Running the centre
CMMS
A CMMS (computerised maintenance management system) is the software a maintenance team uses to keep the asset register, work orders, the preventive plan, spare parts and costs. In Spanish it is known as GMAO.
Also known asGMAO · maintenance software · work order system
What it is exactly
A CMMS is organised around the asset: each piece of equipment (the boiler, the lift, the booster pump) has its record, its history and its preventive maintenance calendar. On top of that, work orders are created, technicians assigned, materials and spare parts tracked, and the cost of each job measured. Many also cover work permits and the safety documentation that regulations require. It is the usual tool in large buildings and for operators with several properties.
In a residence, the part that fails most is not usually the inside but the way in: the resident's report that has to become a work order. A CMMS expects someone to type it in. That is why it often sits alongside a separate way in, one that collects the maintenance ticket where people already write. In Bedel, that way in is faults and incidents.
Worth knowing
What people take for granted: that once there is a CMMS, the report is taken care of. The CMMS organises the work once the report is in; if the resident mentioned it in the corridor and nobody typed it up, for the CMMS it does not exist.
Sources
Related terms
- Maintenance ticketA maintenance ticket is the record of a fault in a residence's facilities (a dripping shower, a broken blind) with what is wrong, where, who reported it and when. It is used to assign the job to whoever fixes it, track the deadline and keep a record of how it was closed.
- Preventive maintenancePreventive maintenance is the work done before something breaks: inspections, servicing and certificates with a due date (lifts, air conditioning, gas or electrical installations) that a residence has to complete so its equipment keeps working and stays compliant.