The chiller is busted again and building occupants are complaining. How quickly are you getting it back up and running? MEP/FP (mechanical, electrical, plumbing, fire protection) assets are the backbone of your facility: without them, it won’t run. Mismanagement can spell big trouble, both in the short term (inefficient performance) and the long term (total asset failure).
Today we focus on speed: how much time elapses between when an initial problem arises and when it gets fixed? Decreasing lag time and increasing wrench time reduces interruption to occupants, cuts down on suboptimal asset performance, and frees up your schedule so you can keep moving to your next project. All of these add up to saved time and money. Want to improve your bottom line and lower your stress levels? Follow our tips to speed up your MEPFP management.
How Do I Speed Up My Process?
- Have an efficient work order notification system
- The first hurdle you’re dealing with in the MEPFP asset failure process is awareness. Busy building occupants don’t want to halt their day to fill out a paper work order that may get lost in the mix. Paper work orders are quickly becoming a thing of the past: an email work order notification system eliminates an extra step and improves record keeping. Proper notification will reduce lag time, which makes for happier occupants and healthier assets Work order software is your best bet here--it can receive, organize, track, and maintain records for you.
- Know an asset’s service history
- Was this same problem taken care of half a year ago? Learn what steps were taken last time. You’ll spend less time diagnosing problems and more time fixing them. In addition to speeding up processes, a work order history helps you make big-picture decisions if problems persist, because you could be losing money. Eventually, the cost of repeated repairs is going to exceed the cost of total asset replacement. Not confident making that call? We’ve got a guide.
- Be proactive
- The only thing better than fixing a problem is preventing it. Reactive maintenance, no matter how efficiently performed, will yield less efficient results than preventive maintenance (check our logic here). If a fan belt is breaking at a regular interval, be proactive and replace it before it causes trouble. Preventive maintenance eliminates surprises, ensuring smoother operation and longer overall asset life. Again, work order software can automate this process, which saves you even more time (and money).
- Track asset location
- Know where an asset is. Don’t waste time searching for a pump in a crowded mechanical room. Know the location, find it, and fix it. If possible, get blueprints or floor plans in digital format--they’ll be easily editable and shareable. An asset mapping software is an investment that will pay off big time if you’re looking to stay organized and efficient. Accurate asset location paired with a tool like a QR code scanner will keep your team mobile and give them access to up to date asset information wherever they go.
- Record the make, model, and serial number
- You may know your facility inside and out, but not everyone does. Make, model, and serial number give team members all the info they need to learn how to most effectively service an MEP/FP asset. Maybe they’ve worked with it before, or maybe they’ll use the information to access an O&M manual--either way, they’re working more efficiently than they would’ve without it.
- Find a good facility management software
- Sensing a theme? A good computerized maintenance management software (CMMS) will support all the above tasks and more. If you have a system in place already and it isn’t satisfying these needs, consider a switch. No facility management software at all? An implementation team could collect all this data for you.
Questions? Did we miss something? Leave a comment letting us know how you’ve improved your MEPFP asset management. Your input is important, and chances are someone can learn from your technique.