BOMI SMA key terms

Scheduled, planned servicing of equipment and building components performed on a time or usage basis to prevent failures, extend asset life, and reduce unplanned downtime and emergency repair costs.

Maintenance triggered by measured equipment condition data such as vibration, thermography, oil analysis, or ultrasonic readings, allowing intervention just before functional failure rather than on a fixed calendar.

Work performed to restore a failed or degraded asset to acceptable operating condition after a problem is identified, ranging from minor adjustments to major component replacement.

Run-to-failure approach in which equipment is repaired only after it breaks down; acceptable for non-critical, low-cost items but costly for critical building systems.

Strategy in which maintenance decisions follow monitored indicators of asset health, so intervention occurs when a threshold is crossed rather than at a preset interval.

Written authorization and record for a maintenance task, capturing location, description, labor, materials, priority, and completion data used for tracking and cost control.

Software that stores asset inventories, schedules, work orders, labor and parts records, and reports, enabling planning, tracking, and analysis of maintenance activity.

Structured inventory of equipment and building components with identifiers, location, specifications, and criticality, forming the foundation for maintenance planning and capital forecasting.

Method of ranking assets by the consequence of their failure on safety, operations, and cost, so maintenance resources are directed to the most important equipment first.

Structured review that identifies how a component can fail, how likely and severe each failure is, and how it can be detected, guiding preventive tasks and spares decisions.

Investigation technique that traces a failure back to its underlying physical, human, or procedural causes so that recurrence is prevented rather than merely repaired.

Average operating time between breakdowns of a repairable asset; a reliability indicator used to judge whether maintenance strategy or equipment replacement is warranted.

Average time needed to restore an asset to service after failure, reflecting maintainability, parts availability, and technician skill; lower values improve availability.

Disciplined process that selects maintenance tasks based on equipment functions, failure consequences, and cost-effectiveness, rather than applying uniform intervals to all assets.

Accumulated maintenance work not yet completed, usually expressed in labor hours; a growing backlog signals understaffing, poor planning, or excessive reactive work.

Share of total maintenance labor hours spent on planned and scheduled work versus reactive repairs; a common benchmark of maintenance program maturity.

Predictive technique that measures oscillation signatures of rotating machinery to detect imbalance, misalignment, bearing wear, or looseness before failure occurs.

Non-contact inspection method using thermal imaging to reveal overheating in electrical panels, motors, bearings, and building envelopes, supporting early fault detection and energy diagnostics.

Networked control system that monitors and regulates HVAC, lighting, and other equipment through sensors, controllers, and schedules to maintain comfort and efficiency.

Software and controls platform that tracks, analyzes, and adjusts energy use across a building or portfolio, often integrating metering, billing data, and equipment schedules.

Comparing a building's energy use intensity with similar buildings or its own history to identify poor performance and prioritize efficiency investments.

Annual energy consumption per unit of floor area, typically expressed in thousands of Btu per square foot, used to compare building efficiency across properties.

Protocol for quantifying actual savings from an efficiency project by comparing measured post-installation consumption against an adjusted baseline, supporting performance guarantees.

Systematic process of testing and tuning existing building systems to restore intended performance, often yielding low-cost energy savings without major capital investment.

Quality-assurance process that verifies building systems are designed, installed, and operating to meet the owner's requirements, applied at project delivery or periodically thereafter.

Programming temperature or equipment controls to reduce operation during unoccupied hours, a simple and widely used strategy for lowering HVAC and lighting energy use.

Economic analysis comparing alternatives by totaling acquisition, operating, maintenance, and disposal costs over the asset's service life rather than first cost alone.

Postponed repairs and upkeep that accumulate when funding is short, often increasing future costs, shortening asset life, and creating compliance or safety exposure.

Systematic evaluation of building components that documents condition, remaining useful life, and deficiencies, producing a prioritized basis for capital and maintenance budgeting.

Process of forecasting and budgeting major repairs, replacements, and improvements over multiple years, balancing asset condition, risk, and available funding.

Documented commitment defining the scope, quality, response times, and responsibilities for services delivered by in-house staff or an outsourced provider.

Quantifiable measure such as response time, planned maintenance percentage, or cost per square foot used to monitor and compare maintenance and operations performance.

Routine documented walkthrough and checklist of building systems and equipment to identify defects, verify operation, and generate follow-up work orders.

Managed stock of repair parts and materials held to reduce downtime, balanced against carrying costs through min-max levels, reorder points, and criticality classification.

Assigned urgency level for a work request that sets response and completion targets, helping dispatch labor appropriately across emergency, urgent, and routine work.

Standardized document listing a chemical product's hazards, handling precautions, and emergency measures, required on site and referenced during maintenance tasks.

Energy-isolation procedure that de-energizes and secures equipment before servicing, protecting technicians from unexpected startup or release of stored energy.

Condition of air inside a building as it affects occupant health and comfort, managed through ventilation, filtration, moisture control, and pollutant source management.