Maintenance
Maintenance as a Management
Function

 Maintenance as a management function can be a
critical contributor to facility utilization.
 If not performed properly and in a timely fashion, it
can have a negative impact on the core product and
core product extensions.
 Maintenance includes any function associated with
keeping facilities and equipment in proper, safe, and
functional condition.
Maintenance Terms

 Terms associated with maintenance activities include:
 Clean
 Replace
 Repair
 Prevent
 Protect
 Preserve
 Fix
 Change over
 Set up
Importance of Maintenance

 In some agencies, maintenance functions are
mistakenly regarded as a secondary responsibility
that can be taken for granted and not given proper
attention from management.
 Poor maintenance practices can have a negative
effect on user satisfaction and product delivery.
 User safety can be compromised due to lack of
appropriate maintenance practices.
Maintenance as an Indirect
Function

 In most instances, maintenance is an indirect function
because maintenance workers seldom come in contact
with users.
 Recreation facility managers often intentionally
schedule maintenance functions for times when the
facility is not being used.
 Scheduling maintenance functions during these times
is critical for the efficient and effective completion of
maintenance tasks so as not to interfere with
administrative and delivery operations.
Maintenance Leadership

 It is important for maintenance leadership to
understand facility usage, including what activities it
involves, volume of users expected, preparation efforts,
and consequences, so that they can realize how their
role and decisions will affect utilization.
 If maintenance is required when a facility is in use,
then time and effort should be devoted to making sure
that maintenance tasks do not negatively affect usage,
keeping inconveniences to a minimum.
Facility Image

 The end result of the maintenance function will
influence users’ perceptions of the facility.
 Their impression of a facility may include a sense of
comfort and belonging or a sense of uncertainty or
discomfort.
 Recreation facilities that are not clean, are
unsanitary, have broken equipment, or other poor
maintenance practices can drive users away.
Safety

 Safety is an important end result of good
maintenance.
 Maintenance staff should conduct regular checks of
smoke alarms, security alarms, emergency lighting,
and other safety mechanisms in a facility.
 Maintenance staff’s role in protecting users and
employees is invaluable in keeping a facility free
from unsafe conditions and serious emergencies.
Maintenance Categories

 Each facility and its areas and equipment can vary
greatly with many challenging maintenance tasks.
 Maintenance can be broadly categorized into:
 Building maintenance
 Grounds maintenance
 Equipment maintenance
Building Maintenance

 Building maintenance involves indoor facilities or
structures, including rooms, corridors, stairwells,
lobbies, lounges, and offices that need to be kept
clean, functional, and safe.
 Some specific building maintenance tasks include
 Sweeping
 Mopping
 Picking up trash
 Window washing
 Watering plants
(continued)
Building Maintenance
(continued)

 Additional building maintenance tasks include:
 Dusting
 Vacuuming
 Deep cleaning carpets
 Changing lights
 Repairing windows and doors
 Plumbing
 Performing electrical or mechanical repair
Grounds Maintenance

 Grounds maintenance is often the first thing users
see and thus it affects their first impression of a
facility and its curb appeal.
 This maintenance category incorporates all the
necessary activities associated with keeping the
outdoor areas attractive, functional, and safe.
(continued)
Grounds Maintenance
(continued)

 Grounds maintenance tasks include:
 Snow removal
 Leaf removal
 Tree pruning
 Watering
 Fertilizing, weed control, pest control, disease control
 Grass mowing
 Trash removal
 Shrub trimming
 Grooming of infield surfaces
Equipment Maintenance

 Equipment maintenance refers to items and mechanical
systems that support a facility or help to make the
product efficient and functional.
 It can include maintenance equipment and any
equipment that fulfills product delivery.
 It can also include technical equipment for the efficiency
support systems that provide comfort to users and
employees as well as assistance with product delivery.
(continued)
Equipment Maintenance
(continued)

 Examples of maintenance in this category include:
 Repairing machines
 Replacing parts
 Cleaning
 Rotating and replacing tires
 Sharpening tools
 Servicing HVAC (Heating, Ventilation, and Air Conditioning)
equipment
Maintenance Types

 In addition to the previous categories of
maintenance, there are two general types of
maintenance: routine and non-routine.
 These two categories help to explain how tasks in
each category may be described and organized.
Routine Maintenance

 Routine maintenance is ongoing maintenance that
represents efforts by management keep facilities and
equipment in proper condition from day to day or
even hour to hour.
 There is a dependence on routine daily maintenance
tasks to keep the production environment and
equipment in its proper functioning state.
Non-routine Maintenance

 There are many circumstances where non-routine
activities require maintenance attention, including
projects and unforeseen, preventive, and cyclical
maintenance.
 Non-routine maintenance usually requires extra
attention, especially as it relates to the coordination
and scheduling of work that is needed.
 When these situations develop, a system is initiated
that recognizes a need and then issues a response to
take care of it.
Non-routine Maintenance Projects

 From time to time, facilities and equipment require
work resulting from damage, breakdown, or failure.
 This work, often called a project, may require
planning and design.
 Non-routine maintenance projects could include
repair, renovation, or refurbishing of flooring, walls,
turf, or equipment.
Non-routine Maintenance
Unforeseen Maintenance

 Often, non-routine maintenance tasks fall under the
category of unforeseen maintenance.
 Frequently they are the direct result of wear and tear
due to facility and equipment usage.
 Examples include locks not functioning, vehicles not
starting, broken windows or water damage.
(continued)
Non-routine Maintenance
Unforeseen Maintenance
(continued)

 Unforeseen emergency maintenance could include:
 Trees falling over power lines
 Water leaks that affect delivery operations
 Toilet overflow
 Electricity or light failure
Preventive Maintenance

 Preventive maintenance is applied in anticipation of
what needs to be done to protect areas and
equipment from wearing out, failing to operate, or
breaking down.
 This non-routine practice is usually planned, but it is
most often results from a judgment based on the
level of use and wear of areas or equipment.
(continued)
Preventive Maintenance (continued)
 When managed properly, preventive maintenance can
decrease or even prevent area and equipment problems
and possible hazards.
 Some examples of preventive maintenance include:
 Changing oil and rotating tires on vehicles or maintenance
equipment
 Pruning trees
 Controlling insects and pests
 Refurbishing floors
 Painting surfaces
 Repairing cracks in concrete
and asphalt surfaces
Cyclical Maintenance

 Cyclical maintenance can be defined as a non-routine
application that is initiated as needed and performed
with a complete set of tasks designed to restore an
area or piece of equipment to its desired state.
 Although cyclical maintenance is performed on a
schedule, it occurs infrequently and is not considered
routine maintenance.
(continued)
Cyclical Maintenance (continued)

 Cyclical maintenance incorporates several steps in
order to complete a full process or cycle.
 Examples of cyclical practices include maintaining
turf areas, which requires soil preparation, seeding,
fertilizer, watering, mowing, and aerating.
Maintenance Systems

 Recreation facility managers should ensure that a
maintenance system is in place that attends to all
non-routine developments before they negatively
influence operations.
 Maintenance systems should be created in the most
effective way possible and should include planning,
work orders, and work assignments.
Maintenance Units

 A unit is a component of the maintenance division
that responds to agency-generated work requests.
 It has the benefit of being familiar with agency
facilities, grounds, and equipment and their
respective maintenance needs.
 A unit could be a complete area or building with a
crew that is responsible for all maintenance
operations within that area.
Specialized Crews

 Specialized crews consist of people who are trained
to have specific skills.
 Examples of specialized crews include tree surgeons,
mechanics, carpenters, locksmiths, plumbers and
electricians.
 Because of their experience or certification, they are
considered experts and their work is expected to be
of the highest quality.
Outside Contractors

 Recreation facility staff may not have the expertise to
perform some facility maintenance needs.
 When this occurs, arrangements can be made with
outside contractors to perform the work.
 These arrangements should always be completed
through a formal arrangement.
Other Maintenance Considerations
 In addition to the basic categories of maintenance,
management must also account for:

 Supervising maintenance activities
 Keeping maintenance records
 Establishing maintenance manuals
 Housing maintenance shops and storage facilities
 Inspecting maintenance work
 Maintaining efficiency systems