Wednesday, July 21, 2010

Preventive Maintenance / Energy Savings

The single best Return On Investment (ROI) you can achieve from your heating maintenance and cooling system, is regularly scheduled preventive maintenance. In fact, an expert heating maintenance program easily pays for itself in annual energy savings and avoids costly repair bills.  Preventive maintenance of your equipment will prevent future problems and unwanted costs. Your cooling and heating system will be kept at peak performance by following routine PM and Inspection. A typical heating and cooling Preventive Maintenance Inspection will include the following tasks:

Sample tasks:
• (IR inspections) Tighten all electrical connections and measure voltage and current on motors. Faulty electrical connections can cause unsafe operation of your system and reduce the life of major components. 
• Lubricate all moving parts. Parts that lack lubrication, cause friction in motors and increases the amount of electricity used. 
• Check and inspect the condensate drain levels. 
• Check controls of the system to ensure proper and safe operation.  
• Inspect evaporator (indoor blower) and condenser (outdoor unit) air conditioning coils. Dirty coils reduce the system's ability to cool and cause the system to run longer, increasing energy costs and reducing the life of the equipment. 
• Check refrigerant level and adjust if necessary. Too much or too little refrigerant will make your system less efficient increasing energy costs and reducing the life of the equipment. Experience shows that improper refrigerant charging wastes an average of 30 percent on one's cooling bill!
• Clean and adjust blower components to provide proper system airflow for greater comfort levels. Airflow problems can reduce your system's efficiency by up to 15 percent! 
• Check all gas (or oil) connections, gas pressure, burner combustion and heat exchanger. Improperly operating gas (or oil) connections are a fire hazard and can contribute to health problems. A dirty burner or cracked heat exchanger causes improper burner operation. Either can cause the equipment to operate less safely and efficiently. 
• Inspect, clean, or change air filters. A dirty filter can increase energy costs and damage your equipment, leading to early failure.

Energy Savings through Monitoring and Controlling:
• Power Factor Controller
• Lighting Controller
• Energy Surveillance System
• Demand Response Program with your Energy Provider
• Frequency Drives

Listed above, are just a few steps that can be used to help get a better handle on energy savings - ones that can be used to help reduce costs. Most energy providers are more than happy to work with their customers to help reduce power consumption.  Along with a preventive maintenance strategy, energy monitoring can also be incorporated into your CMMS software (Computerized Maintenance Management System) to keep your equipment running efficiently, and alarm you when there is a problem with filters, motors, fans, water temp, and air temp, just to mention a few things.

• Reduce Energy Consumption

• Reduce Energy Cost
• Extend the Life of Equipment
• Improved Bottom Line

Get the most out of your CMMS system, through ENERGY SAVINGS!
Ask 'Main T. Man' about Energy Savings.
It's all about R.O.I. the form of Energy Savings!
Call 1-262-725-3590 (1-262-244-0346 FAX). or

Friday, June 18, 2010

Healthcare & Facilities Management software...

Whether your facility is part of a Hospital Group, a Treatment Center, or a Long-Term Care Center - no matter what the size of your organization, the use of a Maintenance Management software solution will help meet your tracking needs.  Such software will provide you with the necessary tools to protect your assets and extend the life of those assets. 

You can protect the life-cycle of all assets by using a Maintenance Management program. That will allow a Facility or Maintenance Manager to organize information and provide timely work orders for unscheduled or preventive maintenance - while managing inventory, storerooms, equipment, historical data, and by providing executive reports - to optimize performance. What features does such a solution provide?

• Preventive Maintenance work orders auto-activate and print
• Integration to building controls systems (auto-generate work orders)
• Asset Maintenance Scheduling
• Track Labor
• Track Parts and Tools
• Attach Drawings for Space Planning
• Attach special instructions from Manufactures
• Warranty Information
• Assess facility conditions (Housekeeping)
• Safety Inspection Check List
• Keep track of Calibrations
• Use wireless and Barcode-enabled handhelds
• Identify equipment that may be HIPAA related
• Compliance Reporting

The key benefits of using a Maintenance Management Solution in your facility would be:

- to lower operating costs
- reduce downtime
- control maintenance expenses
- improve overall productivity

The demands placed upon most organizations today are many.  The ability to gather historical data will keep Administrators informed - so that they can make informed decisions about how to invest, maintain, and protect the combined assets of the overall operation.  Administrators would also have the ability to review Key Performance Indicators at a glance.

For the past 20 years, Eagle Technology has developed a reputation for having supplyied a "best in class" facility maintenance management software system - to 1000's of similar facilities, all around the world. Some examples: The Blood Center (of Wisconsin), the Madison Memorial Hospital (Idaho), and the Wenatchee Valley Medical - just a few of our clients...

It's all about R.O.I. the form of Cost Savings! 

Ask 'Main T. Man' about cost-savings and ROI.
How much $$$ would you SAVE at your organization?
Call 1-262-725-3590 or 1-800-388-3268 (North America). or

Tuesday, May 18, 2010

Oh and HOW time flies...!

Time flies...

ack in January, I made a resolution that I would build-up my CMMS database and get to adding the information that has been sitting on my desk (or in a drawer). So, as you can tell, that information never made it into the CMMS system. Now, it's Spring and that old saying came to mind, "Spring cleaning" (my desk and drawers, first?).

Time to get to that list of things get cleaned and organized (after all the snow has melted and the warmer temperatures have arrived). Summer is not too far behind. I shall do some Spring cleaning of my CMMS software package - and clean-out some of the data that is not needed.

Let's see ...what equipment or asset has been scraped? Or sold - items that might still have parts, PM’s, Task, missing information, and any other information associated (stuff that is no longer needed) - and has become, "clutter".

Now would also be a good time to archive and to correct those misspelled words that a couple of Technicians keep giving you a hard time about.

h-hah! Now, I remember what I did with all the info that I was going to add last January. It's ALL still in my "To-do" folder - which also reminds me ...I need to clean-up the scheduling of the CMMS jobs.

ep, maybe "NOW" would be a good time to look at your CMMS data too see what "clutter" (you DO have some, don'tcha?) can be gotten rid of, and perhaps you also can get to adding some of the information that you've collected (but haven't taken the time to enter)?

s long as you are looking at your data, wouldn't it be a good time to implement some Best Practice guide lines?

Best Practices

- Make sure your data is clean, consistent, accurate and complete.
- Clean: No spelling errors, and any unnecessary information.
- Complete: all of the fields in each record have been populated.
- Accurate: Correct information.
- Consistent: Stay with agreed upon numbering and naming convention.  

Time is now ...and it's a'wastin' !

Ask 'Main T. Man' about your database.
Have you completed your Spring cleaning?
Call 1-262-725-3590 or 1-800-388-3268 (North America). or

Wednesday, March 3, 2010

Looking for Cost-Savings?

Have you ever thought about taking advantage of the incentives that are out there - for you to get your assets running more efficiently - and find ways to shore up that bottom line? This is but ONE example that could save you maybe ... 20% to 30% (or more) in heating and cooling energy costs.

Now that I have your attention, let me explain a little bit about the importance of having a good preventive maintenance plan in place. I will list some of the items that are covered in a Heating and Cooling System Tune-Up Incentive.

- Heating Equipment 
- Chillers  
- Air Conditioners  
- Steam Traps   

One of the key elements in all of this, is being able to show that you have a good PM program in place. Another, is that you are checking what needs to be checked (and that you have the documentation to back it up). Below, is an example of some of the checks and documentation that you will want to have. You would want to show your: Monthly, Quarterly, Semi Annual, and Annual inspections. Here are just a few of the tasks that would need to appear on the PM sheet.

- Air cooled condenser coil cleaning  
- System pressure check and adjust  
- Filter Inspect or replace  
- Belt Inspect or replace  
- Economize condition check and repair 
- Contactors condition 
- Evaporator condition 
- Compressor amp draw 
- Supply motor amp draw 
- Condenser fan(s) amp draw

By having a good PM program, you would be able to list: all your Equipment items; their capacity; service date; hours of operation; who performed the work; when it was completed; what tasks were completed; and also capture, parts and labor costs. This is just some of the information you would have available. You would enjoy the piece of mind knowing the condition of ALL of your assets. Remember, cooling season is just around the corner. Wouldn’t be great to avoid some of the alarms, and the phone calls? Why not take advantage of the incentives and SAVE 20% to 30% - extend the life of your assets!

And make yourself "look good", for having done so!

Ask 'Main T. Man' about cost savings.
Are you, lookin' good?
Call 1-262-725-3590 or 1-800-388-3268 (Tech Support). or

Tuesday, February 2, 2010

Foretell the Future? - Predictive Strategies

If you could "look into the future" at your Facility, what would you want to see in the area of maintenance?

• Less down Time
• Better Planning and Scheduling
• Parts on hand
• Fewer Emergency Repairs
• Machine Availability
• Reduced Inventory
• Mobile Devices
• Barcode
• Training

Well, we all know that we can not look into the future - no more than were we to "blink twice and wiggle our nose" - such that our Facilities Maintenance problems would, simply "disappear". But we do have the tools at our disposal to help the future be brighter. The CMMS tool that is often under-utilized is:  Scheduling. 

Planning and Scheduling is a scheme with a purpose. It's intended to utilize your existing maintenance (or contract) resources to reduce downtime and minimize the overall costs.

That is accomplished through:

• Prioritization of work
• Machine availability
• Resources
• Tools and materials availability
• Scheduling the work to be done

The establishment of priorities is always 'step-one' of the plan.  Schedule extra down-time, if necessary,  with appropriate personnel. Have all tools and materials needed to complete the work ready in advance - so that, only jobs (for which materials are available) are scheduled.

If that sounds way to simple, it may be the case for you, but think about how many times someone has said, "Why was that job completed before 'this or that'..." or "You can’t take that machine now..." or "The machine has been taken out-of-service...", and "The mechanic needs 'such-and-such' tool or part, but those won't be available for a week".

When that sort of thing  happens, we all wish we could just, "blink our eyes and wiggle our nose", to disappear!

Ask 'Main T. Man' about planning.
Foretell the Future!
Call 1-262-725-3590 or 1-800-388-3268 (Tech Support). or

Tuesday, January 5, 2010

ProTeus V & Asset Management ...

Today the key (for any company desiring to achieve a high-standards set for Asset Management): they must look at the whole picture!  And this includes, but is not limited to:  Health and Safety, CMMS, Root Cause Analysis, Plant capability and criticality, Operational and Maintenance practices and behaviors, Support services. The organization and leadership at any company needs to be 100% behind any program from cradle to grave to achieve success.

Your CMMS is your maintenance management database. The CMMS is the place where the foundation of your asset management system sits ...being the functional hierarchy.

Embedded in this structure are your equipment assemblies and components, the strategies you develop to maintain your assets, the schedules that support your strategies, the record of costs associated with maintaining and the history of breakdowns, inventory of parts, and citical spares. A well utilized and managed CMMS is an invaluable tool that should be in close alignment with a "Work Management" system.

• Identify equipment (process/building/utilities/support services) that need PM to achieve conformity to product requirements
• Determine and define the methods of PM (usually detailed by manufacturer of equip. in user manuals)
• Determine & define frequencies of PM (usually detailed by manufacturer of equip. in user manuals)
• Provide evidence (records) that PM's were done per schedule & method
• Calibration requirements
• Location
• Tracking Number.
• Calibration requirements
• Calibration interval with justification for the interval
• Calibration Procedure
• Calibration History
• Calibration Due

The standard clearly calls out for a documented procedure for preventive maintenance. I have found that using process manuals, which contain all the needed procedures and forms, i.e. work instructions, daily records, preventive maintenance schedule, etc. lends to keeping things nice and tidy in Proteus and readily available for employees, management and auditors.

Maintaining assets in top operating condition is vital to meet production and service commitments. The ProTeus family of solutions has the following benefits for the manufacturing industry:

• Improving asset life – Overall Equipment Effectiveness (OEE)
• Process and action documentation for ISO compliance
• Minimizing downtime
• MRO spare parts inventory control
• Educated asset decisions

Ask 'Main T. Man' about Asset Management.
Call 1-262-725-3590.