1. Introduction
Integral University has been incurring huge capital expenditure on the acquisition of “Academics Related Assets” for keeping the pace of academic excellence co – extensive with the burgeoning trends of developments.
Therefore, the objective of this policy is to provide direction for regular Repairs & Maintenance of assets owned by the University including maintenance of the laboratory, library, sports facilities, computers, IT infrastructure, classrooms etc for their continuous and optimal utilization thus keeping the flow of services generated by such assets. This is necessary to avoid technical snags and interruptions which are normally causing impediments to the smooth functioning of academic activities.
Since the University has been adopting a ‘Green Policy’ for ecological balance and a pleasant environment, it is ensured that the Repairs & Maintenance be carried out without, any disturbance to green cover spread over campus.
Plant and Machinery Tools & Equipment, Furniture & Fixtures in the initial days always perform to their fullest capacity but as time goes on with regular wear and tear this becomes increasingly difficult. If proper and regular maintenance is undertaken then service-generating capacity can be maintained at more or less the same level. Maintenance also requires replacement decisions. Replacement is a substitution of an existing fixed asset with a new asset, which may enhance features capable of performing a similar function. The need for replacement may arise because of normal use, obsolescence, early service failure, destruction etc.
2. Purpose of Maintenance
Maintenance is defined as a process in which working conditions of plant machinery or assets are maintained at the optimum level as to give maximum output. Maintenance is done through repair, partial replacement and total replacement. Following is the significance of the maintenance policy:
- Maintenance policy ensures that equipment is always in ready and reliable condition. This ensures that University is able in responding to any sudden change in demand.
- Maintenance policy ensures that equipment is always calibrated to provide good–quality services and competitive advantage. This also ensures that there are no sudden and frequent breakdowns.
- Maintenance policy ensures that costs are always controlled.
- Maintenance policy is particularly important in capital–intensive institutions where a large infrastructure of various natures is installed.If organizations are not able to implement an effective maintenance policy, then it can result in the following:
- Full capacity utilization may not be achieved.
- Increase in service cost.
- Increase in maintenance cost as more spare parts are required.
- Safety of workers and operators in jeopardy.
The following are key points to plan maintenance:
- Identify the equipment for maintenance and the technique for maintenance.
- Categorize maintenance as routine, priority base and emergency base.
- Consideration of cost, time, space etc.
- Material planning for maintenance requirements.
- Budgeting for time and money requirements.
3. Types of Maintenance
For systematic and smooth implementation of policy, the maintenance process is defined (Annexure I). Further, the maintenance activities have been broadly divided into the following categories:
- Planned Maintenance
- Preventive Maintenance
- Re–active or Breakdown Maintenance (Maintenance Request Form, Annexure-II)
- Emergency Maintenance
3.1 Categories of maintenance
A. Civil
Scope - Civil Work (Structural, plumbing, sanitary, carpentry, painting and fire safety system) of all buildings and facilities including but not limited to Laboratory, Library, Sports facilities (indoor and outdoor), classrooms etc.
Responsibility
The in-charge Civil Works will be responsible for the monitoring, maintenance, rehabilitation/repair, and augmentation works.
Frequency
Once in 15 days or as per the need/order of the in-charge Civil Works. (SOP as per Annexure-III)
B.Electrical
Scope - Electrical Work of power mains, emergency power back-up, electrical system and fixtures of all buildings and facilities including but not limited to Air-Conditioners, Fans, Coolers, Lights, electrical/inter-comm wirings etc.
Responsibility
The in-charge Electrical Works will be responsible for the monitoring, maintenance, rehabilitation/repair, and augmentation works.
Frequency
Once in 15 days or as per manufacturer recommendations or as per the need/order of the in- charge Electrical Works (SOP as per Annexure-IV)
C. Mechanical
Scope - Mechanical Work of university vehicles, workshop machines etc.
Responsibility
The in-charge Mechanical Works will be responsible for the monitoring, maintenance, rehabilitation/repair, and augmentation works.
Frequency
Once in 15 days or as per manufacturer recommendations or as per the need/order of the in-charge Mechanical Works (SOP as per Annexure-V)
D. Computer and IT Services
Scope – Computers, projectors and IT services including but not limited to LAN network, Wi-Fi Network, Severs, Internet, software etc.
Responsibility
The Coordinator of IT services will be responsible for the monitoring, maintenance, rehabilitation/repair, and augmentation works.
Frequency
Once in 15 days or as per manufacturer recommendations or as per the need/order of Coordinator IT services (SOP as per Annexure-VI)
E. Library Services
Scope – All library-related works excluding those covered in points A to D.
Responsibility
Library in-charge
Frequency
Once in 15 days or as per manufacturer recommendations or as per the need/order of the Library in-charge (SOP as per Annexure-VII)
F. Miscellaneous
Responsibility
Calibration/maintenance/service/repair of all instruments/equipment is to be taken care by the respective in-charge of the department in consultation with the Chairman Maintenance Committee.
Frequency
As per schedule, manufacturer specification or other applicable guidelines, or as per need.
3.2 Modalities of maintenance
The maintenance works are undertaken through one of the following:
- Directly employed labour
- Through Contracts including AMC
Whether the work should be carried out through contract or own workforce is decided on the nature of the following:
- Type of work
- Amount of work
- Expediency or urgency.
Through directly employed labour:
Directly employed labour is the most appropriate for routine day-to-day maintenance. This comes under the following two categories:
- Departmental labour: The pay, allowances, wages etc. of labours specifically engaged for Repairs & Maintenance are directly charged to the head “Repairs & Maintenance”.
- Casual labour: Casual labourers are employed for getting the work done departmentally. The muster roll is issued for a specified period generally not exceeding a month at a time and for a specific item of work.
Through contracts:
Maintenance of lifts, computers, complex laboratory equipment, servers and any other work requiring specialized skills for a particular work is done through the annual maintenance contract (AMC). The annual repair work such as whitewashing, painting, petty works such as replacement of glass panes, repairs to plaster, changing roof tiles etc. is generally carried out through contract. The special repair works such as laying of waterproofing treatment, repair of water supply pump sets, equipment and accessories of A/C plants, Audio/Video conference systems, substation
equipment, DG sets, fire alarm detection and firefighting systems etc., are of good magnitude in financial terms, hence these are generally carried out through contracts.
4. Planning and Scheduling
The maintenance department under the aegis of the Maintenance Committee is responsible for planning and scheduling of maintenance in line with the requirement and expectations of the University to ensure that usual academic activities are not disturbed.
Means of Effective Maintenance
Repair estimates
Annual repairs and maintenance estimates for all assets, installations and services are prepared at the beginning of the financial year. The estimates cater to day-to-day repairs and annual (periodical) repairs and should include the whole expenditure on cost of labour (regular work- charged staff and on muster roll), cost of materials required for day-to-day works, and cost of work being carried out through work orders and contracts.
Service Centre
Service Center is established for the receipt and disposal of maintenance complaints which are made by the head/in-charge of various departments. The details of maintenance activities to be performed daily, weekly, monthly, annually and periodically by the functionaries are prepared.
Complaint Register
All complaints received at the Service Centers at Procurement Department, Superintending Engineer and Electrical Engineer are noted in the complaint register either physically or electronically. This is the basic document maintained at the Service Centre. Complaints of different natures are passed on to specific personnel entrusted with / allocated the routine duties pertaining to repairs and maintenance.
Monitoring of maintenance:
For effective maintenance and achieving satisfaction, monitoring maintenance complaints at various levels is necessary. For proper monitoring of maintenance works, the Maintenance Committee develop a maintenance information system.
Service Centre:
In order to enable the users to lodge their complaints, Service Centers should be established. A Service Centre is located generally at an accessible point.
- The Service Centre is responsible for the maintenance of the premises including the services within it. The water supply system onwards from the groundwater sump or ferrule connection in water supply mains (as the case may be), the electric supply in the premises from the electric meter onwards and the garden features, all are maintained by the maintenance department. If there is any complaint about these, the users must lodge the same with the Service Centre.
- A locked complaint box is provided outside the Service Centre to enable the users to lodge their complaints after working hours and on Sundays and Holidays.
- It shall be the endeavour of the Service Centre to attend to at least 50% of the complaints within 24 hours of their being lodged with it and the balance within 48 hours unless they are of the nature of special repairs or periodical repairs.
- Officers at all levels carry out routine checks as well as surprise inspections of some of the complaints to check whether these have been attended satisfactorily. It is ensured that all repairs and other works are carried out as per the specifications both for works done departmentally and through contractors. Whereby any chance the quality is not found up to the mark after inspection, the same is got re-done.
Disposal of Scrap Assets
Purpose
The bulk trash scrap collection and disposal policy is established by the University to promote the economical disposal of scrap and recycle materials on campus in a proper manner and to ensure the appropriate handling of funds generated from the sale of materials.
Definitions
Scrap: The material no longer serviceable is useful to the University having value as a recycled material.
Trash: The material is no longer serviceable to the University that has little or no value as cycle material. A material is defined as having little or no value when the cost of recycling is subsequently higher than the cash value of recycled material.
Procedure:
- Bulk trash and scrap materials will be delivered to the University transfer – yard located in the basement of the Central Library Building. The timing of the deposition of the scrap materials is Monday to Friday between 10:00 a.m. to 4:00 p.m.
- Weight of the scrap material will be estimated and logged into the material scrapbook. Log entries will include the dates, item description, and estimated weight along with the complete list duly signed by the concerned department head with the proper approval of the competent authorities.
- Invite different vendors for the scrap and offer the best scrap value among them will be selected and get the approval of higher rates provided by them.
- A committee was formed to decide the material/equipment functioning and to identify the equipment for the condemnation. The condemnation item listing should be also taken into account.
- The vendor takes the material from the scrap – yard with their own manpower and transportation from the campus. A proper Gate Pass along with the weight slip will be issued from Procurement Cell for taking the scrap material outward from the University Campus.
- The income generated from the sale of scrap will be paid to the University in the form of cash which is deposited to the account Section and obtain a receipt of the deposited amount.
However, scrap or waste disposal is governed by government/statuary body’s guidelines, the recommended procedure will be adopted.
Standard Operating Procedure for Maintaining Civil Works
A.1 Structural Maintenance
Objective: To standardize the procedure for structure evaluation
Policy: To identify potential hazards and timely rectification to ensure the buildings (e.g., Classrooms, laboratory, library, sports area-in-door/out-door, roads etc) of Integral University is safe for the occupants
Responsibility: In-charge Civil Works
Procedure:
- Check if there is any sign of damage/deterioration in building components such as cracks, spalling, deformation etc or any such issue reported
- Record the issue with a brief description of the type, location, and severity of damage/deterioration
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
A.2 Plumbing Maintenance
Objective: To standardize the procedure for Plumbing System evaluation
Policy: To identify potential breakdowns and timely repair to ensure the interrupted supply of water into the buildings of Integral University
Responsibility: In-charge Civil Works
Procedure:
- Check if there are any leakages or dampness in the building or any such issue reported
- Check for loss of pressure at the outlet
- Check the pumps and valves for any leakages
- Record the issue with a brief description of the type, location, and severity of damage/deterioration.
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
A.3 Sanitary Maintenance
Objective: To standardize the procedure for Sanitary System evaluation
Policy: To identify potential breakdowns and timely repair to ensure the interrupted functioning of the sanitation system of Integral University
Responsibility: In-charge Civil Works
Procedure:
- Check if there are any damages in the fixtures, leakages, dampness, or foul smell in the building or any such issue reported
- Check for the proper functioning of the washrooms including the taps, cistern, cleanliness
- Check for fixtures, utensils etc are in place
- Record the issue with a brief description of the type, location, and severity
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
A.4 Carpentry Maintenance
Objective: To standardize the procedure for maintaining furniture, doors, windows etc.
Policy: To identify damages, malfunctioning and timely repair to ensure the interrupted functioning of the furniture, doors, windows etc.
Responsibility: In-charge Civil Works
Procedure:
- Count for all the furniture in a room/building including tables, chairs etc.
- Check if there are any damages to the furniture, doors & Windows have all the fixtures attached and functioning without noise and functioning properly or any such issue reported
- Record the issue with a brief description of the type, location, and severity
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
A.5 Painting Maintenance
Objective: To standardize the procedure for maintaining the pleasant appearance of the rooms/buildings and its painted fixtures
Policy: To identify deterioration in painted surfaces and rehabilitate to its original appearance
Responsibility: In-charge Civil Works
Procedure:
- Check for any sign of damage, or dullness to the painted surfaces like walls, ceiling, door & window frame etc or any such issue reported
- Record the issue with a brief description of the type, location, and severity
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
A.6 Fire Prevention
Objective: To standardize the procedure for maintenance of Fire-fighting and Fire-prevention system
Policy: To identify deterioration in Fire-fighting and Fire-prevention system and keep it functioning in its best condition
Responsibility: In-charge Civil Works
Procedure:
- Check all portable fire extinguishers are in place and that their pressure gauge is showing the specified reading or any such issue reported
- Check all the components of the fixed fire-fighting system including water level in the reservoir, water pressure at each outlet, control valves are functioning properly, the firehouse reel is freely winding and unwinding etc or any such issue reported
- Check for fire event preparedness level and record the issue with a brief description of the type, location, and severity
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
Standard Operating Procedure for Maintaining Electrical Works
B.1 Electrical Maintenance
Objective: To standardize the procedure for maintaining the electrical system and network
Policy: To identify the potential hazard and their timely mitigation to ensure zero accidents due to electrocution and ensure interrupted power supply in Integral University
Responsibility: In-charge Electrical Works
Procedure:
- Check all the personnel working on electrical systems are using safety gear
- Only well-trained personnel shall be employed on any assignment
- Ensure safe working conditions at the job site, look for wet areas, damaged wires, and warning lines to prevent the unchartered entry of any personnel
- Ensure power shutdown before the commencement of work on the HT line
- Ensure the backup power supply to all users of the campus, especially on such laboratories or types of equipment which require interrupted power supply
- If the complete shutdown is needed, ensure that announcements have been made to all the to-be affected users
- Check for any areas with a power outage, non-functioning switches, sparking, burning smell etc or any such issue reported. Record the issue with a brief description of the type, location, and severity
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
Standard Operating Procedure for Maintaining Mechanical Works
C.1 Mechanical Maintenance
Objective: To standardize the procedure for maintaining the mechanical system and machinery
Policy: To identify the mechanical maintenance needs of systems, machinery and vehicles etc of Integral University
Responsibility: In-charge Mechanical Works
Procedure:
- Check for any malfunctioning or scheduled maintenance needs provided by the manufacturer or any such issue reported
- Record the issue with a brief description of the type, location, and severity
- Ensure safe working conditions at the workshop
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
Standard Operating Procedure for Maintaining Computer and other IT equipment
D.1 Computer and other IT equipment Maintenance
Objective: To standardize the procedure for maintaining the computer, projectors and IT services
Policy: To identify the maintenance needs of computers and other electronic appliances Integral University
Responsibility: Coordinator IT services
Procedure:
- Check for any malfunctioning computers, printers, projectors, LED panels, servers or CCTV systems, LAN and Wi-Fi systems or any such issue reported. The scheduled maintenance protocols provided by the manufacturer are to be followed
- Record the issue with a brief description of the type, location, and severity
- Check for AMC coverage
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
Standard Operating Procedure for Maintaining Library Assets
D.1 Library Maintenance of printed materials
Objective: To standardize the procedure for maintaining Library specific printed assets including books, manuscripts, journals, etc.
Policy: To ensure proper upkeep of the library specific printed assets of Integral University
Responsibility: Library in-charge
Procedure:
- Check for any deterioration in printed books and journal or any such issue reported
- Record the issue with a brief description of the type, location, and severity
- Report the issue to the concerned authority
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book
D.2 Maintenance of electronic materials in the library
Objective: To standardize the procedure for maintaining Library specific e-assets including e-books, e- journals, databases etc.
Policy: To ensure proper upkeep of the library-specific e-assets of Integral University
Responsibility: Library in-charge
Procedure:
- Plan and check for the subscription period of e-assets
- Check for the functioning of CDs, DVDs and other data storage devices available at the library or any such issue reported
- Record the issue with a brief description of the type, location, and severity
- Timely decision for renewal of the subscription, continuation/discontinuation or upgradation of e-services and assets
- Report the issue to the concerned authority or seek approval as need be
- Initiate the maintenance
- Complete the maintenance
- Record the activity in Log-book