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NPR 8831.2E
Effective Date: November 18, 2008
Expiration Date: October 18, 2015

(NASA Only)

Subject: Facilities Maintenance and Operations Management

Responsible Office: Facilities Engineering and Real Property Division

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Table of Contents


P.1 Purpose.
P.2 Applicability.
P.3 Authority.
P.4 Applicable Documents.
P.5 Measurement/Verification.
P.6 Cancellation.

Chapter 1. NASA's Facilities Operation and Maintenance Program

1.1 Introduction.
1.2 Center Participation.
1.3 Pillars of the Maintenance Program.
1.4 Facilities Maintenance Definitions.

Chapter 2. Resources Management

2.1 Introduction.
2.2 Publications.
2.3 Maintenance Funding Levels.
2.4 Facilities Maintenance Budget.
2.5 Reimbursable Services.

Chapter 3. Facilities Maintenance Management

3.1 Introduction.
3.2 Facilities Maintenance Functions.
3.3 Management of Facilities Maintenance Program.
3.4 System Concepts.
3.5 Factors Affecting Facilities Maintenance Organizations.
3.6 Organization and Staffing.
3.7 Customer Relations.
3.8 Interfaces with Other Support Organizations.
3.9 Physical Plant Information.
3.10 Data Gathering.
3.11 Management Indicators.
3.12 Management Analysis.

Chapter 4. Annual Work Plan

4.1 Introduction.
4.2 The Link between Planning and Execution.
4.3 Content.
4.4 Information Sources.
4.5 Structure and Interrelationship of AWP Elements.
4.6 Five-Year Facilities Maintenance Plan.
4.7 Facilities Work Requirements.
4.8 Resources.

Chapter 5. Facilities Maintenance Program Execution

5.1 Introduction.
5.2 Key Processes Overview.
5.3 Work Generation.
5.4 Work Control Center.
5.5 Work Reception and Tracking.
5.6 Work Order Preparation.
5.7 Work Execution.

Chapter 6. Facilities Maintenance Management Automation

6.1 Introduction.
6.2 CMMS Requirements and Usage.
6.3 Automated System Interfaces.
6.4 CMMS Functions.
6.5 CMMS Peripheral Systems.

Chapter 7. Reliability Centered Maintenance

7.1 Introduction.
7.2 RCM Principles.
7.3 Requirements Analysis.
7.4 Failure.
7.5 RCM Program Benefits.
7.6 Impact of RCM on the Facilities Life Cycle.
7.7 RCM Program Components.
7.8 Other RCM Applications.

Chapter 8. Reliability Centered Building and Equipment Acceptance

8.1 Introduction.
8.2 RCM--Integral to Acceptance.
8.3 Acceptance Testing.
8.4 Acceptance Scope.
8.5 Applications.
8.6 Acceptance Data Sheet.

Chapter 9. Deferred Maintenance

9.1 Introduction.
9.2 Facility Life Cycle.
9.3 General Principles.
9.4 National Research Council 2- to 4-Percent Guidance.
9.5 Facilities Condition Assessment.

Chapter 10. Facilities Maintenance Standards and Actions

10.1 Introduction.
10.2 Facilities Maintenance Standards.
10.3 Facilities Condition Standards.
10.4 Work Performance Standards.
10.5 Continuous Inspection.
10.6 Facilities Condition Assessment.
10.7 Maintenance Work Actions.
10.8 Center Appearance and Grounds Care.
10.9 Maintenance Support Information.

Chapter 11. Utilities Management

11.1 Introduction.
11.2 Planning and Management.
11.3 Central Utility Plant Operations and Maintenance.

Chapter 12. Contract Support

12.1 Introduction.
12.2 Performance-based Contracting.
12.3 Outcome Specifications.
12.4 Partnering.
12.5 Incentives in Government Service Contracts.
12.6 Quality Assurance.
12.7 Credit Card Procurement.

Appendix A. Definitions
Appendix B. Acronyms
Appendix C. Resources
Appendix D. Sample Maintenance Management Forms and Documents
Appendix E. CMMS Sample Screens
Appendix F. Predictive Testing and Inspection (PT&I)
Appendix G. Performance Measurement
Appendix H. Annual and Five-Year Maintenance Work Plan Template
Appendix I. NASA-Wide Standardized Deferred Maintenance Parametric Estimate Method

List of Figures

Figure 2-1 Expenditures Allocable to 2- to 4-Percent-of-CRV Standard.
Figure 3-1 Whole Maintenance Universe.
Figure 3-2 Basic Facilities Maintenance Program.
Figure 3-3 Management Indicators.
Figure 3-4 Continuous Improvement Process.
Figure 4-1 Facilities Maintenance Annual Work Plan Elements.
Figure 5-1 Work Request Processing.
Figure 5-2 Stages in Work Generation, Control, and Performance.
Figure 5-3 Sample Priority System.
Figure 5-4 Work Scheduling Relationships.
Figure 7-1 Reliability Centered Maintenance (RCM) Decision Logic Tree.
Figure 7-2 Failed Equipment Codes.
Figure 7-3 Stages of Life-Cycle Cost Commitment.
Figure 9-1 Effect of Adequate and Timely Maintenance and Repairs on the Service Life of a Building (Appendix C, resource 25).
Figure 9-2 Typical DM Reduction Funding Profile.
Figure 10-1 Facility User Inspection.
Figure 10-2 Equipment/Discrepancy Classification Form.
Figure 10-3 Sample FCA Process Model.
Figure 12-1 Contract Sections.
Figure 12-2 Function Diagram.
Figure D-1 Sample Form: Trouble Call Ticket.
Figure D-2 Sample Form: Request for Facilities Maintenance Services.
Figure D-3 Sample Form: Facilities Maintenance Work Order.
Figure D-4 Sample Form: Facilities Maintenance Work Order Continuation Sheet.
Figure D-5 Sample Form: Facilities Maintenance Work Order Material/Equipment Requirements.
Figure D-6 Sample Form: Shop Load Plan.
Figure D-7 Sample Form: Master Schedule.
Figure D-8 Sample Form: Shop Schedule.
Figure E-1 Sample Operating Locations Drilldown Screen.
Figure E-2 Sample Operating Location Equipment History.
Figure E-3 Sample Equipment Screen.
Figure E-4 Sample Safety Plans Screen.
Figure E-5 Sample Inventory Control Screen.
Figure E-6 Sample Work Request Screen.
Figure E-7 Sample Work Order Tracking Screen.
Figure E-8 Sample Planning Screen.
Figure E-9 Sample Dispatch Screen.
Figure E-10 Sample Quick Reporting Screen.
Figure E-11 Sample Preventive Maintenance Screen.
Figure E-12 Sample Preventive Maintenance Frequency Folder (1 of 3).
Figure E-12 Sample Preventive Maintenance Frequency Folder (2 of 3).
Figure E-12 Sample Preventive Maintenance Frequency Folder (3 of 3).
Figure I-1 Theoretical Model for Parametric Estimates.

List of Tables

Table 2-1 NASA Headquarters Instructions, Procedures Guides, and Manuals.
Table 2-2 Facilities Maintenance Funding Thresholds.
Table 3-1 Facilities Descriptive Data.
Table 3-2 Collateral Equipment Descriptive Data.
Table 3-3 Work Element Percentages and Indicators.
Table 3-4 Sample Management Metrics.
Table 3-5 Internal Performance Indicators.
Table 3-6 External Performance Indicators.
Table 5-1 Selected Facilities Maintenance Cycles.
Table 7-1 RCM Facility Life-Cycle Implications.
Table 7-2 Reactive Maintenance Priorities.
Table 8-1 Applicable PT&I Technologies.
Table 10-1 Suggested Inspection Intervals under Routine Operations and Average Conditions.
Table 10-2 Criticality Selection Criteria.
Table 10-3 Sample Grounds Care Performance Requirements Summary.
Table 10-4 Typical Maintenance Support Information.
Table I-1 Condition Assessment Level.
Table I-2 Facility FCI Example.
Table I-3 Center FCI Example.
Table I-4 Sample Deferred Maintenance Calculation.
Table I-5 Mapping of NASA Facility Classes into DM Facility Categories.
Table I-6 DM Categories with CRV Percent Values.
Table I-7 System Condition Percentages.


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