Facilities As Assets - Effective Building Maintenance: Protection of Capital Assets - page 4

address problems as they are identified. This allows casual stressors
to be eliminated or controlled prior to any significant deterioration
in the physical state of the component.
Both of these topics are discussed in Chapter 3.
Programmed maintenance doesnotinclude the following:
1. Facilities-related operations such as utilities, custodial work (servic-
es and cleaning), snow removal, waste collection and removal, pest
control, grounds care, or fire protection services.
2. Alterations and capital improvements to change function or utiliza-
tion.
3. Legislatively mandated activities such as improvements for acces-
sibility, dealing with hazardous materials, etc.
4. New construction, including additions to or general renovation of
an existing building.
5. Demolition.
The goal for any programmed maintenance program is to address
100% of the maintenance requirements for each building component.
However, things break unexpectedly, a component fails early, or a pre-
ventative maintenance procedure proves to be inadequate. Under any of
these conditions, maintenance and repair that has not been programmed
is required.
Unprogrammedmaintenance can be identified by a building occu-
pant/user, by the maintenance staff while performing routine preven-
tative maintenance procedures, or by predictive maintenance tests and
evaluations. The result is that a work order must be issued for the neces-
sary unprogrammed, but needed, maintenance or repair. (At its worse,
unplanned component replacement or major renovation may even be re-
quired.)
Thus, it is essentially impossible to achieve the goal that 100% of
maintenance activities be programmed—a 70-80% goal is more realistic.
Ifunprogrammedmaintenanceconsumes30%ormoreoftheavailablemainte-
nanceresources,thentherearesimplyinadequateresourcesavailabletoprovide
therequiredlevelofprogrammedmaintenance .