– Reduce costs incurred by corrective maintenance and unnecessary downtime of machines and work areas;
– Apply Preventive Maintenance in all sectors of the company, in particular one dedicated to electronic and security systems;
A preventive maintenance strategy is fundamental to ensure the operation of the various equipment of a building, whether commercial or industrial. In addition to maintaining operating systems, the most obvious objective of preventive maintenance is to reduce costs due to corrective maintenance, unnecessary shutdown of machines and work areas, and property safety.
With the technological evolution, the amount of electronic devices in a building or industrial plant has increased to such an extent that its operation has become vital for the guarantee of operation of the facilities. A stationary computer, a damaged CPU board, a dead logic controller, or a false fire alarm are all factors that can cause the production lines to stop or the inability to work in an office.
On the other hand, the challenge of keeping these systems in operation has become greater as the complexity involved demands professionals with adequate technical qualification. The technical knowledge is fundamental for the diagnosis of the problems and the definition of the most adequate and effective solution. The choice of the system maintainer is a preponderant factor for the economy. Contrary to popular belief, not always the cheapest budget is the best cost benefit. The economy lies in the efficiency with which the maintainer performs the work and in his knowledge of the installed equipment.
By analogy, we can exemplify the vital function exerted by Preventive Maintenance like that done in an automobile by the authorized mechanic to the 40 thousand Km, where pieces that, by their importance, even if apparently in perfect condition, are replaced. For example, the synchronizing belt (toothed belt), whose absolute value is only a few reais, but its intrinsic value exceeds thousands of reais, due to the fact that a failure of this part could represent a life risk, in addition to material damages.
In addition, some systems, besides functional ones, must also comply with specific rules, such as the Fire Alarm and Detection System (SDAI), which has recommendations of preventive maintenance procedures registered in the ABNT (Brazilian Association of Technical Standards) NBR 9441 and in some cases, the Fire Department of the region itself.
We will address here the Fire Detection and Alarm System, which in addition to an electronic subsystem in the building, has an ABNT standard that recommends a preventive maintenance procedure, and whose guarantee of operation is fundamental for the PROTECTION OF HUMAN LIFE.
The ABNT standard NBR9441 / 1998 suggests a preventive maintenance roadmap covering monthly, quarterly and annual procedures. Such procedures, if performed systematically, will assess whether the UPS battery will withstand the load required during an emergency situation in which, for example, the primary source of power is missing and the evacuation of people initiated through the building flags (sirens, flash, voice, etc.).
Another fundamental electro-electronic subsystem in these cases is emergency lighting. Preventive maintenance can minimize the risk that, when required, the system will not perform properly because the batteries have reached the end of their service life and have not been switched at the right time, or because some lamps are burned at critical points in an escape route. This subsystem is also standardized by ABNT.
In fire prevention systems (alarms, sprinklers, hydrants, detectors, fire doors), preventive maintenance consumes a minimum of resources, of known value, whereas the value can be frightening in case of possible corrective maintenance.
Other systems present in the building are access control, building automation (air conditioning, lighting, elevators, escalators, etc.), industrial automation, telephony (PABX), among others. Each of these systems has specific characteristics that must be staffed by skilled and qualified personnel to carry out the maintenance.
The practice teaches us that a well-maintained system provides the security advocated in design, even after several years of its implementation. This is the formula for spending little and getting the most from the applied resources.
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