Energy, Operations and Maintenance

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Energy, Operations and Maintenance Analysis
Enterprise CMMS
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Informational Initiatives

• Registration of Municipal Building for LEED
  certification
• City Hall Complex energy audit
• Energy audit for 18 outlying buildings
• Meet with occupants to gain support constant

• Building Maintenance
• HVAC
• Elevators
• Electrical Services
• Lights
• Plumbing
• Carpentry
• Fire, Life Safety
• Unusual Sounds and Smells
• Communications
• Custodial Services
• General Housekeeping
• Furniture Moving
• Loading Dock Operations
• Environmental Programs
• Recycling
• Energy Management
• Hazardous Materials

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Operational Initiatives

• Commissioning
• DG-CHP - dispatch equation
• Complex wide temperature standards
• Recycling program
• Green cleaning products mandate
• Electric space heater removal

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Technical Initiatives

• Dispatch equations
• Enthalpy sensors
• Occupant sensors for HVAC
• Vending misers
• Single lamp replacement program

• Occupant sensors for lighting
• Day light trackers
• Load shedding
• Peak shaving
• Sweeping Lights
• Sub-metering

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Total Preventative Maintenance Equipment
Inventory 1852 - PMs
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1. Worker Closes Out WO 2. Supervisor Closes Out
WO 3. PA Closes Out WO 4. Close WO
Customer Calls 8222
Customer e-mails Building-Service
Customer Walks Over to PAs
CMMS
Customer Discovers Need for Service
Customer Uses SRM
Printer generates a hard copy of the work order
Customer Contacts Worker Directly
Customer Informs Supervisor or Manager
WO goes in workers mail box
Customer Contacts CHOP
Worker Closes WO or gives WO to PA to close.
Worker Communicates with Customer Performs
Tasks
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Total DM Hours 19,162.02 Total PM Hours
5,323.75 Total DM/PM Hours 24,485.77
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Monthly Completed DM and PM Work Orders 2005
1,200
1,000
800
600
400
200
0
Jan-05
Feb-05
Mar-05
Apr-05
May-05
Jun-05
Jul-05
Aug-05
Sep-05
Oct-05
Nov-05
Dec-05
673
769
730
631
739
914
679
747
751
761
733
740
DM
214
254
238
251
210
218
266
237
198
207
172
196
PM
887
1,023
968
882
949
1,132
945
984
949
968
905
936
DM/PM
Total DM 8,867 Total PM 2,661 Total DM/PM
11,528
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Number of Work Orders
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Year After Before On No Date 2002 29.5 5.2 63.03 2
.27 2003 26.1 7.2 64.70 2.00 2004 23.7 9.5 66.40 0
.40 2005 21.9 7.6 70.40 0.10 2006 18.4 8.6 73.10 0
.00
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APPROX 22 PM AND 78 DM FOR BOTH HRS WO
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Maintenance Technicians Demand Maintenance Work
Orders By Month for 2005
Total Number of Work Orders 5082
500
450
400
350
300
Work Orders
250
200
150
100
50
0
Jan
Feb
Mar
Apr
May
June
July
Aug
Sept
Oct
Nov
Dec
maint tech
434
472
433
371
400
458
408
436
438
377
422
433
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2004
2005
214 254 238 251 210 218 266 237 198 207 172 196
Its important to have an even distribution of
work across the year.
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Opt ? DM850 PM260 MTTC.8
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Demand Maintenance Work Orders By Month for 2005
by Maintence Code
Total Number of Work Orders 3778
300
250
200
Work Orders
150
100
50
0
Jan
Feb
Mar
Apr
May
June
July
Aug
Sept
Oct
Nov
Dec
95
88
76
59
68
70
66
75
74
82
68
83
carpenter
controls
1
16
34
34
29
23
18
21
35
46
26
5
72
90
98
107
183
289
117
146
142
168
138
149
custodial
68
76
69
52
44
55
65
58
46
64
59
53
electrician
1
13
13
1
0
6
0
0
0
5
0
1
painter
29
5
2
3
8
2
2
3
1
4
3
1
not recorded
vendor
10
9
5
4
7
11
3
8
8
1
3
6
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Hours/Work Orders 2005 (Maint. Tech)
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Where to go next?

• Extend CMMS to 80 staff
• Labor Costs
• Invoice Customers
• How much did we spend on hanging pictures?
• Identifying our least costly tasks to the most
  costly tasks
• Create internal standards
• Compare to industry standards

• Use CMMS to administer contracted services
• Identify services we should discontinue