7 Steps to Understanding and Improving the Quality of Your PM ActivitiesNeed to get started evaluating your PM effectiveness?
If you have Maximo or another capable CMMS/EAM, chances are you use the Preventive Maintenance (PM) module to some degree – whether to detail PM work to be performed or at the very least, as a method to schedule work. Adhering to a PM schedule is important, but it is only part of the solution to improving your PM quality and consequently the availability of your assets. I wanted to share some ways we have improved the effectiveness of our entire PM program.
Our improvement began with a mindset that "not all assets are created equal" – understanding that different assets require different PM activities to achieve optimal performance. Organizations have to determine a maintenance strategy for each asset whether it is a time-based monthly inspection or a usage-based critical part replacement. But do you know how effective your PM activities are?
That question led us to a process of examining our critical assets, analyzing the work that has been done on those assets – both PM's and corrective – and then determining an appropriate strategy. "Critical" to us meant identifying the "value stream" or assets that cost us money, time, quality or production if they failed or under performed. As we dug deeper, we were able to validate some of our general assumptions, but also uncovered some surprises – like "steam traps".
Our review process centered on a couple of questions: Are we over maintaining our assets? Are our assets still failing despite routine PMs? We then looked at the information we are capturing in Maximo regarding those assets – work, parts, etc… to assess the quality of our PMs and the strategy to maintain going forward.
Following are the 7 steps we used to determine the quality of our PMs:
This process is really the promise of advanced analytics or Artificial Intelligence. But for many, that reality is still a ways off. So, albeit a bit manual, this is a process that you can do today that can really impact your organization. What would it save you to do only those PMs that were y?
One last thought… Regardless of how you get to understand the gaps in your process, there is an immediate need for solid information to make the right business decisions. That requires capturing relevant, accurate and timely data about the work being completed on those most critical assets. After all, there is not much an analysis or analytics can tell you about a work order that simply says, "job done."
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