What is an O&M manual?
An O&M or operation and maintenance manual specifies crucial information and tasks needed for facilities management, and equipment and property upkeep in industrial settings. Some organizations refer to their documentation simply as an M manual. O&M manuals are important because they help companies ensure efficient operation and maintenance in their facilities. They enable you to avoid downtime costs and reduce the total cost of ownership for crucial equipment.
Companies use O&M manuals to support facility management and construction projects. For example, they give building information details to your maintenance staff about how to prolong the life of assets, minimize the costs of ongoing maintenance and avoid unscheduled equipment shutdowns. An operation maintenance manual is also instrumental in keeping employees safe.
Relied on by contactors, executives, managers and technicians, O&M manuals support the success of construction projects as well as streamline facility management tasks. Whether you refer to it as a maintenance manual, operating manual or building manual, an O&M manual will be at the heart of your manufacturing operating system as you work out schedules and logistics for your manual maintenance efforts.
Prepare an O&M manual to designate what the maintenance team does for proactive maintenance and unscheduled, reactive maintenance tasks. People will consult the manual to understand your organization’s standard operating procedures better. The documentation also helps you manage your company’s inventory.
Depending on the size and scope of your organization, you may require one or multiple O&M manuals. Examples include:
- Reference guides to using equipment or following company processes
- Safety and emergency manuals
- Help support desk manuals
- Product installation manuals
- Equipment maintenance manuals
- Human resources manuals
- Software, computer and data management manuals
- User manuals provided by your suppliers or manufacturers
Key components of an effective O&M manual
People open their O&M manual to learn exactly what they need to do to support ongoing operations, and what they must do during everything from an emergency to routine maintenance.
Here’s an overview of critical sections and information that an O&M manual must contain. Each section should deliver comprehensive guidance for operation and support your maintenance schedule.
Essential elements in your O&M manual include:
Company overview
This section includes your organizational charts, history of the company and details on key personnel to put operations into context.
In case of emergency
What steps must workers take to address emergencies, and which people or agencies should they contact during a crisis? This includes local law enforcement, fire and other emergency responders, government officials and other relevant parties you’ll need to communicate with to safeguard employees, visitors and the community.
Operating procedures
This delineates details on your standard operating procedures, which employees can consult during their onboarding process, as well as when you are cross-training workers to expand their capabilities and duties and when they are not familiar with a particular procedure. The maintenance personnel will consult this section of the project manual to verify they’ve done their work according to plan.
Physical assets
Another set of O&M information in the manual will offer a comprehensive system description with details about your facilities, such as building codes, floor plans, site surveys and materials used to construct the facility. This information typically comes from contractors involved in building your structure.
Maintenance
This section explains the duties of the maintenance staff when it comes to proactive maintenance and reactive maintenance. For example, they will learn your approach to troubleshooting problems, how to prioritize maintenance tasks, what your duties are for testing equipment and what takes place during each machine inspection.
These various components contribute to the manual’s effectiveness as they put operations and maintenance in context for your organization’s specific requirements and priorities.
Creating your O&M manual: A step-by-step guide
A range of experts develop O&M manuals, such as maintenance managers, original equipment manufacturers, safety managers, human resources professionals, operations managers, plant engineers and executives.
Here is a detailed guide on drafting, compiling and finalizing an O&M manual:
1. First, prepare to create your O&M manual using software. If your company still relies on paper records, it’s time to switch over to digital files. This is because it’s a cumbersome and costly process to update printed manuals. In contrast, digital manuals are easier to produce, update and distribute.
Companies often use a CMMS or computerized maintenance management system, which you can store locally on your computer servers, or make available through a cloud platform.
2. It’s prudent to create a consistent, simple layout using basic document organizational tools, such as bullet points, headers and subheadings. Employ text styles such as bold and italics to further distinguish important text elements for an easier read. Doing so makes your O&M manual accessible and convenient to navigate for all users.
3. Meet with maintenance managers, technicians, executives and other stakeholders for input about what to include in your O&M manual, including standard operating procedures. You will also want to consult with stakeholders when it comes time to update the documentation, such as after you replace older assets or develop new protocols and procedures for handling inspections and maintenance.
4. Gather external documents to refer to when creating your manual, such as specifications and drawings of equipment, lists of company assets and how they were designed, guidelines for safety and health and details about the construction elements used to build your facility. Finally, have on hand details about how to decommission, demolish or dispose of defunct assets, especially if hazardous materials are involved.
5. Write the first draft of your manual, ensuring you have included all relevant information gathered during the steps above. Your goal is to provide comprehensive details, which will require you to ask other people to review the work before publishing it.
6. Obtain feedback from maintenance personnel, manual end users and other stakeholders. You may have inadvertently left out crucial information that you’ll need to integrate when updating the draft.
7. Once you have signed off on the O&M manual, publish it in digital format and announce that it’s now available to view online or download to employees’ devices. Keep printed copies available to consult in the event of computer system failures.
Ensuring compliance and adherence to standards in O&M manuals
What are the compliance requirements and standards for O&M manuals?
O&M manuals should spell out the safety protocols workers follow during inspections, maintenance, cleaning, repairs and upgrades. They need to explain regulations covering what happens to equipment during decommissioning.
Consult with your industry’s regulatory authorities and learn current best practices to follow. Typically, knowledgeable stakeholders in your executive ranks, maintenance managers and safety officers will be the first people with whom you’ll discuss standards and regulatory compliance issues to include in the manual.
If your staff lacks the expertise to ensure your manuals meet all applicable standards (or is unsure if they are fully aware of the standards they must adhere to), it makes sense to partner with third-party O&M professionals.
Employee training and O&M manual updates
Why is ongoing training important for the effective use of O&M manuals?
Your teams must keep abreast of the latest industry best practices to ensure that the O&M manuals remain up-to-date and relevant. They should receive regular technician training to inspect, install, clean and maintain the various pieces of equipment that your enterprise relies on for daily operations.
How and when should O&M manuals be updated?
Update manuals whenever you make significant changes to your current workflow or protocols. The same goes for any new regulations or changes to industry best practices.
If you remove equipment and replace it with a new model, whether from the same manufacturer or a new source, you’ll need to update your manuals.
Often, the first thing you’ll consult is the manufacturer’s product specifications and operations manual, paying close attention to safety warnings and maintenance procedures.
O&M manuals are critical to successful facility management and construction projects
It’s clear that effective O&M manuals contribute to the success of facility management and construction projects. They help you keep workers and the community safe and enable you to avoid unexpected shutdowns that require expensive repairs or replacements.
With the manuals guiding your ongoing maintenance tasks, you will reduce the total cost of owning your equipment. A well-researched and expertly crafted manual ensures your teams will operate with greater efficiency, while remaining in compliance with regulations.
Remember that it’s crucial to properly structure your manual (in digital format, not just printed) so it’s easily accessible and more convenient to update as needed.
