MANAGER'S GUIDE TO PREVENTIVE BUILDING MAINTENANCE
Ryan Cruzan

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Here's your comprehensive guide for developing an effective preventive maintenance program for any facility. Topics include facility inspection and assessment, effective lubrication practices, commercial roofing repair, indoor air quality management, applicable government codes, standards and regulations, detailed preventive maintenance procedures, and maintenance scheduling. Specific maintenance approaches are examined for more than 100 types of equipment and building components. Also discussed are the economic value of preventive maintenance, management and motivation of the preventive maintenance team, and setting up a computerized maintenance management system (CMMS).

ISBN: 0-88173-619-8
6 x 9, 304, pp., Illus., Hardcover
ORDER CODE: 0627


CONTENTS

PART I: CREATING AN EFFECTIVE PM PROGRAM

1 – What is PM?
So, What Is PM? • Why Do PM? • Predictive Maintenance • Other Types of Maintenance • PM Planning Begins with Design

2 – The Economics of Preventive Maintenance
The Jones-Lang-LaSalle Report • Selling PM to Management • PM as a Budgeting Tool • The Long Range Facilities Plan • The Repair or Replacement Decision • The Useful Life of Building Systems • Estimating PM Costs

3 – Getting to Work: Setting Up a PM Program
Too Busy for Preventive Maintenance • Not Enough Maintenance Staff • Can't Afford to Hire Staff for Specialized Tasks • Don't Need to PM Something That's Already Past Its Useful Service Life • Starting to Do Preventive Maintenance

4 – The People that Do PM
Managing People • Getting Staff to Buy into Your Program • That Attitude of Continual Improvement • Training & Direction • Investing in Tools • Trust but Verify • Outsourcing PM • Final Thoughts

PART II: TECHNICAL INFORMATION FOR PREVENTIVE MAINTENANCE SUCCESS

5 – Lubrication Theory
Tribology • Reynold's Theory • Choosing a Lubricant • Viscosity • Types of Lubricants • The Useful Life of Oil & Grease • How Often Do We Need to Grease Bearings? • Types of Bearings

6 – Maintaining Commercial Roofs
The Four Common Types of Commercial Roofs • Roof Insulation • Fasteners, Flashing & Roof Penetrations • Roof Warranties • Preventive Maintenance of the Roof • Built-Up Roofing & Modified Bitumen Roofing

7 – HVAC Systems
Refrigeration Machinery • Heat Pumps • Preventive Maintenance of Air Conditioning & Refrigeration Equipment • Cooling Towers & Cooling Loops • Chillers • Automated Controls • HVAC PM Checklist

8 – Belt Drives
The 3 Types of Drive Belts • Drive Belt Length • What If I Don't Have an Old Belt to Measure? • Other Drive Belt Characteristics • Proper Operation • Problems with Belt Drives • Inspecting Belt Drives

9 – Indoor Air Quality
The 3 Parts of IAQ Problems • Comfort Issues • Solving IAQ Problems • Difficult IAQ Problems - Sick Building Syndrome

10 – Paint & Protective Coatings
Types of Paint • Primers & Sealers • The Right Paint or Primer for the Job • Preparing the Surface • Environmental Concerns • Paint Failures • Inspecting & Recoating

PART III: SPECIFIC MAINTENANCE PROCEDURES & REQUIREMENTS

11 – Specific Maintenance Procedures & Requirements
List 1: PM Tasks Listed by Frequency • List 2: PM Tasks Required by Building Codes or Regulatory Agencies • List 3: Equipment Specific Procedures, Requirements & Technical Details for PM

Appendix
Index



ABOUT THE AUTHOR

Ryan Cruzan is a native of rural New Jersey, where growing up on the family farm gave him the opportunity to learn to repair and build farm equipment from an early age. After high school Cruzan studied mechanical engineering at Rutgers University, while working as a part-time mechanical assistant for university housing. He enjoyed repair work and troubleshooting so much that he has worked in maintenance and facilities management ever since.

Cruzan's experience includes working as an engineer, as well as working as a maintenance supervisor in a variety of settings, including university housing, hospitality, health care, and K-12 educational facilities. He is currently the maintenance manager for a New Jersey school district with 13 campuses and approximately 1.2 million square feet of space, serving 7,000 students. He is certified as an Educational Facilities Manager in New Jersey and lives in rural southern New Jersey with his wife and their two children.

 

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