1、raising standards worldwideNO COPYING WITHOUT BSI PERMISSION EXCEPT AS PERMITTED BY COPYRIGHT LAWBSI Standards PublicationBS 8210:2012Guide to facilitiesmaintenance managementPublishing and copyright informationThe BSI copyright notice displayed in this document indicates when thedocument was last i
2、ssued. The British Standards Institution 2012Published by BSI Standards Limited 2012ISBN 978 0 580 72149 6ICS 03.080.10; 91.040.01The following BSI references relate to the work on this standard:Committee reference FMW/1Draft for comment 12/30231186 DCPublication historyFirst published 30 September
3、1986Second (present) edition, December 2012Amendments issued since publicationDate Text affectedBS 8210:2012 BRITISH STANDARDContents1 Scope 12 Normative references 13 Terms and definitions 14 Facilities maintenance 35 Facilities maintenance planning 66 Maintenance methods 107 Factors affecting main
4、tenance 108 Performance management 149 Information management 16AnnexesAnnex A (informative) Maintenance methods 27Bibliography 29List of figuresFigure 1 Maintenance planning process 9Summary of pagesThis document comprises a front cover, an inside front cover, pages i to ii,pages 1 to 32, an inside
5、 back cover and a back cover.BRITISH STANDARD BS 8210:2012 The British Standards Institution 2012 iForewordPublishing informationThis British Standard is published by BSI Standards Limited, under licence fromThe British Standards Institution, and came into effect on 31 December 2012. Itwas prepared
6、by Technical Committee FMW/1, Facilities management. A list oforganizations represented on this committee can be obtained on request to itssecretary.SupersessionThis British Standard supersedes BS 8210:1986, which is withdrawn.Information about this documentThis British Standard does not prescribe “
7、how to do maintenance”, but acts asthe basis of an approach for achieving successful maintenance outcomes for arange of facilities. It is intended to assist facility owners and operators, or thoseacting on their behalf, in regard to facilities maintenance management inaligning the formulation and im
8、plementation of maintenance strategies andpolicies to the core objectives of the organization in the most efficient andeffective way.This is a full revision of the standard, and introduces the following principalchanges: the scope of this standard has shifted from largely operational matters tothose
9、 of a more strategic and tactical nature, while retaining a focus onmatters of practical importance; a broader range of facility assets has been taken into account; developments in technology affecting the nature of facility assets and themaintenance management process, in particular the use of info
10、rmation andcommunications technology (ICT), have been taken into account.Use of this documentAs a guide, this British Standard takes the form of guidance andrecommendations. It should not be quoted as if it were a specification or a codeof practice and claims of compliance cannot be made to it.It ha
11、s been assumed in the preparation of this British Standard that theexecution of its provisions will be entrusted to appropriately qualified andexperienced people, for whose use it has been produced.Presentational conventionsThe guidance in this standard is presented in roman (i.e. upright) type. Any
12、recommendations are expressed in sentences in which the principal auxiliaryverb is “should”.Commentary, explanation and general informative material is presented insmaller italic type, and does not constitute a normative element.Contractual and legal considerationsThis publication does not purport t
13、o include all the necessary provisions of acontract. Users are responsible for its correct application.Compliance with a British Standard cannot confer immunity from legalobligations.BRITISH STANDARDBS 8210:2012ii The British Standards Institution 20121 ScopeThis British Standard gives guidance on t
14、he maintenance management offacilities by:a) outlining a process approach to maintenance management at the strategicand tactical levels, with links to operational activities;b) assisting organizations and individuals to formulate strategy and policies formaintenance management;c) assisting those res
15、ponsible for ensuring that facility assets continue toperform as intended, retaining their asset value at minimum cost;d) highlighting the importance of regular and planned maintenance as a valueadding activity;e) highlighting relevant areas of importance with regard to occupationalhealth and safety
16、 and information management.NOTE It might be necessary and economically desirable to carry out maintenance atthe same time as improvements, additions or alterations.This British Standard applies to most types of building-related facilities, forexample, those for health care, education, housing, manu
17、facturing anddistribution, commerce, retailing, utilities, communication and transportation.This British Standard does not give guidance on:1) the procurement of services for maintenance (see BS 8572);2) how to carry out different types of maintenance;3) any improvements, additions or alterations to
18、 a facility that would make itsuitable for a purpose other than that for which it was designed;4) cleaning facilities (see BS 6270-3);5) maintenance of engineering infrastructure.2 Normative referencesThe following documents, in whole or in part, are normatively referenced in thisdocument and are in
19、dispensable for its application. For dated references, onlythe edition cited applies. For undated references, the latest edition of thereferenced document (including any amendments) applies.BS 7671, Requirements for electrical installations IET Wiring Regulations Seventeenth EditionBS 8572, Procurem
20、ent of facility-related services Guide3 Terms and definitionsFor the purposes of this British Standard, the following terms and definitionsapply.3.1 asset registercollection of records holding information about facility assets in terms of theirmanufacturer, vendor, make, model, specifications, date
21、of acquisition, initialcost, maintenance costs and requirements, accumulated depreciation andwritten-down valueBS 8587:2012, 3.1.3BRITISH STANDARD BS 8210:2012 The British Standards Institution 2012 13.2 building fabricelements and components of a building other than furniture and engineeringinstall
22、ations3.3 building management system (BMS)computer-aided control systems, including hardware and software, to collect andmonitor parameters and performance data of plant, equipment, systems andelements either at source or remotely and to enable corrective action to beinitiated3.4 building physicistp
23、erson with knowledge and experience of the behaviour and performance ofbuildings and their components under the influence of physical, chemical andbiological phenomena3.5 computer-aided facilities management system (CAFM)systems, applications and tools that automate functions needed to support theco
24、re business in its efficient and effective use of facilities3.6 computer-aided maintenance management system (CMMS)system specifically designed to enable planning, organizing, directing andcontrolling maintenance programmes and to collect and collate historical dataon the performance of assets so th
25、e most effective maintenance is selectedunder actual performance and environmental conditions3.7 condition monitoringact of measuring and recording data from operating parameters, using eitherhuman senses or instrumentation, to verify plant and equipment condition andtrends3.8 corrective maintenance
26、maintenance carried out after fault recognition and intended to put an iteminto a state in which it can perform a required functionBS EN 13306:2010, 7.53.9 critical environmentarea or location that, in the event of its non-availability, would have asignificant negative impact upon business processes
27、 and activities3.10 elementfunctional part of a building or other facility3.11 facilities maintenancework needed to maintain the performance of the building structure, fabric andcomponents, and engineering installations3.12 facilitytangible asset that supports an organizationBS EN 15221-1:2006, 2.63
28、.13 facility asset performancerequirements in terms of measurable outcomes to meeting organizational goals3.14 maintenance managementprocess of ensuring that the most effective and efficient maintenanceprogramme is formulated and delivered to ensure that assets continue toperform their intended func
29、tionBRITISH STANDARDBS 8210:20122 The British Standards Institution 20123.15 maintenance manualtechnical instructions intended to preserve an item in, or restore it to, a state inwhich it can perform a required functionBS EN 13460:2009, 5.33.16 maintenance planstructured and documented set of tasks
30、that include the activities, procedures,resources and the time scale required to carry out maintenanceBS EN 13306:2010, 2.53.17 maintenance policyscope and course of action taken to achieve an organizations objectivesNOTE This can include requirements related to regulations and standards to beobserv
31、ed during maintenance.3.18 maintenance programmearrangement of maintenance tasks in terms of their sequence, durations andresource requirements3.19 maintenance strategystatement of organizational approach to maintenance management3.20 operational planorganizations statement of actions intended to ac
32、hieve a specific businessgoal(s)3.21 planned preventive maintenancemaintenance organized and carried out with forethought, control and the useof records to a plan based on the results of condition surveys3.22 reliability centred maintenance (RCM)systems-based methodology used to determine maintenanc
33、e tasks required toensure that a facility asset or system continues to function in order to fulfil itspurpose as designed in its present operating context4 Facilities maintenance4.1 GeneralCOMMENTARY ON 4.1A well-defined facilities maintenance strategy supports the organizations goals,whereas, a poo
34、rly defined or absent strategy could have significant adverse safetyand commercial consequences for an organization. The effectiveness of anorganization to fulfil its environmental and social responsibility commitments andtargets is also dependent upon an effective maintenance strategy. Since target
35、s aresubject to revision and are progressive, a static maintenance arrangement is unlikelyto meet the developing needs of the organization. A review process is particularlyimportant as changes, for example, to health and safety can impact the way inwhich maintenance is undertaken.BRITISH STANDARD BS
36、 8210:2012 The British Standards Institution 2012 3An organization should formulate a facilities maintenance strategy and policythat meets its current and likely future needs. The strategy and policy should bereviewed, at least annually, to ensure that it continues to be aligned to theorganizations
37、core business and primary processes (see 8.1). An organizationshould ensure that the needs of its stakeholders are identified and the impact ofthose needs is assessed and taken into account when formulating the strategyand policy. A communication plan to disseminate the strategy and policy, as wella
38、s tactical and operational actions, to stakeholders should be prepared by theorganization. Details of annual, or more frequent, reviews to check on thealignment between actions and the organizations facilities maintenancestrategy should be included in the plan.NOTE 1 BS ISO 550011)gives guidance of
39、the high level approach to themaintenance of assets, including those related to constructed facilities. BS 85441)provides guidance on the life cycle costing of maintenance.Where a new facility is being procured, the organization should ensure thatoperational requirements, including those concerning
40、maintenance, are takeninto account during design briefing.NOTE 2 BS 8536 gives recommendations on an appropriate approach fororganizations and their designers.4.2 Maintenance strategyNOTE Facilities maintenance strategies can embody different methods ofmaintenance, e.g. corrective, preventive, condi
41、tion-based or a combination of theseand other methods (see Clause 6 and Annex A).The facilities maintenance strategy should define the criteria by which anappropriate method or combination of methods of maintenance can be assessed(see Clause 6 and Annex A). This strategy should form an integral part
42、 of theorganizations facilities management strategy. Where no facilities managementstrategy exists, such a strategy should be prepared to support the organizationscore business and primary processes (see BS EN 15221-5).4.3 Maintenance policy4.3.1 GeneralCOMMENTARY ON 4.3.1Facility assets need to be
43、maintained to ensure that:a) they are suitable for their intended purpose;b) they continue to perform their function throughout their useful life in a safeand efficient way;c) their value is protected.Ignoring maintenance risks the failure of systems and components and incursneedless additional cost
44、, as well as threatening business continuity. Lack ofmaintenance can arise, in part, from a belief that a facility is a long-lived asset thatdeteriorates gradually. Even so, failure to maintain the structure and fabric canaffect its function and presents safety risks in addition to reducing the valu
45、e of thefacility as an asset.1)In preparation.BRITISH STANDARDBS 8210:20124 The British Standards Institution 2012Requirements for the health and safety of persons in and around a facility, coupledwith the need to discharge the responsibilities of ownership, mean that anorganization would benefit fr
46、om adopting a proactive approach to its facilitiesmaintenance management. The maintenance requirements of a facility are, to alarge extent, a consequence of its original design and construction. Inefficientdesign, inappropriate specifications and poor quality work can result in faults thatare subseq
47、uently difficult and expensive to diagnose and remedy. Inappropriatemaintenance and repairs amount to unnecessary cost and inconvenience, which canbe compounded by further attempts to remedy faults.A policy should be developed to support the preparation of operational plans inaccordance with the mai
48、ntenance strategy. The policy should outline the scope(see 4.3.2) and course(s) of action that should be taken to achieve anorganizations goals (see 4.1). Organizations should ensure that suitableexpertise is available for maintenance and its management at all levels withinthe organization. Where th
49、is expertise is not available in an organization,external resources should be employed instead. Persons responsible formanaging the maintenance of facilities, including engineering installations,should possess appropriate management ability and technical competence.4.3.2 Scope of policyThe maintenance policy should embody the principle of best value for money(see BS 8572) to protect both the asset value and the resource value of thefacility. The policy should cover:a) the organizations anticipated future requirements for the facility, takingi
