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Maintenance Contract

Maintenance Contract. for. at. Fixed Plant & Equipment. Churchlands, Joondalup & Mount Lawley. Fixed Plant & Equipment Contract. Presentation of a case study of a: Maintenance Contract for Fixed Plant & Equipment. A Significant contract for ECU $. Overview:. Major Change Initiative.

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Maintenance Contract

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  1. Maintenance Contract for at Fixed Plant & Equipment Churchlands, Joondalup & Mount Lawley

  2. Fixed Plant & Equipment Contract Presentation of a case study of a: Maintenance Contract for Fixed Plant & Equipment • A Significant contract for ECU $ Overview: • Major Change Initiative • New Maintenance Strategy • I/R workplace change

  3. Fixed Plant & Equipment Contract To obtain a change in maintenance strategy • From a reactive approach (Breakdown) Key Objectives: To • A more planned approached - with more emphasis on preventative maintenance

  4. Fixed Plant & Equipment Contract Drivers: McKinnon Benchmark Report to DETYA

  5. Fixed Plant & Equipment Contract • Little to no preventative maintenance • No record of maintenance Situation: To be addressed: • Ad hoc contract arrangements • Inefficientdelivery of maintenance • Lack of preventative maintenance planning

  6. Fixed Plant & Equipment Contract Structure Prior to Contract Operations Manager Technical Support Churchlands Maint. Officer (Elec) Electrician 1 Carpenter 2 Fitter 1 Trades Assistant 1 Mt Lawley Maint. Officer (Elec) Electrician 1 Carpenter 2 Fitter 2 Trades Assistant 1 Joondalup Maint. Officer (Fit) Electrician 1 Carpenter 1

  7. Fixed Plant & Equipment Contract • Improved service quality & efficiency • Improved plant reliability Therefore Aim To provide: • Improved plant & equipment life • Improved maintenance planning • Improved information

  8. Fixed Plant & Equipment Contract By Providing quality: • Preventative • Corrective • Breakdown • & Planned Maintenance • RiskSharing arrangement

  9. Fixed Plant & Equipment Contract • Methodology Review of current practice at other Universities • Delivered inhouse • Part inhouse Part contract (formal or ad hoc) • Contract

  10. Fixed Plant & Equipment Contract Selected Methodology Contract Based on: • Defence Similar to: • University of NSW

  11. Fixed Plant & Equipment Contract Nature of Contract Single contract for all campuses for all: • Fixed Plant & Equipment • Associated Electrical Services • Associated BMS Controls • Water Treatment

  12. Fixed Plant & Equipment Contract • Outsourcing preventative maintenance planning • Totally outsourcing delivery of maintenance to one contractor (Provide variability) Solution: Seen as: • Fixed price for a five year period • Use our system (FMMS) for recording data • Risk share with the contractor

  13. Fixed Plant & Equipment Contract • Consultant Selected, Sinclair Knight Merz • Contracting Process • Expressions of interest from industry • Selected four to tender (Asset Services, Haden, TAM & Transfield) • Required six buildings to be sampled • Data entered into FMMS • Priced the six & extrapolated

  14. Fixed Plant & Equipment Contract • Phasing of the Contract • Stage one (eight weeks) • Collect data & enter into FMMS • Stage two (three years + two) • Maintain all FP&E • Annual condition audit • Maintain FMMS & report monthly • RWL $5,000

  15. Fixed Plant & Equipment Contract Working arrangements • ECU maintains a call centre for all calls (24 hour call to 9400 5554) • Call centre directs call to relevant campus printer • (Soft copy to Assets) • Assets provide feedback directly into FMMS • Assets provide monthly performance reports

  16. Fixed Plant & Equipment Contract Facility Maintenance Management System (FMMS) • Planning tool for preventative maintenance • Logs all maintenance calls • Hierarchical system • Records performance and costs

  17. Fixed Plant & Equipment Contract Operations Manager Technical Support Churchlands Maint. Officer Electrician Carpenter Mt Lawley Maint. Officer Fitter Carpenter Joondalup Maint. Officer Electrician Carpenter Change Management Process: Contract

  18. Fixed Plant & Equipment Contract ECU Contract Manager Contract Manager Maintenance Planner Joondalup Contract Supervisor Contractor Arrangements: Churchlands Refrig Mech. Mt Lawley Refrig Mech. Joondalup Refrig. Mech Resources Refrig. Mechs Fitters Electricians Sub Contracts

  19. Fixed Plant & Equipment Contract Contract KPIs • Breakdown/Corrective

  20. Fixed Plant & Equipment Contract Corrective as a % of Total Jobs

  21. Fixed Plant & Equipment Contract Category cost of Maintenance

  22. Fixed Plant & Equipment Contract Completion Time by Priority P1 = 1 hr R & 24 hr R P2 = Urgent R&R in 24hrs P3 = Operational 7 w/days

  23. Fixed Plant & Equipment Contract Maintenance Costs $/M2

  24. Fixed Plant & Equipment Contract Repetitive Repairs

  25. Fixed Plant & Equipment Contract Condition Audits • Access data base set up to capture asset condition audit information • AAPPA descriptors adopted for the audit • Reports still being developed • Outcomes to be loaded into FMMS for tracking purposes.

  26. Fixed Plant & Equipment ContractCondition Audits

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  30. Fixed Plant & Equipment Contract Contract Audit • One year into contract an independent auditor appointed to: • Confirm maintenance outcomes • Confirm compliance with accepted PM schedules • Review adequacy of reporting • Confirm testing of plant and equipment satisfactory • Review BMS maintenance for performance The Audit is to indicate whether the contractor is performing the work to achieve continuous cost effective operation

  31. Fixed Plant & Equipment Contract Audit findings • The maintenance is of a satisfactory level • There is room for significant improvement • Shortfalls in planning and delivery including non -compliance with Statutory Regs • No vibration analysis or thermal imaging carried out

  32. Fixed Plant & Equipment Contract • Change management issues time consuming In Summary • Lessons: • Stage 1 IT issues significant (ECU policies) • Transition period under estimated (contractor) • Controls maintenance under estimated by contractor • Significant benefit in doing it “your way”

  33. Fixed Plant & Equipment Contract • Greatly improved preventative maintenance In Summary • One year on: • Greatly improved reporting • Improved understanding of maintenance expenditure • Improved response times to customer requests • Ability to demonstrate compliance with statutory requirements

  34. Would we do it again ? Yes we would Any Questions ?

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