly, and monthly) maintenance activities. Given its flexibility and practicality, the data could be used and presented in numerous ways. Specific dates, readings and tasks can be recorded, and filtered according to various elements. 3. Corrective action a) Fuel leak from Genset – To correct a fuel leak, one must first stop any operation of the equipment. Secondly, minimize hazard by placing a suitable container to catch any fluid. The source of the leak should then be identified through visual inspection. Depending on the location, the equipment manual can be used to identify the correct course of action to remedy issue whether to repair, replace part or to tighten joint. b) Pipe water leak from pump connection - To correct a fuel leak, one must first stop any operation of the equipment. Upon identifying the source of the leak through visual inspection, the equipment manual can then be used to identify the correct course of action to remedy issue whether to repair, replace part or to tighten joint, packing, gaskets, or O-ring. c) Vibration on pump motor – To correct vibration, one would first consult the Installation and Operations Manual to troubleshoot issue. As noise and vibration is generated by the revolutions of the pump motor, it can be assumed that the issue is isolated to that location. Following the procedure provided in the IOM, one can narrow the issue down to, misalignment, failure in support, failure in vibration damper etc. and correct as needed. Safety Training A vital component of any work environment is safety. A safe and flourishing workplace serves to protect its workers from injury and illness as well as increase productivity, efficiency, and employee satisfaction. For positions with high risk, a well thought out and successful training program is to be implemented. Under facilities management, groundskeeping is not only important but is of high risk as it consists of a wide range of maintenance, and landscaping tasks. If important safety guidelines are not followed this may result in bodily injury and/or illness. It is therefore imperative that the following considerations are taken when carrying out these tasks. 1. Personal Protective Equipment (PPE) – For any employee working with safety hazards it is important to be informed of the appropriate PPE for the relevant tasks. This includes protection for the head, face, eyes, ears, body, and feet. This can be outlined in an informative presentation followed by a demonstration. 2. Chemical Hazard Awareness – As chemicals are utilized in cleaning, maintenance, and gardening tasks, it is important to be informed of the responsibilities, storage, and handling procedures, and first aid treatment. The employee can be educated on how to read the safety data sheets, chemical labels and where to easily locate information. This can be outlined in a presentation along with provided brochures. 3. Electrical Equipment and Machine Safety – As groundskeepers may work around hazard areas as well as with machinery, it is key that the employee is trained on how to approach possibly dangerous situations. Hazards such as electrical shock and mechanical harm may be caused in such environments. A presentation, demonstration and tour of the facility would be valuable in this case. 4. Tool Safety – In many instances groundskeepers may employ the utilization of tools as well as small to large machinery (from power drills to lawnmowers) to assist in carrying out general maintenance tasks. As such, appropriate procedures and demonstrations must be done to properly educate employees on how to handle such equipment. This can be outlined in a presentation and demonstration session. 5. Assessment – Following the presentations, demonstrations, and overall tour of the facility (approximately 6 hours), the groundskeeper can then be subjected to an assessment of whether he/she has retained such information and is ready to carry out such duties. Workplace Safety b. Key elements of a safe work environment include the following: Leadership and Supervision Participation Hazard Recognition and Assessment Hazard Prevention and Mitigation Safety Training Program Assessment and Evaluation c. Within the Ministry of Labour and Social Security, the Occupational Safety and Health Department (OSHD) is responsible for enforcing the Factories Act which encourages Occupational Safety and Health (OSH) standards for workers. d. In any work environment, it is expected that workers: Take care for their own health and safety Take care for the health and safety of others who may be affected by their acts or omissions Cooperate with OHS requirements Correctly and appropriately use anything provided in the workplace for OHS e. A detailed incident report should include the following: Incident description and circumstances in clear and concise detail Date, time, location, manager on duty and shift during which incident occurred Witness accounts, if any, of the incident Injuries/medical problems associated with the incident Environmental hazards, faulty equipment or actions contributing to the incident Corrective actions taken to decrease the probability of another incident f. A serious injury may include any injury or illness that: Requires hospitalization for reasons other than diagnostic testing or medical observation Results in amputation, loss of an eye or considerable permanent disfigurement.