Preventive Maintenance Programs

The least expensive form of maintenance is almost always preventive maintenance. While there are certainly the exceptions that prove the rule, the fact is in the vast majority of circumstances, when it comes to maximizing the life expectancy, functionality and the return on investment of funds invested in physical assets, preventive maintenance is the least expensive and most productive approach to asset management.

Preventive maintenance is defined as: maintenance which must be performed on a recurring basis, the scheduling of which can be predicted in advance based on knowledge of generally accepted maintenance practices and procedures. Preventive maintenance is different from corrective maintenance. Corrective maintenance is maintenance which may be required to repair or “correct” a defective condition, but which may or may not be a recurring event, and is generally not predictable.

A thorough Preventive Maintenance Program (PMP) should include recommendations for corrective maintenance which may need to be performed at the present time; but the PMP is not expected to include provisions for corrective maintenance or repair procedures that may be required in the future as these tasks cannot, by definition, be anticipated in advance.

The primary objectives of preventive maintenance and a PMP should be:

  • To identify all building components and assets for which preventive maintenance is appropriate;
  • Provide a description of the recommended maintenance, including specific task lists for items which require multiple maintenance procedures to be carried out;
  • Provide a multi-year schedule detailing the frequency and start date for each recommended maintenance procedure.
  • In the case of new properties; to provide warranty information to ensure all items are maintained in accordance with manufacturer’s warranty requirements;

Some vendors will also include all manner of manufacturer’s literature including warranty information; material safety data sheets, installation and maintenance recommendations, supplier and vendor contact information or other data which they may feel is warranted; or which the client may have requested. While this information may be beneficial in certain circumstances, it is also important to keep the report format manageable in terms of its size and complexity. Including needless amounts of documentation and arcane literature can easily turn a useful, efficient document into an unwieldy, voluminous report which is troublesome to use from an operational perspective, and may, therefore, end up destined for the dust pile.

Preventive maintenance should be thought of as an investment in preserving the longevity and functionality of the item being maintained. Longevity is important in achieving the maximum life expectancy of the component, in turn maximizing the ROI on capital investment. Functionality of equipment, amenities, furnishings, etc; is critical to protecting the value of the owner’s investment, whether it be the single owner environment or a common interest development.

In the context of resort properties and luxury residential properties which include a high level of amenities and luxury accommodations among their benefits, the need to provide well maintained, fully functional facilities at all times is among the most important responsibilities of management and community directors.

CRC is experienced in developing Preventive Maintenance Programs for a wide range of facilities. Carson M. Horton, CRC’s Director of Operations and senior reserve analyst has over 30 years of experience as a general contractor, home builder and project manager. CRC also maintains a network of specialty consultants who may be called upon to advise our own technical staff when the project scope warrants such services.

If you would like to speak to a company representative about CRC’s Preventive Maintenance Programs please contact Jim Main at: 941-448-0978; or Carson Horton at: 503-336-3719, or you may email us at: info@capitalreserveconsultants.com

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