facility engineering & maintenance. protecting and enhancing financial value of building and...
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Facility Engineering & Maintenance
Protecting and enhancing financial value of building and grounds for hotel’s owners
Supporting efforts of all other hotel departments through timely attention to their E&M needs
Controlling maintenance and repair costs
Controlling energy usage
Increasing pride & morale of hotel staff
Ensuring safety of those working and visiting the hotel
Goals of E&M department
Role of E&M Department
Underpowered (or overpowered) equipment
Increased building deterioration
Excessive energy usage
Higher-than-necessary operating costs
Engineering: Designing and operating the building to ensure
safe and comfortable atmosphere
Role of E&M Department: Engineering
Goals of E&M department
Maintenance: activities required to keep a building (physical property) & its contents in good repair.
Effective hotel maintenance must be:
Role of E&M Department: Maintenance
Planned
Implemented
Recorded
Building’s original design,
size and facilities
Role of E&M Department: Design & Renovation
Quality of construction used
in building
Finishes and equipment specified
for installation
Affect
Property Operation & Maintenance (POM) related costs
Building age Building characteristics and requirements
1-3 years Low maintenance costs incurred
3-6 years Maintenance costs increase
6-8 years Refurbishment required; average maintenance costs incurred
8-15 years Minor renovation and refurbishment required
15-22 years Major renovation as well as refurbishment required
22+ years Restoration required; high-maintenance costs incurred
Role of E&M Department: Design & Renovation (continued….)
Facility Engineering & Maintenance
Renovation and refurbishment normally one via establishment of an FF&E reserve
Refurbishment and minor renovation is ongoing process in most hotelsMajor renovation should occur every six to ten yearsRestoration every 25 to 50 years, typicallyIf restoration is not undertaken when needed, the hotel’s revenue-producing potential will likely decline
Restoration: returning a hotel to its original (or better than original) condition
Facts:
Role of E&M Department: Design & Renovation (continued….)
Individuals with varying degrees of skills in:
engineering / mechanics / plumbing / electricity / carpentry / water treatment / landscaping / grounds maintenance
Head of E&M
In smaller hotels, hands-on role in the maintenance effort
In larger hotels, more administrative role
Chief engineer
Staffing the Department
Maintenance Assistants
Exterior
Lawn care, landscaping, leaf and snow removal, window cleaning, and paintingMaintaining hotel’s exterior impacts curb appeal, operating costs, & ultimately the building’s value
Day-to-day upkeep of both exterior and interior of buildings
Indoor plants, interior window washing, floor and carpet cleaningGuestroom and public space related items
Interior
Managing Maintenance: Routine Maintenance
“Replace as needed”
Replacement plan that delays until the original part fails or is near failure
e.g., maintenance of refrigeration compressors
Two ways for implementation
Replacement is based on a predetermined schedule
e.g., maintenance of light bulbs in high-rise exterior highway signs
Systematic total
replacement
Managing Maintenance: Routine Maintenance (continued….)
any staff seeing an area of concern can initiate a work orderchief engineer keeps a room-by-room record of replacements or repairs made
Managing Maintenance: Routine Maintenance (continued….)
In a well-managed hotel,
Waldo Hotel Work Order
Work Order Number: ____(Preassigned)___ Initiated By: _______________
Date: ______________Time: ____________ Room or Location: __________
Problem Observed: ______________________________________________
Received On: ____________________ Assigned To: ___________________
Date Corrected: ___________________ Time Spent: ___________________
E&M Employee Comments: _______________________________________
Chief Engineer Comments: ________________________________________
Work order
Long-term repair costs by prolonging equipment lifeReplacement parts costs because purchases of these can be plannedLabor costs by allowing PM to be performed in otherwise slow periodsDollar amount of refunds and charge-backs due to guest dissatisfactionCosts of emergency repairs by minimizing their occurrence
Effective preventative maintenance can reduce:
Managing Maintenance:Preventative Maintenance
PM is not a repair program!
Managing Maintenance:Preventative Maintenance (continued….)
Sample PM task list for laundry area dryer
Daily
Monthly
DailyCheck pulley alignmentAdjust rotating basket if neededLubricate motor bearingsLubricate drum bearings if needed
Clean lint trapWipe down inside chamber with mild detergentClean and wipe dry the outside dryer shell
Vacuum the inside of dryer (upper and lower chambers)Tighten, if needed, the bolts holding dryer to floorCheck all electrical connectionsCheck fan belt for wear, replace if neededLubricate moving parts
Most important and most extensive areas for PMCritical to sales effort, to retain guests, and to maintain the asset’s monetary value
Windows, HVAC units, furniture, lights, elevators, carpetsCarpet care is one of the most challenging PM areas
Public space
Guest room
Managing Maintenance:Preventative Maintenance (continued….)
Washers, dryers, folding equipment, water supply lines, drains, lighting fixtures, temperature control unitsChemical dispenser maintenance should be an important part of the laundry PM program.
Pools and spas, front desk equipment, electronic locks, exterior door locks, motor vehicles, and in-hotel transportation equipment
Back-of-house equipment- ovens, ranges, griddles, fryers, other production equipmentDining space used by guests- chairs and booths, self-serve salad or buffet areas, lighting fixtures, guest check processing equipmentMeeting and conference rooms and equipment
Food Service
Laundry
Managing Maintenance:Preventative Maintenance (continued….)
Other equipment
is unexpected
threaten to negatively impact hotel revenue
require immediate attention to minimize damage
require labor and parts that may need to be purchased at a premium
The stronger the routine and PM programs, the fewer dollars spent on emergency repairs!
Emergency maintenance
Managing Maintenance:Emergency Maintenance
Energy management: specific policies and engineering, maintenance, and facility design activities intended to control and reduce energy usage.
Managing Utilities
80% of total utility costs for hotel are actually fixed
Energy costs present 3 - 10% of total operational costs, depending on hotel’s location
E&M department should be concerned with conserving energy and controlling utility costs
Electricity is most common and usually most expensive form of energy used in hotels.
Lighting
Light levels measured in foot-candle-The more foot-candles, the greater the illumination
Managing Utilities: Electricity
In candescent lights-Inefficient, short-life, but easy to replace
Electric discharge lights-Longer lives, higher efficiency and low operating costs
Lighting maintenance (lamp repair, bulb change, and fixture cleansing) must be an integral part in PM program.
Heating, ventilation, & air conditioning (HVAC)
Heating components
-Electricity is not cost-effective in cold climates
-Use natural gas, LPG, steam, or fuel oil
Managing Utilities: Electricity (continued….)
Cooling components• Effectiveness of cooling system dependent on
• Original air temperature & humidity of room to be cooled
• Temperature & humidity of chilled air entering room from HVAC
• Quantity of chilled air entering room
• Operational efficiency of air-conditioning equipment
Usages of natural gas
Managing Utilities:Natural Gas
Heating water for guest roomsPowering laundry area clothes dryersPowering plants to provide heat to guest rooms and public spaceCooking (rapid heat production and great degree of temperature control)
Managed properly, natural gas is an extremely safe source of energy!
Hotels encourage manufacturers to practice source reduction & to implement creative programs to reduce solid waste
Reduce waste disposal costs by: recycling minimizing waste generation & wise purchasing
Reduces the number of gallon of water purchased
Reduces the amount the hotel will pay for sewage
In the case of hot water, reduces water-heating costs because less hot water must be produced
Conserving water:
Waste
Managing Utilities: Water / Waste
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