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Table of Contents
Page
List of Figures
Fig. 1. Log-log plot of consequence vs. likelihood with lines of constant risk. .......................................... 16
©1995-2014 Factory Mutual Insurance Company. All rights reserved. No part of this document may be reproduced,
stored in a retrieval system, or transmitted, in whole or in part, in any form or by any means, electronic, mechanical,
photocopying, recording, or otherwise, without written permission of Factory Mutual Insurance Company.
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17-0 Maintenance and Inspection
Page 2 FM Global Property Loss Prevention Data Sheets
List of Tables
Table 1. Typical Equipment and Facility Hazards .......................................................................................... 9
Table 2. Scenario Development, Consequence Measurement, and Risk .................................................. 15
Table 3. Semi-quantitative Risk Matrix ......................................................................................................... 16
1.0 SCOPE
The purpose of this data sheet is to provide recommendations for developing effective loss prevention
maintenance and inspection programs for facilities, systems, and equipment. It also provides guidance for
evaluating the adequacy of existing maintenance and inspection programs, and making improvements to
existing programs.
Recommended maintenance and inspection for specific equipment, systems, and facilities can be found in
the data sheets for these items.
Design of equipment, systems, and facilities is beyond the scope of this data sheet. However, decisions made
at the design stage can have a great impact on the structure, cost, and effectiveness of any maintenance
and inspection program. Information on the design of maintainable assets (facilities, equipment, systems, etc.)
can be found in data sheets and other documentation specific to the application.
Information on evaluating maintenance and inspection programs and contingency planning are provided in
Appendix C.
1.1 Changes
January 2014. Added Section 2.5, Foreign Material Exclusion (FME) and Appendix D, Foreign Material
Exclusion Procedure.
2.1 Introduction
The basic philosophy of managed maintenance and inspection is to maintain equipment and facilities in
reliable proper condition, identifying problems in their incipient stage, making appropriate adjustments, and
correcting problems at the first opportunity while minimizing unplanned shutdowns. This requires attention
to detail and considerable planned inspection and monitoring activity. For equipment, this includes idle,
shutdown, and operating periods; for buildings, both occupied and unoccupied facilities.
2.2.1 General
2.2.1.1 Create a clearly defined, written maintenance program that includes the following:
a) A policy statement and a maintenance manual, or equivalent, spelling out a definite assignment of
responsibilities and accountabilities
b) Preventive/predictive maintenance practices and procedures
2.2.1.2 Create maintenance practices and procedures that address:
a) equipment records.
b) maintenance requirements for each piece of equipment critical to production, for valuable equipment,
and for the facility itself.
2.2.1.3 Have facility personnel ensure the following: equipment is operated within design parameters and
preferably within control limits, equipment doesn’t exceed design parameters without concurrence of the
manufacturer; and all necessary testing and monitoring programs are implemented in a logical manner (i.e.,
following the manufacturer’s recommended practices and data sheets).
2.2.1.4 Planned inspection and testing activities are an integral part of equipment condition evaluation and
require the commitment and backing of both local and corporate management to ensure their success. Use
qualified personnel to perform repair work, and a thorough evaluation, testing, and inspection.
There are numerous tools and approaches for planning inspection and testing activities, many of which are
integrated into maintenance scheduling and planning tools. Refer to Appendix C.3 for an overview of
Risk-Based Inspection, a methodology used at some facilities.
2.2.1.5 Conduct visual inspection and routine services for building and support systems in accordance with
recognized engineering practices (i.e., periodic examination of roof areas to determine condition, build-up
of debris, condition of flashings, etc.). Give special consideration to seasonal concerns such as clearing roof
drains, clearing snow from the lower areas of multilevel roofs, checking for freeze potential, and, in wind-prone
areas, checking the securement of roofs, wall panels, etc.
2.2.1.6 Supervise equipment to ensure performance is within its design specifications and control limits.
Monitor critical parameters during operations. Ensure operating personnel have the authorization to act
accordingly and respond properly to prevent and control damage during operation.
2.2.1.7 Review and evaluate operating records regularly.
2.2.1.8 Calibrate equipment and systems in accordance with the equipment manufacturer’s specifications.
2.2.1.9 Provide a schedule for all equipment and facilities requiring maintenance actions. Base the frequency
and extent of activity on the basis of experience with similar equipment and buildings and the
recommendations of equipment manufacturers, user groups, data sheets, and trade and technical
associations.
Document and carefully evaluate all abnormal occurrences and complete corrective measures (repairs,
modifications, improvements, etc.) in a timely manner.
2.2.1.10 Record all maintenance activity, operation history, and equipment modifications, as well as the types
and quantities of replacement parts (spares).
2.2.1.11 Upon completion, inspect and test repair work prior to operation. Establish and record new baselines
for monitoring.
2.2.1.12 Facilitate equipment identification with suitable tags attached permanently in visible locations, where
applicable.
• is low cost,
• is readily available in the market place,
• has negligible time element/business interruption (TE/BI) impact, and
• presents minimal potential for consequential damage (whether from mechanical or electrical breakdown,
fire, collapse, etc.).
The necessary sophistication of a managed maintenance program varies with the complexity and size of a
facility. However, regardless of size, complexity, or sophistication, to be effective, the program has to contain
certain basic elements.
2.2.3.1 Generate a high-level, management-written statement of commitment (maintenance policy) to
preserve and protect your company’s assets. Ensure the statement mandates written procedures to be
distributed to and understood by all employees.
A sample policy statement reads ″It is the policy of XYZ Corporation to have a managed maintenance
program. Written maintenance policies and practices based on sound engineering practices and economic
principles describe the program. Documented maintenance decisions are to be made for all equipment,
systems, and buildings with priority given to critical support systems and/or production equipment.″
2.2.3.2 A written maintenance program describing the methods, policies and practices by which maintenance
is to be conducted should include the following, plus background and support information where necessary:
1. A statement of scope, purpose, and intent.
2. A description of the maintenance organization, including functional descriptions and assignment of
responsibilities.
3. In addition, the maintenance manual could address:
a) equipment and building records,
b) equipment and building maintenance requirements,
c) the work order system,
d) maintenance procedures,
e) maintenance reports and records,
f) maintenance schedules,
g) one-line electrical diagrams,
h) piping and instrumentation diagrams for mechanical systems; and
i) design information (including method for controlling and tracking revision levels).
2.2.3.3 List all facilities and equipment covered by the program in program master lists as defined in the
program. Keep the list up to date and use it as the foundation of the maintenance program.
Document the following data for each listed item:
1. Identification (item or building number)
2. Equipment manufacturer’s details (name, model, and serial number)
3. Technical details (rated speeds, rated power, capacities, frame size, etc.)
4. Location of building and systems plans, equipment manuals and drawings, technical manuals, and special
maintenance procedures
5. Location and condition of major spare parts
6. Local supplier or agent information
7. Protective devices and their functions
2.2.3.4 Analysis of Operations
2.2.3.4.1 Identify equipment and system components with potential failure that can cause significant disruption
of operations.
Develop block or flow diagrams showing all important equipment, processes, and support services, e.g.,
HVAC, air, electrical, etc., including equipment important to facility operation and support and any other
equipment with a high replacement cost to be identified for priority attention.
Ensure that manufacturer’s technical manuals, industry standards, and data sheets are part of the overall
maintenance and inspection frequency program.
Provide input based on experience from maintenance personnel and operators. Document maintenance
requirements for each system, piece of equipment, major component, and building.
2.2.3.5 Planning and Scheduling
• Verify that maintenance is scheduled either by manual or automated means, ensuring that, whichever is
chosen, a work order is generated. Ensure the work orders are concise and clear, and provide adequate
information for the task required.
• Design the work order to include feedback, equipment maintenance work history records, and employee
identification.
• Unscheduled maintenance is normally handled via a maintenance work order. Provision for feedback on
this form is also essential and, like scheduled maintenance, required information should be entered into
the equipment record.
• Acknowledge the current status of all active work orders.
2.2.3.6 Records
Maintain records (historical data) pertinent to equipment and facilities covered by the program, including, at
a minimum, building blueprints, equipment nameplate data, purchasing information, age, design and
installation information, acceptance test data, and applicable data from the manufacturer’s technical manuals.
Also, record inspections and tests completed (and their results), scheduled and unscheduled maintenance
and cost, repair parts and materials used and cost, modifications and capital improvements completed, and
application changes.
2.2.3.7 Maintain a record of the spare parts available on site, as well as a list of names, addresses, and
telephone numbers of parts and equipment suppliers, technicians available to service, and rental possibilities
(if applicable).
2.2.3.8 Audit
Conduct an audit by experienced personnel, preferably from outside the maintenance organization. The audit
requires full review of the records to identify incomplete, nonsatisfactory maintenance activities and testing
frequencies.
Include the following in the audit:
• Percentage equipment operating records
• Maintenance activity records
• Maintenance activity backlog lists
• Previously made recommendations (FM Global, maintenance, manufacturer, etc.)
• Letters and bulletins from equipment manufacturers and FM Global
• Equipment records
• Planned dismantle inspections of major equipment
• Periodic tour through the facility
2.2.3.9 Contract Maintenance
Where contract maintenance services are used, outline exactly what services and servicing equipment are
provided. Also, have management identify which equipment and what activities remain the responsibility of the
facility, and how facility and contractor personnel will interface. Have completed work records and service
requirements reviewed by management and documented to ensure contract requirements are met.
2.4 Training
2.4.1 Conduct training programs for maintenance and operating personnel. Design the programs as an
ongoing process to maintain acceptable levels of competence and to familiarize personnel with the
performance characteristics of the equipment, as well as with mechanical components and the work of other
disciplines.
4.0 REFERENCES
4.1 FM Global
Data Sheet 5-15, Electric Generating Stations
Data Sheet 11-1, Electric Power Generation - Steam Cycle
Data Sheet 13-3, Steam Turbine
Data Sheet 13-17, Gas Turbine
C.1.1 General
C.1.1.1 Is there a written maintenance policy statement? If yes,
1. Does it mandate written procedures and adherence to them?
2. Is it understandable?
3. Has it been distributed to all employees to whom it applies?
C.1.1.2 Is there a maintenance management program? If yes, does it address:
1. A work order and follow-up system
2. A maintenance system
3. Planning and scheduling
4. Organization
5. Training
C.1.1.3 Is the written maintenance program:
1. Usable (understandable)
2. Used
3. Up to date
C.1.1.4 Are there master maintenance lists for facilities and/or equipment? Are there complete building plans
available? If yes, have the lists and plans been updated within the last five years?
C.1.1.5 Is the location of all building systems plans and equipment technical manuals known?
C.1.1.6 Are technical manuals and/or written procedures readily available to operating and maintenance
personnel? If yes, are they current and are they understandable?
C.1.1.7 Is there a work order system in place for:
1. Routine corrective maintenance
2. Planned maintenance
C.1.1.8 Do planned maintenance work orders contain:
1. Location of systems and/or equipment
2. Procedure (or reference)
3. List of required tools, parts, materials, test equipment
4. Adequate space for feedback
5. Expected time to complete task
C.1.1.9 Are persons doing maintenance required to document feedback information on the work order?
• Plans/agreements with carriers and shipping companies (possible/potential shipping problems, agreements
to expedite).
• Building structural modifications required (removal of roof, walls, etc.).
• Special rigging requirements (crane, helicopter, bridging, etc.).
• Foundations, supports, frame sizes, and partial disassembly requirements. Can available (not identical)
spares be installed on existing foundation or support structure without major modifications?
There are many ways to develop event scenarios and consequences and many practitioners of RBI have
very little exposure to or understanding of losses. Most significant losses propagate from a ‘‘chain of
events’’ that were often not considered prior to the loss.
4. Establish a cost estimate of the scenario consequences.
Here again, there are many ways to calculate cost. It is very important for the consequences to fully
represent the property damage and business impact effects of the event scenarios.
5. Determine the likelihood of occurrence.
Along with generic, manufacturer, and industry data, the likelihood of occurrence is strongly influenced
by the current condition and operating history of the FSE. The likelihood of a scenario involving a cascade
of events is the product of the likelihood of the initiating event times the probability of occurrence for each
cascading event in the scenario. Factors to be considered in the cascade of events include fire or
explosion following, human error, failure of a safety system, failure of the fire protection system, operating
and maintenance history, local factors, etc.
6. Calculate the event risk.
Risk is determined by the consequence and likelihood values. If consequences are expressed as
$/occurrence and the likelihood as number of occurrences/location-year, then risk (the product of
consequence times likelihood) is expressed as $/location-year.
7. Take corrective action to mitigate unacceptable risk.
Corrective actions (process changes, additional controls and/or safety devices, increased inspection
methods, scope, and/or frequency, etc.) are applied to FSE with unacceptably high risk levels to bring
the risk to an acceptable level.
8. Perform inspection ranking.
Inspections priorities are ranked from highest risk to lowest.
9. Conduct inspections.
Jurisdictional equipment may require more frequent inspections than dictated by risk ranking. This need
to receive special assessment and any departures from jurisdictional inspection frequencies requires
acceptance from the authority having jurisdiction.
10. Plan and conduct periodic reassessment and validation.
Reassessment and validation are vital to determine if actual conditions match expectations or if changes in
inspection frequency are needed to maintain an acceptable level of risk. Management of change is an
important part of this step. Equipment at the lowest and highest risk levels need to be periodically reassessed
to confirm the calculated risk is still valid.
The following example illustrates different ways the RBI methodology can be applied to calculate risk.
All of these are considered completely valid approaches by RBI ‘‘purists,’’ but clearly the approaches
give very different results and can provide very misleading indications of risk and loss potential. See Table
2.
Assume there is a pressure vessel containing a flammable material produced in a plant. The vessel is located
near process furnaces and a major separation process where finished materials are produced. The vessel
is estimated to have a leak frequency of once every 10 years. When there is a leak, there is a one in 10 chance
of an ensuing fire that affects 10 workers in the area and engulfs the separation equipment. In the event
of such a fire, ten homes near the plant will be evacuated as a precaution. There are no environmental impacts
as the combustion products dissipate into the atmosphere and escaping liquid is contained in a properly
designed drainage area.
A 5 4 3 2 1
B 6 5 4 3 2
C 7 6 5 4 3
← Likelihood →
D 8 7 6 5 4
E 9 8 7 6 5
V IV III II I
← Consequence or Severity Rank →
For fully quantitative measurements, a log-log plot as shown in Figure 1 can be used to plot risk. The diagonal
lines are lines of constant risk.
Fig. 1. Log-log plot of consequence vs. likelihood with lines of constant risk.
D.1 Purpose
This procedure represents best-practice guidance to prevent foreign material from being introduced and left
behind in pieces of equipment that are open for maintenance or repair and are susceptible to foreign object
damage (FOD). The procedure also covers the control of items that are temporarily installed or used to
facilitate work, such as tools, blank flanges, filters, orifices, and cleaning materials.
NOTE:The most efficient way to prevent foreign object damage (FOD) is to maintain high-quality
housekeeping. Items cannot drop into an foreign material exclusion (FME)-controlled area if they are excluded
from work areas to begin with. Proper tool management is needed to accomplish the required work activities.
It is imperative that all personnel are aware of this policy and pay particular attention to all materials and
tools that are brought into the work area.
D.2 Applicability
This procedure and all of its provisions should be applied anytime a piece of equipment or system is opened
for maintenance and foreign materials could be introduced. This includes, but is not necessarily limited to,
turbines (gas or steam), generators, generator circuit breakers, transformers, piping systems, inlet air
systems, condensers, heat exchangers, pumps, large motors, compressors, and other large stationary
equipment. Different levels of foreign material exclusion (FME) apply to different jobs and applications. Though
there are different levels of FME recommendations, the general practices of FME should be adhered to during
all maintenance activities.
D.3 Responsibility
The day shift technical director (TD) should have primary responsibility and accountability for the
implementation of the foreign material exclusion (FME) program on any project; however, everyone on the
project should be fully versed in the program and understand the necessity of following the proper procedures.
The TD will also be responsible for obtaining concurrence at the start of each project with the owner’s
representative (OR) as to what inspection level will be required (e.g., visual vs. cameras). It is imperative
that the TD reinforce the FME procedure with all craft personnel during daily toolbox safety meetings.
The owner’s representative (OR) is responsible for overseeing the proper implementation of the foreign
material exclusion (FME) procedure by the technical director (TD), through direct interaction with the TD and
periodic audits of the program, as well as by routine spot checks for compliance.
All craft personnel, through coordination of the technical director (TD), are responsible for ensuring that covers
are in place and tags are hung and attached to particular openings, and that all such covers and tags are
properly entered on the appropriate form. Personnel should honor all foreign material exclusion (FME) tags,
and no FME tags should be removed unless removal is connected with a work activity. If such tags are
removed during the course of the work, they should be reinstalled unless component reassembly is imminent.
D.4 Definitions
Access control: Methods used to control the entry and exit of personnel, tools, and materials. These include
the use of boundary markers, signs, entry/exit logs, and monitors. Subject to the category of the foreign
material exclusion (FME) areas, boundary markers should consist of solid barriers such as temporary metal
walls, plexiglas walls, wire fencing, or, if appropriate, fabric curtains, FME tape, rope, etc.
Access control point: A point established along an foreign material exclusion (FME) boundary at which
entry of personnel, tools, and materials are permitted but controlled.
Close-out sheet: An Foreign Material Exclusion (FME) Barrier Log (Form 2) that is filled out and reviewed
with the owner’s representative (OR) upon removal of all FME barriers at the completion of the outage or
maintenance event. The close-out sheet should identify any discrepancies in the Foreign Material Exclusion
(FME) Drop List (Form 3) and the FME Barrier Log (Form 2) and sign-in/sign-out logs, as well as a description
of any findings during close-out inspections, how the inspections were conducted (e.g., visual, borescope),
and both the OR and the technical director (TD) should sign the close-out sheet. Completed close-out sheets
should become a permanent part of the outage record.
Foreign material: Material that is not part of the system or component as designed, such as tape, tie-wire,
tie-wraps, welding rods, tools, pens, pencils, electrical wire, cable, paper/plastic labels, stickers, signs,
operations tags not properly secured, rags, plastic face shields, plastic bags, packaging, gasket material,
excess sealant materials, ear plugs, sawdust, chemicals, solvents, paints, personal items such as eyeglasses
or jewelry, or any other item that can affect the operation of the system or component.
FME audit: A periodic audit conducted by the owner’s representative (OR) and/or the technical director (TD)
during a maintenance event using the Foreign Material Exclusion (FME) Field Audit Checklist (Form 1) in
order to evaluate the proper implementation of the FME program.
FMEA: Foreign material exclusion area; a work area around an open access, instrumentation, electrical, or
mechanical component that should be surrounded by a physical boundary marker requiring specific controls
to prevent the intrusion of unwanted material into a system or component. These areas should be posted.
FME barrier: A plug, cover, cap, bag, tape, or other device used to close or cover an opening on a pipe or
in a piece of equipment in an effort to prevent foreign material exclusion (FME) intrusion.
FMEA boundary: A physical boundary around a task, usually consisting of a boundary marker and visible
signs identifying the specific area as an foreign material exclusion area (FMEA).
FMEA monitor: An individual responsible for access control in accordance with this procedure. The monitor
is responsible for verifying all items logged by the work group, and should therefore be competent,
well-trained, and fully aware of the consequences of foreign object damage (FOD) to the machine.
Lanyard: A strap, line, restraint wire, or similar used to secure an item in such a manner that it cannot become
a foreign object in an foreign material exclusion (FME)-controlled area if the person holding or using it loses
control of the item.
Owner’s representative (OR): The OR is responsible for overseeing the proper implementation of the foreign
material exclusion (FME) program by the technical director (TD), and conducts periodic audits of the program
in accordance with Foreign Material Exclusion (FME) Field Audit Checklist.
Technical Director (TD): The supervisor (whether an employee of the owner or of the contractor performing
the work) who has direct responsibility for overseeing the performance of the work being done on the
equipment, and therefore direct responsibility for implementing the foreign material exclusion (FME) program
during the outage.
drain lines, air extraction lines) include a tail that extends from the FME barrier to the outside of the machine
across the horizontal split line, with the identification tag at the end of the tail.
G. List all tools and equipment on an Foreign Material Exclusion (FME) Tool Log (Form 4) and ensure
they are accounted for at all times and not left in problematic areas.
H. Document any dropped or unaccounted-for tools on an Foreign Material Exclusion (FME) Drop List
(Form 3) and ensure they are recovered immediately, if possible.
I. Maintain a drop list at all times, and ensure all personnel immediately report (without fear of reprisal)
anything that has been dropped and cannot be immediately found or retrieved.
J. If new parts are to be installed, inspect and clean them thoroughly before installation.
K. Prior to removing any FME barrier, vacuum and clean the area around the FME barrier.
L. Upon reassembly, clear the Foreign Material Exclusion (FME) Drop List (Form 3). Again clear the blanks
and covers list at the appropriate time during the reassembly process (i.e., only remove blanks when that
section of the system is ready to be reassembled). Thoroughly inspect all parts and sections of the system
for foreign material.
M. Upon reassembly, all barriers should be removed. Clear the FME Barrier Log (Form 2). Any FME
barriers that cannot be accounted for should be reviewed by the technical director (TD) and the owner’s
representative (OR).
N. Thoroughly clean all lower-half cases (preferably vacuumed, but blown with plant air if necessary) prior
to final inspection.
O. Prior to closure or reinstallation, have all cases, piping, openings and drains visually inspected and/or
borescoped by the TD and witnessed by the OR.
P. Prior to reinstallation, have all small-bore piping and tubing blown out, and all large-bore piping swabbed
or blown out.
Q. Prior to closing up the equipment for the last time, ensure all items are cleared off the FME Drop List
(Form 3). If all items have not been accounted for, then the TD and the OR should discuss the drop list
and mutually agree as to the appropriate course of action.
E. Have all removed piping capped or plugged on both ends and tagged with location and other pertinent
identifiers.
F. Instruct all personnel to verify that the bottoms of their boots are clean and free of debris prior to entering
the work area. Have the foreign material exclusion area (FMEA) monitor visually inspect the boots of all
personnel entering the work area, especially during the reassembly process.
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Plant Site/Job: Date: Technical Director: Time:
Comments:
Tag # Install Date Location Type of Barrier Installed By Removed By Removal Date Inspected By Signed
©1995-2014 Factory Mutual Insurance Company. All rights reserved.
1
Where was FME barrier installed? (Bearing drain line, steam injection, extraction line, etc.)
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2
What type of FME barrier was used? (Plugs, magnetic strips, pipe caps, etc.)
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Page 24 FM Global Property Loss Prevention Data Sheets
Tool
Number Description Date In FMEA Date Out FMEA Person’s Name