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