Highlighter Summer 2015

Summer 2015 | 11 building operator can then develop a prioritization strategy based on any number of factors. These factors can include: • Funding Limitations • Funding Sources • Areas of Focus (Specific Systems or Buildings) • Condition • Service Life When all the prioritization strategies are in place, the system will develop a work plan. The work plan can be for the entire installation or to the specific building. Utilizing a work plan and prioritization strategy is the key to doing more with less. This ensures the money spent is on the items that will have the greatest effect on the overall system reliability. The costs of conducting preventative maintenance and conducting assessments is small when compared to the budgets associated with restoration and maintenance. The assessment increases the effectiveness of the restoration and maintenance budgets and initially and over time will reduce the amount of money that is set aside for emergencies. If the air handler described above is not maintained or assessed, then after a period of time two things will happen, 1) the remaining service life will started to reduce exponentially, and 2) the failure of that unit becomes unpredictable. An unpredicted failure causes capital budgets to be strained, and creates a reactionary culture that reduces the effectiveness of the maintenance staff. Planning for major repairs or replacement allow for a more controlled procurement process which allows for better pricing for the repair or replacement. The information in the work plan is kept live, so as projects are completed or as priorities change, the work plan can be updated. As an installation works through the work plan, the systems and equipment within the work plan are also being aged. When a years’ worth of improvement and repair projects are complete, and the work plan is updated, it will reprioritize the work plan based on the current condition predicted in the software. Giving the facility management the most up to date and effective work plan for maintaining the installation’s reliability. When the air handling unit is repaired, replaced or inspected, the remaining service life is updated. Based on the priority rules applied in the work plan when the work plan is re-run, the air handling units location on the list of projects (if it needs one) is adjusted. In the past, building managers were responsible for submitting to an installation manager or facility supervisor all the projects that should be addressed on that one building. All the lists were compiled and an open meeting or debate would be scheduled to prioritize and budget for all the projects. On smaller well maintained installations, the maintenance team could stay ahead of the curve, but with larger areas and a more wide range of facility types, this becomes more and more difficult to conduct effectively. Understanding the condition of all the pieces allows for a better understanding of the condition of the whole assembly. Conducting a facility assessment and utilizing these strategies allows for the same level of understanding and control for entire installations. The technology and tools exist to allow facility managers to achieve this. Using these tools achieves more reliable facilities while spending less on labor, material and oversight. n George Fragulis, PE, LEED AP, CEM, BEMP, PMP Principal | Program Manager Joe Stitt, PE, LEED AP BD+C “You get to wear more hats as you take on more roles. An important quality of a leader is to be a step or two above the competition, always thinking ahead. Pond needs to be a leader in technical innovation and the use of technology.” Arwin Lopez, PE He believes that it’s effective to learn by other’s examples and even their mistakes. “The more we know the better we are,” he says. Marcus Anderson, EIT “Never leave before your guys do.” If everyone is staying late working on a project, it is important to see the project manager or leader there too. He says that if they lead by example, that inspires everyone to work harder. “ Sometimes people would think it was funny to hit the ball at my truck on the driving range. ” -Joe -First/Worst job at a golf course in Ohio “ The system would automatically dial for me, so sometimes I would inadvertently call someone on the West Coast when they were still sleeping. ” -Arwin -Worst job as a telemarketer “ I would have to come in at 5:00 am and work in the large store freezer and then restock the customer freezers. It was so cold that I always had to wear a heavy coat. . ” -Marcus -Worst job as a frozen food stock clerk LEADER POND P