What is a computerized maintenance management system?
A computerized maintenance management system (or CMMS) is software that helps maintenance teams keep a record of all assets they are responsible for, schedule and track maintenance tasks, and keep a historical record of work they perform.
Tracking work orders
Maintenance managers can select equipment with a problem, describe the problem, and assign a specific technician to do the work. When the machine is fixed, the responsible technician marks the work-order “complete” and the manager gets notified that the work is done.
As a team starts to schedule preventive maintenance they need a reliable work calendar. CMMS systems are especially good at scheduling recurring work and sending reminders to the right people. Organized scheduling helps even out the workload for a maintenance team making sure that tasks do not get forgotten.
External work requests
Maintenance teams often have to take a work request from people outside the team. This can be a request from an assembly line operator who is hearing a strange noise from a drill or a tenant at an apartment building who is requesting shower repairs. The CMMS is a central place for recording these requests and tracking their completion.
Recording asset history
Many maintenance teams have to care for assets that are 10, 20, even 30 years old. These machines have a long history of repairs. When a problem comes up, it is always useful to see how this problem was solved last time. In CMMS systems, when repairs are done, they are recorded in the machine’s history log and can be viewed again by workers.
Maintenance teams have to store and manage a lot of inventory that include things like spare parts for machines and supplies like oil and grease. CMMS systems let the team see how many items are in storage, how many were used in repairs, and when new ones need to be ordered. Managing inventory helps control inventory related costs.
Audit and certification
Many CMMS systems keep an unchangeable record of every action, so an asset’s maintenance history can be audited. This is useful in case of an accident or insurance claim – an inspector can verify if the proper maintenance was completed on a machine. CMMS systems also keep data in a centralized system, which helps keep one version of the truth for ISO certification.
Where do you install a CMMS?
There are two common places where CMMS software runs: On a computer at the client’s business or on the web.
When a business is responsible for running its own CMMS, it is called an on-premises CMMS. The benefit of this kind of installation is the user has full control over network access to the CMMS server and complete data privacy (relevant for defense contractors, for example). The drawbacks are that this type of CMMS software implementation is expensive and complex. The IT department has to constantly look after the server, backups must be done by the maintenance team, and the software can quickly get out of date if updates aren’t installed regularly.
When the CMMS runs online, it is called cloud-based CMMS software. Here, the CMMS provider takes care of all the IT, hosting, security, and backups for the system, and the software can be accessed through any computer with an internet connection and web browser. Another strength of a cloud-based CMMS is that the software updates automatically, so you’re always using the latest version. Make sure to subscribe to a cloud-based CMMS that lets you export the information in your current system so that you can migrate it if needed.
Benefits of a CMMS
- Fewer work outages: It is easy to do preventive maintenance which means there are fewer surprise breakdowns.
- Better accountability: Quickly see if a technician did their work on time and get alerted when a task is complete.
- Less overtime: Better scheduling means that your team isn’t sitting idle or working overtime, which means work can be distributed evenly.
- Information capture: Technicians can record problems and solutions, so this information is captured for others to use.
- Savings on purchases: Inventory planning features give you the time to shop around for spare parts pricing, instead of having to buy in a hurry.
- Certification and analysis: A full record of assets and performance helps managers analyze energy usage and plan maintenance spend.
Who uses the CMMS?
Every industry needs maintenance, and CMMS software helps plan and manage that maintenance. There are four key user groups for these systems:
- Production maintenance: These are companies that make tangible products. They have machines, assembly lines, forklifts, and heavy equipment that require frequent maintenance.
- Facility maintenance: These are companies that take care of buildings. Apartment buildings, theatres, and government buildings all require maintenance. CMMS software helps them deal with structural, HVAC, and water-supply problems.
- Fleet maintenance: These are companies that take care of vehicles and transportation. Car rental companies, pizza delivery cars, city buses, transport ships, and fleets of towing trucks all need to have repairs scheduled, which can be taken care of with a CMMS.
- Linear asset maintenance: This is a special category of maintenance for companies that have assets like roads, water pipes, or fiber optic cables that cover great distances. A CMMS can help manage the complex maintenance required to keep these assets running.
The result of poor maintenance coordination is less than optimum plant performance with a growing maintenance backlog and productivity running as low as 35%.
The future of CMMS
Modern CMMS software companies are focusing on these areas as a direction for future development:
Mobile CMMS applications
Maintenance workers spend most of their time outside the office fixing machines and taking care of buildings. So making the CMMS available in the field on their mobile phone is essential. With a mobile app, technicians can record what they are doing as they are doing it, take pictures of the work, and request help onsite.
Easy-to-use CMMS software
Many established CMMS companies make products that are very difficult to use. The interface hasn’t changed since the late 1990’s and many unnecessary, complicated features have been added to the product. More innovative CMMS companies often try to simplify the maintenance process and to make the software easy to use.
Fast CMMS data entry
The majority of CMMS projects that fail do so because it is too difficult and time consuming to enter data into the system. The next frontier in CMMS design centres around designing intuitive, efficient ways to enter data into the system.
New CMMS companies are mostly focused on providing a private CMMS for their clients, which runs online, through the cloud. The CMMS provider takes care of all the IT, security, and backups, making this a great option for modern maintenance teams.
If you are interested in learning more about CMMS software, have a look at these other resources: