CITY PROPERTIES MAINTENANCE COMPANY

BANGALORE LIMITED
____________________________________________________________________________

Procedure for Technical (Mechanical) Process

1. Objective

1.1 The organisation shall plan and carry out service provision under controlled
conditions w.r.t Mechanical &Electrical Services, HVAC & Plumbing.

2. Scope

2.1 To establish necessary process control measures.

2.2 To achieve the required quality parameters and achieve Maintenance target.
2.3 To ensure that plant, facilities and equipment are available to enable the Service Processes
to perform at their planned levels.

3. Process Owners : Head Technical & Assistant Manager Technical

4. Process Flow

Input IOM, Maintenance Schedule, Target, .

Enablers / Resources
Resources utilised, Personnel
involved, WI, Maintenance
Materials, Spares

Maintenance Record Daily Log

Output Book & Sheet, Customer
Complaint, Shift Schedule

Key Operating Procedure

5.1 Development of the Plan

5.1.1 Planning for Service is initiated based on customer requirement from Business
Development. which gives details like Customer Name, Number of personnel,
Location, Shift No. Manager Technical ensures the availability of resources as
required for providing service.
PREPARED BY : APPROVED BY: Section No. SOP-05
Rev. no : RO
Date : 01/01/2010
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Asst Manager-Tech Head Tech
 CITY PROPERTIES MAINTENANCE COMPANY
BANGALORE LIMITED
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5.2 Service Realization Process :

5.2.1 Based on the customer requirement, Assistant Manager Technical will do a survey
along with agency and prepares Monthly Shift Schedule in form R/MECH/MS/01.
CPMCBL out-sources Manpower for maintenance of STP CPMCBL entered into
an agreement with the party signed by COO.

5.2.2 Interviews are conducted as per Training Process SOP-04.

5.2.3 Assistant Manager Technical maintains Training Record on OJT Training and Trg
plan maintained as per SOP-04.

5.2.4 Based on the Deployment Sheet Master List of Machines maintained for all the
machines, where certain equipments are maintained by authorised agencies under
AMC. Annual Maintenance Planning is prepared in form R/MECH/AM/02 .
Maintenance Process is initiated with Planning for manpower deployment,
Procurement of Spares for machines, Work Instruction, Maintenance of Machines
& Calibration of Equipment, Training of personnel, Deployment, Monitoring of
Service realization.

5.2.5 The Maintenance Equipment / Machinery is subjected to Routine Maintenance are

carried out by the concerned Technician / Engineer / In-charge and report to the
Assistant Manager Technical.

5.2.6 Preventive maintenance, is carried out as per the Preventive Maintenance Plan is
made for the following Equipment

OPERATING INSTRUCTIONS
TITLE WI-NO
Work Instruction for Operating Chillers WI/MECH/CH/01
Work Instruction for Operating Water WI/MECH/SW/02
Treatment Plants
Work Instruction for Operating STP WI/MECH/ST/03

5.2.7 Records of Preventive Maintenance is maintained for Chillers Operations are

monitored and records maintained in R/MECH/CO/03, HVAC shift log book is
maintained in form R/MECH/AC/04, Plumbing Log sheet in form
R/MECH/PL/05 , Maintenance of STP is carried out and records maintained in
PREPARED BY : APPROVED BY: Section No. SOP-05
Rev. no : RO
Date : 01/01/2010
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 CITY PROPERTIES MAINTENANCE COMPANY
BANGALORE LIMITED
____________________________________________________________________________
Operational Log Sheet in form R/MECH/ST/06 Air Handling Units/ Ceiling
Suspended Units/ Exhaust & Fresh Air Fans R/MECH/AH/07, Maintenance of
Pumps are maintained in form R/MECH/PM/08.

SLNO TITLE WI-NO

Work Instruction for Maintenance of AHUS WI/MECH/AH/01
Work Instruction for Maintenance of Pumps WI/MECH/PM/02
Work Instruction for Maintenance of Cooling WI/MECH/CT/03
Towers
5.2.9 The Break down Maintenance is entered in Break down Maintenance register
and done as and when any Breakdown is reported. Break downs and
rectification records are maintained in R/MECH/BD/09.
5.2.10 Machine / Equipment History Record is maintained for recording the useage
of Spares and consumables including Break down in form
R/MECH/MH/10.
5.3 PROCUREMENT OF TECHNICAL MATERIALS :

5.3.3 Assistant Manager Technical is responsible for Procurement of materials as

required for executing the Mechanical Process. Material Requisition is prepared
and forwarded to COO for his approval. This activity is carried out as per SOP-03
for Purchasing Process.

5.4 Identification of Items

5.4.1 All accepted Incoming materials are identified by placards \ Location.

5.4.2 Assistant Manager Technical / Junior Engineer maintains proper identification and
traceability of their personnel during service realization by colour of uniform, ID
card No. attendance etc.
5.5 Processing Customer Complaint :-

5.5.1 External Complaints Receipts, Analysis, Corrective Action taken and closure are as
per SOP-01

5.5.2 Internal Complaints and Trouble Shooting issues identified during maintenance are
entered in Departmental Complaint Register R/MECH/DC/11 forwarded to the
concerned Supervisor for further action. Supervisor reviews the complaint and
takes necessary corrective action after identifying the root cause and the
correction, Corrective action and the department for resolving the complaint are

PREPARED BY : APPROVED BY: Section No. SOP-05

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Date : 01/01/2010
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 CITY PROPERTIES MAINTENANCE COMPANY
BANGALORE LIMITED
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arrived at.

5.6 Review of the Plan

5.6.1 Service plan is reviewed by the Assistant Technical Manager wherever required
based on the performance, in consultation with the Head Technical / as per site
condition \ Customer requirement, and accordingly action taken to re-schedule the
Maintenance Planning.

5.6.2 Ensure that the Non conformance are rectified and prevented from future
occurrence as per Corrective and Preventive Action of Sec 8.0 of QM\L1 .

6. Records
 Shift Schedule
 Maintenance Schedule
 Chiller Log Sheet
 HAVAC Log Book
 Plumbing Log
 STP Log Book
 Air Handling Units Maintenance
 Pump Maintenance
 Breakdown Maintenance
 Machine History
 Departmental Complaint
- R/MECH/SS/01
- R/MECH/AM/02
- R/MECH/CO/03
- R/MECH/AC/04
- R/MECH/PL/05
- R/MECH/TP/06
- R/MECH/AH/07
- R/MECH/PM/08
- R/MECH/BD/09
- R/MECH/MH/10
- R/MECH/DC/11

7. Key Performance Indicators

 Maintenance Plan v/s. Actual
 Reduction in downtime of Equipment
 Adhering to Preventive Maintenance Schedule as per AMC

PREPARED BY : APPROVED BY: Section No. SOP-05

Rev. no : RO
Date : 01/01/2010
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Asst Manager-Tech Head Tech