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Staffing Strategies for Effective CMMS Operation
OTHER PARTS OF THIS ARTICLEPt. 1: Putting CMMS Data to WorkPt. 2: This PagePt. 3: Tackling Capital Projects With CMMS
A CMMS that is properly loaded with the equipment data, maintenance requirements and repair requests also can help managers estimate staffing requirements for properly operating a facility. An effective mix of trades is essential for efficiently operating a building and maintaining equipment in the highest possible state of readiness.
A CMMS also enables managers to track the actual cost of a repair or a PM, including wages, parts and lost operating costs of the equipment itself. If a CMMS contains the parameters to be measured, a manager can see where the facility is overstaffed or understaffed and adjust accordingly. Managers can also perform cost analyses that will help them determine whether it is more cost-effective to retain tradespeople or to outsource certain maintenance and repairs to a contractor.
For example, if a rooftop unit's supply fan requires replacement, the manager must determine whether it is more cost-effective to repair it in-house or to outsource that task. Using the CMMS, the manager can calculate the exact cost of the employee per hour, including wages and benefits, and calculate the cost of needed parts. Assuming that the in-house employee receives less per hour of labor than a contractor and that the price of the parts is constant, it would likely make more sense to perform the repair in-house.
But the manager must also consider upcoming PMs or possible repair requests, including the impact that having an in-house technician perform the supply-fan repair will affect those tasks. The calculation is not easy, but it can be easier for managers who use a CMMS. By calculating the cost of repairs, managers can maximize the potential cost savings.