Medical Construction & Design

JUL-AUG 2015

Medical Construction & Design (MCD) is the industry's leading source for news and information and reaches all disciplines involved in the healthcare construction and design process.

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at a time is inef cient and time consum- ing. However, utilizing infrared scans, technicians can identify which ballasts are hot and thus in need of repair. This way, the entire fl oor can be maintained at one time. A review of work history for a building with 200 ballast changes indicated 200 separate trips to address issues, for an av- erage of 4 per week. A quick cost estimate shows: > 200 trips x 30-minute travel time (cam- pus setting) to and from x $18 per hour (non-burdened rate) = $1,800. > Ballast replacement time was not ac- counted for since that work would still be conducted. > Reduce travel time by 25 percent by using IR scans: 50 x 30 min x $18 per hour = $450. While not a huge number, it is a 75 percent reduction in cost with a conservative reduction in travel time. Over time, utilizing PdM could have a substantial impact on the bottom line. Improper use of PdM The goal of PdM is to identify an indica- tion of performance degradation when the maintenance activity is most cost ef ective and before the asset loses performance or suf ers a functional failure. This is in contrast to the traditional time and/or meter-based maintenance, where a piece of equipment undergoes a maintenance activity whether needed or not. Time- based maintenance is still necessary and should be considered when developing an asset care program. However, it is labor intensive and inef ective for identifying problems that develop between scheduled activities and is not cost ef ective. PdM utilizes nondestructive testing technologies such as infrared, vibration analysis, oil analysis, ultrasonic (acous- tic) and other online tests. Evaluations of actual equipment are also utilized in combination with measurement of process performance to trigger maintenance con- ditions when analyses show assets operat- ing outside of desired parameters. PdM shouldn't be limited to just equipment. It is a great tool to leverage in energy-analysis/conservation and roof- management programs. IR scans of HVAC systems and building envelopes can iden- tify where conditioned air is lost. It can help determine thin areas of insulation and heat/cooling loss through windows. IR scans of roofs can peer underneath bal- last and other roofi ng material to identify where water is being held or possibly leak- ing through. Determining when and where to use PdM, or any maintenance strategy, is criti- cal. Remember the aspirin? Maintenance is not a one-size-fi ts-all activity. Progressive organizations use sound work identifi cation and business case processes to determine where, when and to what extent PdM is leveraged. An unfortunate situation impact- ing numerous healthcare systems is the disregard of data obtained using IR scans and vibrational analysis. When asked how things are going, maintenance often reports they don't know. PdM provides information but, if that information is not reviewed and utilized, then it be- comes worthless. Only by acting will the organization benefi t. Whether conducted in-house by a trained and equipped tech- nician or by a third party, it is imperative to take corrective action on any identifi ed issues to improve the lifecycle care of the equipment. Timothy Schipper is the regional director for engineering solutions for CBRE U.S. Central, East and EMEA. He has over 20 years of experi- ence in maintenance and operations. Schipper is a Certifi ed Maintenance Reliability Professional, Lean Six Sigma Black Belt and Reliability Centered Maintenance Practitioner. BUILDING CARE & OPERATIONS ISSUE FOCUS BEST PRACTICE BENCHMARK MAINTENANCE STRATEGIES Best practice benchmark maintenance strategies developed by Kyoumars Bahrami in "A Maintenance Improvement Program Benchmarking" and pre- sented at MARCON (University of Tennessee College of Engineering): MONTHLY MAINTENANCE STRATEGIES: Predictive Maintenance: Total Hours PdM/Total Maintenance Hours Available ~50% Preventive Maintenance: Total Hours PM/Total Maintenance Hours Available ~20% Planned Reactive Maintenance: Total Hours PRM/Total Maintenance Hours Available ~20% Reactive Emergency: Total REM/Total Maintenance Hours Available ~2% Reactive Non-Emergency: Total RNEM /Total Maintenance Hours Available ~8% Infrared scans of HVAC systems and building envelopes can identify where conditioned air is lost. 34 Medical Construction & Design | J U LY/AUGUST 2015 | MCDM AG.COM

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