Bright Star Building Services utilizes our maintenance management tools to achieve true efficiency by implementing, automating, and reporting on all aspects of the maintenance process. Our services shift asset management from a reactive to a proactive, preventive and, ultimately, predictive mode. We do this by following a very strict regimen of programs and schedules to guarantee you will get the best service and save money.

Operations and Maintenance” (O&M) includes all aspects of running a building over the course of its useful life. Because of the far-reaching nature of O&M, a well-planned and properly executed program is critical to the overall success of a “sustainably-designed” facility.

A  top-quality innovative maintenance plan will cover…

• Computerized Maintenance Management System (CMMS)
• Sensor & Monitoring Program for equipment and environment quality
• Standardized Operation Procedure Guides
• Preventative Maintenance Schedules
• Regular Property Inspections

Poor maintenance leads to higher costs.
By performing the preventive maintenance as the equipment engineers envisioned, we can extend the life of the equipment which translates into dollar savings for you. An organization that implements and adheres to a structured preventive maintenance program will experience a 545% return over time. Depending on the building site, these savings can represent thousands to hundreds-of-thousands of dollars each year, and many can be achieved with minimal cash outlays.

In addition to energy/resource savings, a well-run PM program will:
•    Increase the safety of all staff, as properly maintained equipment is safer equipment.
•    Ensure the comfort, health and safety of building occupants through properly functioning equipment providing a healthy indoor environment.
•    Confirm the design life expectancy of equipment is achieved.
•    Facilitate the compliance with federal legislation.

The design life of most equipment requires periodic maintenance so belts need adjustment, alignment needs to be maintained, proper lubrication on rotating equipment is required, and so on. In some cases, certain components need replacement. Anytime we fail to perform maintenance activities intended by the equipment’s designer, we shorten the operating life of the equipment. 

Reactive maintenance is basically the “run it till it breaks” maintenance mode. No actions or efforts are taken to maintain the equipment as the designer originally intended to ensure design life is reached. More than 55% of maintenance resources and activities of an average facility are still reactive.

Advantages to reactive maintenance can be viewed as a double-edged sword. If we are dealing with new equipment, we can expect minimal incidents of failure. If our maintenance program is purely reactive, we will not expend manpower dollars or incur capitol cost until something breaks. Since we do not see any associated maintenance cost, we could view this period as saving money. The downside is reality.

In reality, during the time we believe we are saving maintenance and capitol cost, we are actually spending more dollars than we would have under a different maintenance approach. We are spending more dollars associated with capital cost and we are shortening the life of the equipment resulting in more frequent replacement. We may incur cost upon failure of the primary device associated with its failure causing the failure of a secondary device. This is an increased cost we would not have experienced if our maintenance program was more proactive. 

Preventive maintenance can be defined as follows: Actions performed on a time- or machine-run-based schedule that detect, preclude, or mitigate degradation of a component or system with the aim of sustaining or extending its useful life through controlling degradation to an acceptable level. By simply expending the necessary resources to conduct maintenance activities intended by the equipment designer, equipment life is extended and its reliability is increased. In addition to an increase in reliability, dollars are saved over that of a program just using reactive maintenance.

A preventive maintenance program has been established to:
•    Increase the life of a building & its mechanical system
•    Provide for safety of the building’s occupants
•    Insure the facility is maintained in a healthful & sanitary condition
•    Establish the best environment possible