Applications
"We have the capability to analyze, slice, and dice data in the manner that management needs, helping them look at it in different ways and strategically plan their next steps."
- Robert Stephen
- Project and CAFM Manager
- Silicon Graphics, Inc.
User Overview: Preventive Maintenance
ARCHIBUS Preventive Maintenance (PM) is an essential tool to enable organizations to proactively maintain their critical pieces of equipment and/or effectively schedule recurring work (such as housekeeping) to specific locations (such as a room, floor, or building). When organizations do not properly maintain equipment and real property assets, costly repairs and lengthy downtimes may result, negatively affecting operational productivity, and ultimately the bottom line. By streamlining the preventive maintenance process, organizations miss fewer critical maintenance tasks and minimize errors. Through automation, organizations also gain efficiencies by being able to balance schedules, optimize resources, and better track planned versus actual maintenance work.
Web-based ARCHIBUS Preventive Maintenance provides the same Windows-based PM functionality offered in the existing ARCHIBUS Building Operations module, with the addition of an intuitive, forms-driven interface, enhanced process and planning controls, integration with the Web-based ARCHIBUS On Demand Work application, and several useful filtering and bulk-editing features to make the PM scheduling process easier and more efficient.
This step-by-step overview shows the basic process that a user would take, from setting up procedures and defining schedules, to generating Work Orders, to updating and completing those Work Orders.
The first set of processes, mostly performed by a facilities department or function, creates schedule rules and generates PM Work Orders that follow those rules. The first step is to create PM procedures, procedure steps, and to define resources for those steps. The user does this by clicking on the appropriate level of the tree view (left panel) and editing the information in the panel on the right. Procedures may be defined to suppress other procedures if they overlap in time, such as a semi-annual procedure suppressing a quarterly procedure:
After defining procedures, the user assigns those procedures to either equipment or locations. First, the user clicks on a piece of equipment or a set of equipment that needs a procedure assigned, and then selects the appropriate procedures for the selected equipment using the list of Available Procedures. The assigned procedures show on the Assigned Procedures panel, and the equipment turns bold to indicate that it has procedures assigned to it. Users may show only equipment that does not have procedures assigned by clicking the “No Procedure” checkbox on the Filter panel.
Next, the user defines the rest of the schedule rules by clicking on the desired equipment-procedure or location-procedure combination. The user may edit multiple combinations at once for schedules that contain the same rules.
When all schedule rules are defined, the user is ready to generate Work Orders and Work Requests. First, the user may select any filter conditions to limit the Work Orders generated, and also specify a date range within which the PM Work Orders must be performed:
In the next tab, the user gets a list of possible PM schedules that meet the filter conditions and date range. Then the user can select how to group the Work Requests into Work Orders, and click the “Generate” button to get the resulting Work Order list:
Shown below is the list of Active PM Work Orders with their associated Work Requests:
Instead of manually generating PM Work Orders, the user may define rules to automatically generate PM Work Orders on a recurring basis. The rules include the same filtering and grouping conditions as in the manual process, and also a recurring pattern that the application would use to launch the generation process.
After Work Orders are generated, a designated Supervisor manages all Work Order / Work Request activity. A supervisor may schedule craftspersons or service providers, issue the Work Requests, and finally update them with actual information, complete, and close them. This process is very similar to how Supervisors manage On Demand Work Requests within the ARCHIBUS Building Operations suite.
Shown below is the Planning Board, which supervisors may use to schedule craftspersons for both Preventive Maintenance and On Demand Work applications:
Below is the view to Issue and Print Work Requests:
And below is the view to update, complete, and close Work Requests:
The Preventive Maintenance application also includes useful charts that help managers plan work and analyze results. The Maintenance Reports dashboard displays equipment cost history, outstanding work, and craftsperson availability:
Among the various forecasting tools is the 52-week PM Work Schedule, shown in the dashboard view below. This summary table shows trade hours planned for a given date range, based on the existing PM schedules. Managers may load-balance trade hours by clicking on any of the cells, adjusting the associated PM schedules, and clicking Recalculate. Total labor costs are shown in addition to labor hours at the bottom of the table:
Lastly, among the equipment analysis summary tables is the Equipment Maintenance History. It provides the basis for analyzing performance and helps detect patterns that may require remedial process changes:
