What is corrective maintenance?

As a property manager or landlord, staying on top of maintenance is crucial for keeping tenants happy and your buildings running smoothly. But what happens when equipment breaks down unexpectedly? That’s where the corrective type of maintenance comes in! This is the process of fixing equipment or systems after they break down or when a problem is found.

It’s different from preventive maintenance, which tries to stop problems before they happen. With this type of maintenance, the goal is to restore equipment to working order as quickly as possible. In this guide, we’ll cover what is corrective maintenance, when you should use it, and how you can manage it more effectively to keep your properties running like clockwork.

When to use corrective maintenance

Knowing when to use this maintenance can help you prevent small issues from snowballing into major problems. It’s all about being proactive, even though corrective maintenance itself is reactive. Using inspections and monitoring tools can help you catch issues early!

Identification

There are three main identification methods, including:

Routine inspections

Routine inspections are a great way to catch wear and tear before it leads to full-blown failures. It’s like noticing a small crack in a window that will only get worse with time. You wouldn’t ignore it—maintenance helps you handle these types of problems before they get out of control.

Performance monitoring

Another method is performance monitoring. For example, if the air conditioning starts blowing warmer air than usual, it’s a sign that maintenance is needed. Whether it’s sensors, maintenance software, or just tenant feedback, performance tracking can help identify when something needs fixing.

Condition-based maintenance

In addition to regular inspections, implementing condition-based maintenance allows property managers to track real-time performance data. This proactive approach uses sensors and monitoring tools to identify potential issues before they lead to complete failures. By combining both corrective and condition-based maintenance, you can better predict and manage equipment needs.

When corrective maintenance is needed

This type of maintenance is necessary in certain situations where quick action is required. Identifying these moments can prevent bigger issues from occurring and minimise tenant disruptions.

After failure detection

This type of maintenance kicks in when a failure or defect is detected. For example, if the building’s lights flicker every time a major appliance is used, it’s a warning sign that corrective work is necessary. Acting quickly here can prevent bigger electrical issues.

Post-breakdown

You’ll also need this maintenance after a breakdown. Think about a scenario where a water heater fails and tenants are left without hot water. Immediate maintenance gets it repaired fast, ensuring tenants stay happy and that the problem doesn’t worsen.

End-of-life components

For parts or equipment reaching the end of their life, maintenance steps in to replace or repair them. This ensures the equipment doesn’t fail entirely. Handling these replacements on time helps keep buildings safe and tenants comfortable.

Types of corrective maintenance and examples

Corrective maintenance falls into two main categories: deferred and immediate. Understanding these two types can help property managers prioritise tasks and allocate resources more effectively. Here’s what you need to know:

Deferred corrective maintenance

Deferred maintenance refers to issues that need attention but don’t require immediate action. You might notice a small leak under a sink in a vacant unit. Instead of rushing to fix it, you can schedule the repair for a more convenient time when you have the right tools or personnel available.

Examples of deferred maintenance include replacing old parts during planned downtime or non-critical repairs. Another example could be updating exterior lighting that’s outdated but still functional. Scheduling these repairs ensures they get done without interrupting your day-to-day operations.

Immediate corrective maintenance

Immediate maintenance happens when an issue can’t wait and must be fixed right away. If an elevator breaks down during move-in weekend, there’s no option to delay, you need a fix now. The same goes for a malfunctioning fire alarm system; these situations require quick action to avoid significant disruptions or safety risks.

Other examples include things like burst pipes or a furnace failure in the dead of winter. Immediate maintenance is essential here to keep tenants safe and minimise downtime. For property managers, knowing how to respond quickly when these emergencies pop up can save both time and money.

Benefits and disadvantages of corrective maintenance

For property managers, this maintenance plays a big role in keeping buildings running smoothly. Imagine the elevator in a high-rise apartment failing during busy move-in days, or the HVAC system going down in mid-summer. Addressing these issues fast is key to maintaining tenant satisfaction and avoiding operational headaches.

This maintenance can be very useful, but it’s not without its challenges. Understanding the pros and cons of this approach can help you decide when to use it versus other maintenance strategies.

Benefits of corrective maintenance

Corrective maintenance offers several important advantages, particularly in terms of cost-efficiency, quick resolution of issues, and overall operational efficiency. By addressing problems only when they arise, property managers can save time and resources. Below are some key benefits of incorporating this maintenance into your property management strategy.

Potential cost savings

One clear benefit of this maintenance is the potential for cost savings. By only addressing problems when they occur, you avoid spending resources on equipment that may never fail. This is especially true for non-critical equipment, where a comprehensive preventive maintenance plan might not be necessary, allowing you to allocate your budget more effectively.

Immediate issue resolution

Another benefit is the ability to resolve issues as soon as they are identified. For example, if a tenant reports that their stove is not working, you can fix it right away, avoiding prolonged frustration for the tenant. This immediate resolution helps improve tenant satisfaction and retention, which is crucial for multifamily property managers.

Increased efficiency

This type of maintenance eliminates the need for unnecessary repairs on well-functioning systems. If equipment isn’t showing any signs of wear, there’s no reason to allocate time or resources for preventive maintenance. This makes your overall operations more efficient by focusing on equipment that truly requires attention.

Effective maintenance management

By incorporating maintenance into your broader maintenance management strategies, property managers can react quickly to equipment failures. This allows for fast, targeted repairs with minimal disruption to tenant services. When combined with preventive maintenance, corrective oriented maintenance contributes to a balanced and comprehensive maintenance program.

Disadvantages of corrective maintenance

While this maintenance has its benefits, there are also some potential downsides to consider. These disadvantages can impact both operational efficiency and long-term costs if not properly managed. Below are some key disadvantages of relying on this type of maintenance.

Risk of unexpected downtime

One significant drawback of corrective-style maintenance is the increased risk of unexpected downtime. When critical systems, like the heating in winter, suddenly break down, it can disrupt tenants’ lives and lead to urgent, costly repairs. These unplanned issues can carry a higher price tag due to the need for immediate solutions and emergency services.

Long-term wear and tear

Another disadvantage is the potential for repeated failures leading to more expensive, long-term damage. For example, if a small water leak is left unaddressed, it could result in mold growth or structural damage, which is far more costly to repair than the original issue. While this type of maintenance may seem like a cost-saving measure upfront, neglecting routine checks can lead to bigger, more expensive problems down the road.

Strain on resources

Relying heavily on this type of maintenance can strain your available resources. If your team is constantly reacting to urgent repairs, it can be difficult to allocate time and personnel for more important, scheduled maintenance tasks. To manage this effectively, property managers should balance maintenance with preventive strategies to ensure efficient use of time and resources.

Managing corrective maintenance with a CMMS

Using a computerised maintenance management system (CMMS) can make maintenance a lot easier to handle. A CMMS helps you organise and manage all your maintenance tasks, including corrective ones, and provides valuable insights into when and where maintenance is needed.

With a CMMS, you can automate the creation of work orders whenever a failure is detected. This saves time and ensures that no request slips through the cracks. For example, if a tenant submits a maintenance request for a broken door lock, the system can instantly notify your maintenance team.

Another advantage of a CMMS is that it helps track resources, like tools and spare parts, which are critical for maintenance. You can also keep track of your team’s availability, making it easier to assign tasks based on urgency and resources. Plus, the mobile access feature means your maintenance staff can update work orders on the go, streamlining the entire process.

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