物业设施设备维修保养计划-课件.ppt

1、LOGO物业设施设备维修保养计划是针对物业（包括房屋及设施设备）在使用过程中发生的松动、污染、泄露、堵塞、磨损、振动、发热、压力异常等各种故障、缺陷，需要进行养护、修理而制定的维修保养计划，它主要包括年计划、季计划和月计划三大类。通过有计划的维修保养，可以保证房屋以及附属设施设备始终处于良好的技术状态，维持正常的使用功能，最大限度的满足用户需求；同时还可以降低故障、杜绝事故的发生，有效地延长物业使用寿命，降低物业寿命周期费用，促进物业保值增值，为业主创造价值，为企业赢得效益和品牌。物业设施设备维修保养要始终坚持“预防为主、养修结合、主动保养、适时修理”的方针，即：在做好房屋与设施设备日常养护（

2、主要是6S）的基础上，有计划的对其进行科学合理的维修保养，对房屋和设施设备进行清扫、检查、润滑、紧固、调整、防腐、油漆、保温，保证设备始终处于良好的技术状态，提高设备和系统的运行效率，减少设备故障，避免设备事故，保证用户需求；同时降低设备耗能，减少环境污染，延长设备大、中修间隔期或取消设备大修，从而延长设备的有效使用寿命，降低设备寿命周期费用，最终达到促进物业保值增值的目的。设备的修理，是根据企业的性质、设备特点及设备在使用中所起的作用，选择适当的维修方式，适当的修理周期或时机，采用新工艺、新技术、新材料和科学方法，以提高维修质量，减少停机时间，降低维修费用，达到适时有效、低成本的目的。按照物

3、业服务合同双方约定的管理范围和内容，包括建筑物、构筑物主体及附属设施设备，主要是：1.房屋的结构部分：基础、墙、梁、柱、楼板、地面、屋面、楼梯等；2.房屋的装饰部分：门窗、楼梯扶手、内外装饰等；3.共用设施设备：变配电、动力、照明、电梯、给排水、暖通空调、消防、安防、车场设备等；4.共用配套设施：道路、场地、健身器材、围栏、标识等。（一）设施设备维修保养的方式与类别 1、维修方式 设备维修方式具有维修策略的含义。现代设备管理强调对各类设备采用不同的维修方式，就是强调设备维修应遵循设备物质运动的客观规律，在保证使用的前提下，合理利用维修资源，达到寿命周期费用最经济的目的。事后维修就是对一些设备，

4、不将其列入预防性维修计划，发生故障后或性能、精度降低到不能满足使用要求时再进行修理，即“坏了再修”。这种维修方式可以发挥主要零部件的最大寿命，使维修经济性好。作为一种维修策略，不同于传统的坏了再修。它不适用于对使用影响较大的设备，而适用于下列设备：对故障停机不会影响正常使用的设备；利用率低或有备用的设备；修理技术不复杂又能提供备件的设备。如：空调系统和给排水系统中所用的“一运两备（或多备）”的水泵等设备。为防止设备性能、精度劣化或为了降低设备故障率，按事先规定的修理计划和技术要求进行的修理活动，称为预防维修。对重点和主要设备进行预防维修，是贯彻设备维修“预防为主”方针的重要工作，主要采取两种方

5、式：一是定期维修：是在规定时间的基础上执行预防维修活动，具有周期性特点。二是状态监测维修：是以设备技术状态为基础，按实际需要进行修理的预防维修方式。是为消除设备先天性缺陷或频发故障，对设备局部结构或零件设计加以改进，结合修理进行改装以提高其可靠性和维修性措施的维修方式。主要有：大修、中修、项修、保养等。（1）大修：大修是设备基准零件磨损严重，主要精度、性能大部分丧失，必须进行全面修理，才能恢复其效能时使用的一种修理方式。对设备进行全部解体、清洗，修理基准件,更换或修复磨损件；全部研刮或磨削导轨面；修理、调整设备的电气系统；重新按标准组装，检测；修复设备的附件以及翻新设备外观；重新按标准加入工质

6、、润滑油；进行整体测定、试车。对设备进行局部解体、清洗、检查，更换或修复磨损件；修理、调整设备的电气系统；重新按标准组装，检测；修复设备的附件以及修复设备外观；重新按标准加入工质、润滑油；进行整体测定、试车。（3）项修：项目修理是对设备精度、性能的劣化缺陷进行针对性的局部修理。（4）保养：对在用设备，根据运行规律及计划点检的结果可以确定维修保养间隔期,以维修保养间隔期为基础，编制维修保养计划，对设备进行预防性维护保养，这就是计划性维修保养。（1）修理周期：是指两次相邻大修之间的间隔时间。（2）修理间隔期：是指两次相邻计划修理之间的工作时间。（3）修理周期结构：指在一个修理周期内应采取的各种修理

7、方式的次数和排列顺序。如计划经济时期采用的修理周期结构：9621的修理周期结构。（K：大修，C：中修，M：小修，B：保养）KBMBMBCBMBMBCBMBMBK。1、年度计划年度维修保养计划是物业管理项目在每年的第四季度由项目经理编制、经公司工程部审核、由总工程师和总经理批准后由项目组织实施的计划。它是设施设备管理必须认真执行的规范性文件，是物业管理项目管理目标得以实现的可靠保证。年度设施设备维修保养计划主要包括两大内容：一是按公司程序文件要求填写的年度设施设备维修保养计划表；二是年计划的编写依据和有关说明。年计划必须于每年的12月20日前完成审批下达，以便项目在25 日前提交下月工作计划、采

8、购计划和费用计划，保证计划执行的严肃性。季节性计划是根据季节变化和年计划的安排做出的季节性维修保养计划，是由管理处设备维修主管编写，报管理处经理审核批准实施，并上报公司工程部备案监管的维修保养计划。采用填写设施设备维修保养计划表即可；如有特殊情况或对年计划调整，则需要文字说明。维修保养的月计划是由管理处设备维修主管（班长）依据年计划和季节计划编写并应在下一个计划月内完成的设施设备维修保养计划，它与其他的月工作计划一并上报公司企业管理部，纳入计划管理、考核；并由公司工程部支持、配合实施和监督。与该计划同时上报的还应有备件和机物料采购计划和费用计划。月计划必须全面落实完成，才能保证年计划的真正实现

9、。当年计划制定并被批准后，就具有公司内部法定的意义，必须执行和完成，决不允许随意修改。但各管理处在执行中会遇到各种问题，使计划无法按期实施，这就需要调整计划。具体做法应该是：需调整计划时，由管理处经理在上报月计划时提出申请，并说明调整的理由和以后的安排，上报公司工程部，由工程部审核报请总工程师批准才能生效，否则，工程部报企管部按原计划进行考核。1、物业服务合同的约定；2、物业房屋清单、设备清单；3、公司的设备维修保养手册；4、设施设备的开/关机次数与运行时间；5、设备运行的平均负荷；6、设备安装或最后一次维修保养的时间；7、有关法规、规范、标准对设备管理的有关要求；8、设施设备的管理目标和使用

10、要求；9、设施设备的运行状态和技术参数（查运行日志和完好率评定）；10、各种资源条件，如：人力、技术、装备、资金等。1、用户的使用需求和特殊安排；2、季节变化对设施设备的影响和需求；3、季节条件对维修保养工作的影响；4、维修保养需要资源的提前安排；5、公司、项目、业主和行业主管部门的各种其他要求；6、编写计划时要按房屋清单、设备清单的专业分类和编号顺序进行编制，要把修理、改造和维护保养分开，如电气设备，应按设备清单序号的排列顺序，先列高压柜和变压器等需要年检的重要设备，再列低压配电柜、动力配电柜、开关柜、照明配电柜等。其他设备以此类推。7、对设备维修保养手册规定以外的特殊情况或业主的特殊要求必

11、须做情况说明。1、编前准备（1）房屋及设施设备技术状态鉴定，主要信息来源包括：1）房屋及设施设备的完好率评定；2）设施设备日常巡检及定期检查记录；3）主要设备的运行日志；4）设备的故障、事故处理报告和记录；5）重点设备的年检报告；6）用户对设备使用过程中的反映与投诉。（2）上年度设施设备维修保养计划和计划的执行情况以及存在的问题；（3）物业房屋及设施设备下年度的管理目标和要求，包括业主、公司与行业的要求。（4）管理处员工对计划的意见和建议。（1）先起草设施设备年度维修保养计划的设想和具体安排；（2）再填写年设施设备维修保养计划表；（3）编写计划编制说明。（1）计划初步完成后，先组织管理处员工骨

12、干对计划进行讨论，听取其意见，必要时进行修改；（2）确定后，由管理处经理签字上报公司工程部。（1）公司工程部收到管理处上报的年设施设备维修保养计划时，要进行认真审核，对存在的问题，要及时与管理处经理或主管沟通，有必要时进行修改。对问题较大的计划要返还管理处并说明存在的问题，由管理处经理进行修订，然后上报。（2）经公司工程部审核并符合要求的年设施设备维修保养计划由工程部经理签字后报公司总工程师审阅签字。（3）经总工程师审阅签字后的年设施设备维修保养计划报总经理签字批准后下发执行。谢谢！Add Your Text in hereAdd Your Text in hereAdd Your Text

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