1 T otal M aintenance S ystem (TMS) Edgewood Management Corporation Presents Jamal Abdul-Wali

Edgewood Management Corporation 2 What is a Total Maintenance System? Preventive maintenance Preventive maintenance Corrective maintenance Corrective maintenance Outstanding work orders Outstanding work orders Number of maintenance personnel Number of maintenance personnel

Edgewood Management Corporation 3 What is Preventive Maintenance? Scheduled maintenance on HVAC units Scheduled checks on interior of buildings Scheduled checks on exteriors of buildings Etc.

Edgewood Management Corporation 4 06/03/2002EDGEWOOD MANAGEMENT COMPANYPage 1 3:40pm Brookland Manor Apartments ID = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = =

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6 Generate Reports Daily Daily Select 5-5 screen Enter current date Weekly Weekly Select 5-5 screen Enter weekly period Monthly Monthly Select 5-5 screen Enter monthly period

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9 What is Corrective Maintenance? Any work order generated because of a reported or known problem that hinders the proper function of equipment or occupancy of a unit, etc.

Edgewood Management Corporation 10 Generate A Work Order Rent roll login Select 5-1 screen Hit enter Enter address for work order ticket Make sure it matches the residents name Add maintenance techs name responsible for doing the work Describe repairs to be done

Edgewood Management Corporation 11 Work Inside the Unit Document start time Perform the repairs Describe work performed Document completion time Important –always leave bottom of work order in unit for resident

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Edgewood Management Corporation 14 Daily Closing Of Work Orders Select 5-2 on screen Enter the following: Who completed work Describe work done Date work completed Start time & finish time

Edgewood Management Corporation 15 Daily Incomplete Work Orders Close out incomplete work orders ( work was started but could not be completed ) Generate new work orders for incomplete work Give reason why work not completed

Edgewood Management Corporation 16 Generate Reports Daily Select 5-5 screen Enter current dateWeekly Select 5-5 screen Enter weekly periodMonthly Select 5-5 screen Enter monthly period

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Edgewood Management Corporation 19 Looking for a needle in a hay stack

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Edgewood Management Corporation 21 Main Line Backups Equipment used: Hydro-jet, K-1500, and K-50