Computerised managed maintenance system CMMS

[edit] Introduction

A computerised managed maintenance system (CMMS) is a computer-based software approach to maintenance management. It evolved in the late 1980s and early 1990s as building professionals began to use computer aided design (CAD) and computer aided facilities management (CAFM) tools. Unlike CAD and CAFM, CMMS helps organise and automate the record keeping process that was formerly paper based.

[edit] Components of CMMS

The cornerstone of CMMS software is to support maintenance throughout facilities. CMMS can also help maintenance planners, engineers and supervisors to schedule, monitor and execute maintenance tasks in compliance with regulatory and health and safety requirements.

The types of maintenance that can be supported include:

• Equipment.
• Preventive maintenance.
• Work order management.
• Scheduling/planning of labour and projects.
• Vendor management.
• Inventory and asset control.
• Purchasing and budgets.

Other aspects of CMMS may include:

• Root cause analysis
• Predictive maintenance
• Financial costs/asset lifecycle analysis

[edit] Types of CMMS

Historically, CMMS was offered as a software package. Today, some CMMS programmes are web-based and supported through a Software as a Service (SaaS) approach. Many are available for tablets or mobile devices, suitable for onsite use.

CMMS software can be industry specific, but there are general approaches that are suitable for most sectors.

[edit] CMMS vs EAM

As a type of work order management system, CMMS uses data collected from equipment located throughout a facility to monitor inventory, track work orders, generate reports and initiate preventive maintenance actions. Unlike enterprise asset management systems (EAM), it does not typically have the ability to evaluate the costs of assets, from design to installation to disposal. However, it does capture the information so it can be used by an EAM system to analyse data, identify trends and locate problem areas (such as cost increases, productivity decreases or recurring repairs).

In the most basic terms, CMMS is a tangible maintenance tool used for managing facilities whilst EAM is a strategic business tool used for managing assets.

[edit] Related articles on Designing Buildings Wiki

• Computer aided facilities management.
• Enterprise asset management.
• Facilities management.
• Maintenance.
• Maintenance and operational strategy.
• Property management.
• Work order management system.