MAINTENANCE AUDIT - mi-wea.org · 2/20/2018 2018 joint expo | maintenance audit 1 maintenance...
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2/20/2018 2018 JOINT EXPO | MAINTENANCE AUDIT 1
MAINTENANCE AUDIT: ASSESSING THE PERFORMANCE OF CMMS
AT A WRRF
JOINT EXPO 2018
TIM SULLIVAN, P.E.
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PRESENTATION SUMMARY
Background (How it came to be)
Audit Scope (Basic Questions)
Findings
Recommendations
What does all this mean to you?
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BACKGROUND
“Somewhere at a WRRF, …
…far, far away….”
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SOMETHINGS WRONG
But NPDES Permit conditions were met (No red flags)
New Authority Manager
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SUM TING WONG
But NPDES Permit conditions were met (No red flags)
New Authority Manager
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STARTED WITH BASIC QUESTIONS:
What is considered an Asset?
Are all assets in the CMMS?
Are the PM Steps in the CMMS adequate?
Are the PM measures being properly performed on a timely basis?
How are calendar and run times squared away?
What are Critical Assets and should Predictive or Proactive Maintenance
procedures be in place?
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WHAT IS CONSIDERED AN ASSET?(What is the definition of an Asset?)
No formal definition
Q: “How do you handle valves?”
Left to “Wing it”
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ARE THE ASSETS IN THE CMMS?
Vast majority of assets were in the CMMS
1050 assets in 109 (?!) process areas
Valves lumped together in process areas
Gates and Actuators not included
Electrical equipment not included or lumped together in process areas
Emergency Generators not included
Building envelope assets not included
New / replacement assets not changed in a timely manner
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Electrical pictures
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ARE THE MAINTENANCE STEPS IN THE
CMMS ADEQUATE?
No
New CMMS Software purchased
O&M procedures were not migrated into new CMMS Software
O&M Manuals not considered with re-writing maintenance steps,
But many maintenance step were VERY detailed.
Some assets did not identify any PM instructions
20% of collection system inspected annually
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ARE THE MAINTENANCE STEPS IN THE
CMMS ADEQUATE?
No
New CMMS Software purchased
O&M procedures were not migrated into new CMMS Software
O&M Manuals not considered with re-writing maintenance steps
But many maintenance step were VERY detailed.
Some assets did not identify any PM instructions
20% of collection system inspected annually
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O&M MANUALS
Need to be annotated, customized, specific
Ex. “… if applicable”
Manual not always consistent with training
Obtain calendar days if you don’t have
eETM or run times
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ARE THE PM MEASURES BEING PROPERLY
PERFORMED ON A TIMELY BASIS?
Generally yes, when CMMS instructions were sufficient
Lubrication very inconsistent
Leaking oil obvious
Lack of
Electrical Maintenance
Slide Gate Maintenance
Actuator Maintenance
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ARE THE CORRECTIVE MAINTENANCE MEASURES
BEING PROPERLY PERFORMED ON A TIMELY BASIS?
No
7 of 8 Odor Control Chemical pumps off-line
Aerated Grit tanks off-line for ~15 – 20 years
Aerated Channel diffusers off (blower failures)
Numerous exhaust fans off-line (impacting safety and creating corrosion
issues)
All SFE automatic backflush strainers failed (no manual backflush initiated)
On-line analyzers not functional
Essential zero redundant equipment
CMMS could not list off-line equipment
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ASSESS MAINTENANCE OPERATIONS
Assessed NO. of Work Orders
open, No. of Staff, Time to
complete WOs, etc.
Staff: 1 1 Technician 3, 1 Technician 2,
1 Technician 1
Approx. 1,000 WO /yr. (20 / week)
Average Time WO Open: 2 to 3
weeks
Very little corrective work orders
generated
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HOW ARE CALENDAR AND RUN TIMES
SQUARED AWAY?
Disabled eETM run times due to security concerns (???)
Calendar time only, but no consideration for redundancy or actual run
times
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RECOMMENDATIONS:
List of 100+ Recommendations
Fully Align CMMS with Assets
Identify and Perform Corrective Maintenance
Critical Assets / Condition Assessment / Predictive Maintenance
Implementation Plan
Staff:
Maintenance Manager to focus on Maintenance
Add 2 additional Staff Members until caught up
Shift in PM tasks to Operators
Aerated Grit and Process Renovations CIP
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HOW DOES THIS RELATE TO YOU?
You have some of these issues
Yes you do
Define and Identify All Assets including Critical Assets (if you don’t have a
formal definition)
Take another look at CMMS procedures
Update CMMS procedure with new(er) measures/technologies
Consider predictive maintenance
Be cognizant of unintended consequences
Are you using your CMMS to make decisions? (Are you able to?)
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PRIVATIZED OPERATIONS:
ISSUES AND QUESTIONS
What are their financial incentives?
Know your contract, they do
Their incentives may not align with your incentives
Who pays for consumables, energy, etc.
Did they commit to a set number of operators, mechanics, electricians
instrument techs?
Are they handling capital improvement projects?
Meeting MPDES Permit conditions is NOT an indication that all is well
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THANK YOU
If you have questions about the presentation, please contact me:
Tim Sullivan