1. Course of Study 5. Maintenance Management Assessing Maintenance Needs
Finding the Actual Problems
Preparing a Maintenance Plan

2. Maintenance Management
It is the act of keeping something in good condition by checking or repairing it regularly
The types of maintenance at any property can be grouped under a variety of labels such as:
Routine Maintenance
Preventive Maintenance
Guestroom Maintenance
Scheduled Maintenance
Emergency and Breakdown Maintenance
Contract Maintenance

3. Maintenance Management
Routine Maintenance:
It pertains to the general upkeep of the property, recurs on a regular basis and requires relativley minimal skill or training to perform, e.g. grass cutting, leaf raking, snow shoveling, carpet and floor cleaning
Preventive Maintenance (PM):
PM on equipment is generally performed using manufacturers’ information concerning maintenance needs as a guideline. It requires good mechanical knowledge and common sense

4. Maintenance Management
Guestroom Maintenance:
It is a form of preventive maintenance and it involves the inspection of the operations of a number of items in the guestroom, e.g. minor lubrications of doors and repair of obvious small problems

5. Maintenance Management
Scheduled Maintenance:
It may require that major pieces of equipment be removed from service for several hours or days
At the sometime the needed repair may be rather costly and may be performed by contract service personnel, e.g. the repair of a leaking piece of refrigerant piping in a rooftop air conditioning unit, de-scaling boilers and water heaters.
Hence, it requires advance planning, specialized tools and equipments and high levels of coordination between departments

6. Maintenance Management
Emergency and Breakdown Maintenance:
They are those which either have an immediate revenue effect (OOO) or are likely to have a revenue effect if allowed to continue (poorly operating food service refrigeration system will not chill the food)
They are costly for the operation because:
Premium charge
Traditional parts become useless
Other costs associated with their solution e.g. a leaking pipe may also damage walls and ceilings

7. Maintenance Management
Contract Maintenance:
At all properties, the maintenance effort is a mix of in-house and contract activities
Contract maintenance activities are undertaken for a variety of reasons, such as:
Minimize staff on the payroll
Special tools or licenses are required to perform
A temporary staff shortage
A need to deal with emergencies
The complexity of the task is beyond the skills of staff
E.g. elevator maintenance, window cleaning, kitchen duct cleaning, pesticide application, etc.

8. Finding the Actual Problem
Effective maintenance management examines the role of maintenance in minimizing the risk of safety or environmental incidents, advance publicity, and loss of profitability.
In order to reduce the risk reducing tools, it explains their applicability to specific situations and enables to select the tools that best fits the requirement

9. Finding the Actual Problem
Maintenance can mean different things to different people
Senior managers and accountants see maintenance as a cost burden that should be minimized
At the working level, maintenance refers to a set of preventive, corrective or breakdown rectification activities.
Some classify it as pro-active work or predictive activity

10. Preparing a Maintenance plan
One of the most important aspect in maintenance management is developing a good plan to guide operations within the organisation
Organisation should develop long range strategies and one-year maintenance work plans to implement those strategies
The one-year plan should be developed after the respective budget has been determined
The plan should be a result of analyzing historical quantities of work performed and the resulting level of service
Information on quantities of work performed can be found in the Maintenance Mgmt. Information system

11. Preparing a Maintenance plan
Plan Format: The plan of the format can be tailored to fit the organisation. However, the following items should be considered:
Construction: The major construction should be assessed and as per that the budget should be allocated, e.g. room/outlet expansion, new avenues, recreation centers, swimming pool, race course, etc.
Rehabilitation or resurfacing: Maintenance needed to prepare roads scheduled for rehabilitation and/ or preventive maintenance should be determined and planned. Work such as base repairs, inlay, edge repairs, should be performed in advance to ensure proper curing and performance analysis before resurfacing

12. Preparing a Maintenance plan
Special Priority Items:
Items that are given special priority should be emphasized, such as the maintenance plan in the public area, guestroom area, garden, etc. which directly impacts the business
Labor Intensive Activities:
These activities should be analyzed to determine if more cost effective measures can be performed.
Section Plan:
The maintenance plan should start at each department and finally combined to determine the actual plan

13. Personnel Management in Maintenance
Key concerns in the management of maintenance department personnel include job qualifications, on the job supervision and employees productivity
Management personnel for the engineering department will need to have some level of mechanical and electrical skill
The smaller the property, the more the engineering mgr. will have a ‘hands on’ role with regard to maintenance
Line staff in maintenance require broad skills in maintenance in the smaller property
An employee training program will continue the process of skills improvement in maintenance, enhance overall job safety and create a conducive working environment