FACILITY OPERATION & MAINTENANCE

IR SYED JAAFAR IDID BIN SYED ABDYLLAH IDID

Ketua Penolong Pengarah Kanan (Mekanikal)

JKR Wilayah Persekutuan Putrajaya

CO

NTE

NT

Operation & Maintenance – An Overview

HIGHLIGHTS:

Operation & Maintenance – Objective

Operation & Maintenance – FM Concept

Element of Best Practice

Impact to High Performance Asset

Relationship to Total Asset Management

FACILITY OPERATION & MAINTENANCE – AN OVERVIEW

DEFINITION :

• Operations and maintenance typically includes

the day-to-day activities necessary for the

building and its systems and equipment to

perform their intended function.

• Operations and maintenance are combined

into the common term O&M because a facility

cannot operate at peak efficiency without

being maintained; therefore the two are discussed

as one.

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DEFINITION :

• Maintenance is re-instating physical

condition to a specified standard

• It is preventing further deterioration or

failure

• Maintenance is restoring correct operation

within specified parameters, replacing

components at the end of their

useful/economic life

AN

OV

ER

VIE

W • Improvements and upgrading to provide

additional or new service capability or function

• Upgrading to meet new statutory requirements

• Major refurbishment and replacements to

extend the useful life of the building

• Restoration of the entire building to operational

condition after total or near total failure

• Operational tasks to enable occupancy and

use supply of utilities

THE FOLLOWING ARE NOT CLASSIFIED AS MAINTENANCE

FACILITY OPERATION & MAINTENANCE – OBJECTIVE

OB

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TIVE

WHY NEED OPERATION & MAINTENANCE ?

• Safe and can be used (in terms of durability and

health)

• Getting maximum durability as per expenditures

• Achieve an acceptable level of usability

• Maintaining the performance and comfort

• Able to operate asset until irreparable damage

• Plan for assets reliability and response services

FACILITY OPERATION & MAINTENANCE – FM CONCEPTS

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OPERATION & MAINTENANCE

TYPE OF OPERATION & MAINTENANCE :

Preventive Maintenance:

Maintenance work is carried out according to

the design plan or program established by the

policy of maintenance, the life of the premises

and periodic inspections.

Breakdown Maintenance:

Maintenance work performed on equipment

that has broken down and is unusable. It may be

either planned or it can be unplanned.

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CATEGORIES OF DAMAGE :

Emergency :

damage to the relationship or essential services (disconnected or interrupted) that complicate the lives of users or that may affect the security service or the user. Example : lift mantrap

Urgent :

which involves damage to property and consumer safety and could affect service and comfort to the user group. Example : Air conditioning not function

Normal :

other damage that do not affect service or cause minimal discomfort to the user

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SERVICE REQUEST

Response Time

Emergency : Immediate

Urgent : < 15 minutes

General: < 30 minutes

Execution Time

Emergency : 15 minutes

Urgent : < 30 minutes

General: < 3 days

FACILITY OPERATION & MAINTENANCE – ELEMENT OF BEST

PRACTICE

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FM matters NOT OFTEN heard by core until there

is PROBLEM

The Clients are NOT INTERESTED in day-to-day

details of O&M unless IT AFFECTS THEM

CONSIDER THESE…

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RA

CTIC

E WHAT ATTRACTS USERS/CLIENTS?

Bottom Line

Image

Current Trends

Politics

Productivity

Core Business Delivery

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OPERATION

COMPLAINT MANAGEMENT

REPORTING SYSTEM - CMMS

COSTUMER SATISFACTION SURVEY (CSS)

SCHEDULLING SYSTEM – BCS

KEY PERFORMANCE INDICATOR (KPI)

MAINTENANCE

ROUTINE INSPECTION (RI)

PLAN PREVENTIVE MAINTENANCE (PPM)

CORRECTIVE MAINTENANCE (CM)

SCHEDULE CORRECTIVE

MAINTENANCE (SCM)

JKR WPP COMPLAINT MANAGEMENT

COMPLAINT

JKR CALL CENTRE

FM Contractor

Help Desk

JKR Verification

Client

Verification

Complete

Raise W/O - CMMS

Action

CLOSED

Service Rating

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COMPUTERIZED MAINTENANCE MANAGEMENT SYSTEM - CMMS

MAINTENANCE DASHBOARD SCREEN

NET MAIN LOGIN http://202.9.101.48:90/thpsinar/modules/main/login.php

CUSTOMER SATISFACTION SURVEY (CSS)

Consistent Rating

More clients participation

Give rating during closing of work order

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https://docs.google.com/forms/d/1vwFuDUfB2_W76PVx0G0O7JB7q8S_nBMRv2GbWQbho9o/viewform?usp=send_form

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GOOD KPI CHARACTERISTICS

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KPI EXAMPLES

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PLAN PREVENTIVE MAINTENANCE (PPM)

14.09.2015 14:15

FACILITY OPERATION & MAINTENANCE – RELATIONSHIP TO TOTAL

ASSET MANAGEMENT

RELA

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PAM APPROACH

1980’s 1990’s 2000’s 2010’s

Source : Manual Pengurusan Aset Menyeluruh (MPAM) 2009

Total Asset Management

Total Facilities Management

Comprehensive Maintenance Management

Corrective Maintenance

Current Practise

Approach Reactive

Maintenance

Approach Proactive

Maintenance

Approach Customer Focus

Approach Return of

Investment

Best Practise

Task Based Contract

Performance Based

Contract

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ALIGNING UNDERSTANDING

Facility Policy Optimizing Asset Life Cycle Performance Management

O&M Efficacy Performance Service

Delivery Continuous Process

Improvement

Corporate Objective Profit & ROI

CAPEX Investment

Service, Operation, Maintenancd, Repair &

Replace

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O&M VS. FM

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MAINTENANCE STRATEGY

RELA

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MAINTENANCE STRATEGY

Inception Hand Over

RELA

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OPERATION & MAINTENANCE COST :

FACILITY OPERATION & MAINTENANCE – IMPACT TO HIGH

PERFORMANCE ASSET

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Tanah Runtuh Kuarters

Presint 9

22/3/2007

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Operasi di Pusat Imigresen terhenti -

Bangunan di Putrajaya dilimpahi air paip

bocor dari tingkat 7

12/4/2007

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PM terperangkap dalam Lif di PICC

12/2/2009

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it life

O&M - IMPACT TO HIGH PERFORMANCE

ASSET

THANK YOU