A four-step asset maintenance plan

Whether starting from scratch or renewing an existing program, it is best practice to utilize a multidisciplinary team to build or validate life-cycle models for facilities. In its simplest form, this falls into two distinct categories: planning, design and construction (PDC) and operations and maintenance (O&M).

Although developed using many disparate data systems, it is important for PDC documentation to flow easily in and out of the organization’s computerized maintenance management system (CMMS). This best practice results in two sources of truth — the capital investment plan and the CMMS. Here is a four-step solution to help accomplish that goal:

1. Develop decision-making models and evaluate key performance indicators from all data streams. Consider the value of single platform operations for PDC activities to reduce the number of data streams.
2. Collect asset inventory and priortize assets using a facility condition assessment (FCA) model developed by the team. Obtain approval from the chief financial officer for capital versus operational budget criteria.
3. Update preventive and predictive maintenance procedures and service intervals within the CMMS. To do this, first begin with the original equipment manufacturers’ recommendations. Next, move to selected engineering best practices once adequate outcome data has been collected on the effectiveness of selected service intervals. Ensure documentation is clearly identified/recallable, concise and compliant with regulations. Ensure the established risk criteria is approved by administration and aligned with the organization’s hazard vulnerability assessment plan.
4. Develop investment criteria to define capital project scoring using a 10-year investment cash flow model and four-category condition assessment from the FCA for life-cycle data to inform investment planning.

Use these steps to ensure PDC and O&M activities are defined by mission-based, patient care priorities using a weighted model for portfolio assets. 

Mark Kenneday, MBA, CHFM, CHC, FASHE, director of market strategy and development for health care at Gordian, based in Greenville, S.C.