Computerised managed maintenance system CMMS
Contents |
[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
Featured articles and news
Building Safety Regulator reforms
New roles, new staff and a new fast track service pave the way for a single construction regulator.
Cooling centres and cool spaces
Managing extreme heat in cities by directing the public to places for heat stress relief and water sources.
Winter gardens: A brief history and warm variations
Extending the season with glass in different forms and terms.
Restoring Great Yarmouth's Winter Gardens
Transforming one of the least sustainable constructions imaginable.
Construction Skills Mission Board launch sector drive
Newly formed government and industry collaboration set strategy for recruiting an additional 100,000 construction workers a year.
New Architects Code comes into effect in September 2025
ARB Architects Code of Conduct and Practice available with ongoing consultation regarding guidance.
Welsh Skills Body (Medr) launches ambitious plan
The new skills body brings together funding and regulation of tertiary education and research for the devolved nation.
Paul Gandy FCIOB announced as next CIOB President
Former Tilbury Douglas CEO takes helm.
UK Infrastructure: A 10 Year Strategy. In brief with reactions
With the National Infrastructure and Service Transformation Authority (NISTA).
Ebenezer Howard: inventor of the garden city. Book review.
The Grenfell Tower fire, eight years on
A time to pause and reflect as Dubai tower block fire reported just before anniversary.
Airtightness Topic Guide BSRIA TG 27/2025
Explaining the basics of airtightness, what it is, why it's important, when it's required and how it's carried out.
Construction contract awards hit lowest point of 2025
Plummeting for second consecutive month, intensifying concerns for housing and infrastructure goals.
Understanding Mental Health in the Built Environment 2025
Examining the state of mental health in construction, shedding light on levels of stress, anxiety and depression.
The benefits of engaging with insulation manufacturers
When considering ground floor constructions.
Lighting Industry endorses Blueprint for Electrification
The Lighting Industry Association fully supports the ECA Blueprint as a timely, urgent call to action.