{"id":11487,"date":"2021-11-04T16:45:57","date_gmt":"2021-11-04T16:45:57","guid":{"rendered":"https:\/\/blog.infraspeak.com\/?p=11487"},"modified":"2023-02-07T17:05:55","modified_gmt":"2023-02-07T17:05:55","slug":"manutencao-predial-desafios","status":"publish","type":"post","link":"https:\/\/blog.infraspeak.com\/pt-pt\/manutencao-predial-desafios\/","title":{"rendered":"Manuten\u00e7\u00e3o Predial: \u201co que n\u00e3o se mede, n\u00e3o se gere\u201d"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div><p><span style=\"font-weight: 400;\">Quando falamos em manuten\u00e7\u00e3o, \u00e9 f\u00e1cil pensarmos apenas na manuten\u00e7\u00e3o de m\u00e1quinas de produ\u00e7\u00e3o ou em grandes equipamentos. Nem sempre falamos da manuten\u00e7\u00e3o do pr\u00f3prio edif\u00edcio, embora seja <\/span><b>uma das melhores formas de valorizar o im\u00f3vel e continuar a dar uma experi\u00eancia irrepreens\u00edvel ao usu\u00e1rio. <\/b><span style=\"font-weight: 400;\">A prop\u00f3sito deste tema, queremos recuperar uma agrad\u00e1vel conversa com <\/span><a href=\"https:\/\/sinergiatc.eng.br\/engclaudiocelino\/\"><span style=\"font-weight: 400;\">Cl\u00e1udio Celino<\/span><\/a><span style=\"font-weight: 400;\">, da empresa Sinergia, especialista em manuten\u00e7\u00e3o predial com mais de 20 anos de experi\u00eancia no setor.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><iframe title=\"Os Desafios da Manuten\u00e7\u00e3o Predial \u2219 Talks at Infraspeak\" width=\"800\" height=\"450\" src=\"https:\/\/www.youtube.com\/embed\/6EI-VOM-Yt0?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" allowfullscreen><\/iframe><\/p>\n<h2><b>O Estado das Coisas: qual \u00e9 o principal desafio da manuten\u00e7\u00e3o predial?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Em Facility Management, o outsourcing \u00e9 a norma.<\/span><b> A <\/b><b>McKinsey<\/b><b> estima que o <a href=\"https:\/\/www.mckinsey.com\/business-functions\/operations\/our-insights\/six-emerging-trends-in-facilities-management-sourcing\">outsourcing j\u00e1 representa mais de metade do mercado de FM <\/a><\/b><span style=\"font-weight: 400;\">e a tend\u00eancia \u00e9 as empresas entregarem todo o FM a um s\u00f3 parceiro. Mas, por enquanto, a maioria ainda lida com v\u00e1rios prestadores \u2013 por exemplo, uma empresa para a limpeza di\u00e1ria, outra para a limpeza da fachada, outra para os sistemas de seguran\u00e7a, outra para a manuten\u00e7\u00e3o das escadas rolantes, e por a\u00ed em diante.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Como \u00e9 dif\u00edcil para os gestores (internos) controlar tudo o que faz cada prestador, \u201ctransformam-se num pagador\u201d, atira Cl\u00e1udio Celino. E \u00e9 exatamente esse o primeiro grande desafio da manuten\u00e7\u00e3o predial: <\/span><b>a falta de controlo.<\/b><span style=\"font-weight: 400;\"> Mas quais s\u00e3o as causas desta falta de controlo? E quais as suas ramifica\u00e7\u00f5es? Segundo a sua experi\u00eancia, a falta de controlo adv\u00e9m de tr\u00eas fatores:\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Falta de pessoas<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">O primeiro fator que contribui para o descontrolo \u00e9 a falta de pessoas. Os departamentos de Facility Management costumam ter falta de pessoal<\/span><i><span style=\"font-weight: 400;\">. <\/span><\/i><span style=\"font-weight: 400;\">A manuten\u00e7\u00e3o das m\u00e1quinas necess\u00e1rias ao<\/span><i><span style=\"font-weight: 400;\"> core business<\/span><\/i><span style=\"font-weight: 400;\"> \u00e9 priorit\u00e1ria, mas tudo o resto \u00e9 encarado como um \u201cgasto\u201d. Por isso, h\u00e1 falta de pessoas focadas na gest\u00e3o das instala\u00e7\u00f5es ou em recolher, analisar e auditar dados \u00fateis \u00e0 manuten\u00e7\u00e3o predial.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Falta de sistemas<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">O segundo fator \u00e9 a falta de sistemas. Mesmo que cada prestador use um software e tenha uma boa organiza\u00e7\u00e3o interna, raramente h\u00e1 um sistema que centralize toda a informa\u00e7\u00e3o. Por isso, \u00e9 muito dif\u00edcil o gestor acompanhar o que est\u00e1 a fazer cada prestador, obter informa\u00e7\u00e3o atualizada, ter uma percep\u00e7\u00e3o dos trabalhos pendentes e cruzar dados.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Falta de processos<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Por \u00faltimo, falham os processos. Isto \u00e9, mesmo quando h\u00e1 alguma consciencializa\u00e7\u00e3o sobre o FM, e existe um sistema onde inserir dados, n\u00e3o h\u00e1 um processo bem definido. Por exemplo, pode n\u00e3o haver <\/span><span style=\"font-weight: 400;\">pontos de recolha de informa\u00e7\u00e3o bem definidos.<\/span><span style=\"font-weight: 400;\"> Ou a equipa nem sempre regista a abertura e o fecho dos trabalhos. O resultado \u00e9 informa\u00e7\u00e3o pouco fidedigna e quase sempre desatualizada.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h4><span style=\"font-weight: 400;\">A prop\u00f3sito dos \u00faltimos dois pontos, o relat\u00f3rio da McKinsey recorda que o<\/span><b> Facility Management est\u00e1 atr\u00e1s de outros setores, incluindo a manuten\u00e7\u00e3o de equipamentos, tanto em maturidade digital como na penetra\u00e7\u00e3o de tecnologia. <\/b><span style=\"font-weight: 400;\">Apesar de n\u00e3o faltarem op\u00e7\u00f5es, <\/span><b>h\u00e1 falta de compet\u00eancias digitais e n\u00e3o \u00e9 uma prioridade para as chefias, que se focam na redu\u00e7\u00e3o de custos.\u00a0\u00a0<\/b><\/h4>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">As plataformas inteligentes, capazes de integrar com um sem n\u00famero de ferramentas, s\u00e3o uma das op\u00e7\u00f5es mais disruptivas para o setor. Ao reunir toda a informa\u00e7\u00e3o, permitem recuperar o controlo das opera\u00e7\u00f5es di\u00e1rias. Mas n\u00e3o \u00e9 tudo. H\u00e1 mais dois grandes desafios na manuten\u00e7\u00e3o predial, que influenciam e s\u00e3o influenciados por esta falta de controlo: a <\/span><b>falta de tempo<\/b><span style=\"font-weight: 400;\"> e a <\/span><b>falta de valoriza\u00e7\u00e3o<\/b><span style=\"font-weight: 400;\">. Ambos podem melhorar significativamente com a ajuda da tecnologia.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<h2><b>Um ciclo vicioso: porque \u00e9 que o Facility Management n\u00e3o \u00e9 valorizado?<\/b><\/h2>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">A gest\u00e3o de infraestruturas, o acompanhamento das obras e das opera\u00e7\u00f5es di\u00e1rias exigem tempo, aten\u00e7\u00e3o e dedica\u00e7\u00e3o. Mas, como j\u00e1 dissemos, a maioria das empresas n\u00e3o prioriza o FM. Muitas vezes, h\u00e1 apenas uma pessoa a supervisionar toda a manuten\u00e7\u00e3o. Isso faz com que tenha de se focar nos servi\u00e7os imprescind\u00edveis, e tudo o resto acaba por ficar para segundo, terceiro ou quarto plano.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Obviamente, a constante falta de tempo acaba por levar \u00e0 falta de controlo. Por outro lado, como nunca h\u00e1 tempo para implementar sistemas nem processos de controlo, o FM acaba por exigir ainda mais tempo do que seria desej\u00e1vel. Aqui j\u00e1 come\u00e7amos a entrar num loop de inefici\u00eancia e desorganiza\u00e7\u00e3o, que traz as suas pr\u00f3prias consequ\u00eancias.\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><b>Uma vez que n\u00e3o h\u00e1 tempo para fazer todas as tarefas nem processos de controlo, torna-se imposs\u00edvel demonstrar resultados. <\/b><span style=\"font-weight: 400;\">\u201cO que n\u00e3o se mede n\u00e3o se gere\u201d, como j\u00e1 ouvimos tantas vezes. <\/span><b>Como n\u00e3o se conseguem demonstrar resultados, ou provar que o FM influencia os resultados da empresa, as chefias continuam a negligenci\u00e1-lo e a insistir na redu\u00e7\u00e3o de custos.<\/b><span style=\"font-weight: 400;\"> \u00c9 este ciclo que leva \u00e0 \u201credu\u00e7\u00e3o de custos\u201d e \u00e0 \u201cfalta de prioriza\u00e7\u00e3o\u201d apontadas no relat\u00f3rio da McKinsey.<\/span><\/p>\n<p>&nbsp;<\/p>\n<h3><b>Como justificar o investimento em tecnologia de Facility Management\u00a0<\/b><\/h3>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Ironicamente, a redu\u00e7\u00e3o de custos pode estar a sair-lhes cara. Com uma ferramenta apropriada para FM, o gestor consegue controlar o custo mensal da manuten\u00e7\u00e3o, as despesas com manuten\u00e7\u00e3o corretiva, inserir informa\u00e7\u00e3o sobre o que investiu, o retorno que obteve e at\u00e9 a <\/span><a href=\"https:\/\/blog.infraspeak.com\/pt-pt\/depreciacao-em-manutencao\/\"><span style=\"font-weight: 400;\">deprecia\u00e7\u00e3o dos ativos<\/span><\/a><span style=\"font-weight: 400;\">. Ao longo do tempo, consegue ter uma no\u00e7\u00e3o da vida \u00fatil de cada equipamento, prever vai ter de os substituir ou fazer manuten\u00e7\u00e3o.<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Por outras palavras: a recolha sistem\u00e1tica de dados traz <\/span><b>previsibilidade. <\/b><span style=\"font-weight: 400;\">Como explica Cl\u00e1udio Celino, \u201c<\/span><b>com essa previsibilidade, j\u00e1 sei quando tenho de substituir aquele equipamento. Consigo planear a manuten\u00e7\u00e3o muito melhor e reduzir o n\u00famero de manuten\u00e7\u00f5es corretivas. Mas sempre mantendo o mesmo n\u00famero de manuten\u00e7\u00f5es preventivas.<\/b><span style=\"font-weight: 400;\">\u201d\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Para o cliente, tamb\u00e9m \u00e9 muito melhor. <\/span><b>\u201c\u00c9 preciso demonstrar que a manuten\u00e7\u00e3o foi feita \u2013 quando, por quem e durante quanto tempo \u2013 <\/b><b><i>e <\/i><\/b><b>que foi feita de acordo com o plano de manunten\u00e7\u00e3o\u201d.<\/b><span style=\"font-weight: 400;\"> Assim, \u00e9 muito mais f\u00e1cil demonstrar o trabalho do prestador de servi\u00e7os e real\u00e7ar o papel do FM na <\/span><b>valoriza\u00e7\u00e3o do edif\u00edcio e da experi\u00eancia do usu\u00e1rio<\/b><span style=\"font-weight: 400;\">. Esta \u00faltima \u00e9 uma das principais tend\u00eancias da Ind\u00fastria 5.0, que se avizinha mais humanizada.<\/span><\/p>\n<p>&nbsp;<\/p>\n<p><b>\u201cPrecisamos de uma sinergia entre os sistemas, as pessoas e os processos\u201d, <\/b><span style=\"font-weight: 400;\">remata. <\/span><b>\u00a0<\/b><span style=\"font-weight: 400;\">Dito assim, n\u00e3o faltam raz\u00f5es para embarcar numa transforma\u00e7\u00e3o digital e inverter o cen\u00e1rio atual. \u00c9 altura da manuten\u00e7\u00e3o predial deixar de ser uma batalha ingl\u00f3ria!<\/span><\/p>\n<p><a href=\"https:\/\/infraspeak.com\/pt-pt\/demo\/\"><img fetchpriority=\"high\" decoding=\"async\" class=\"alignnone size-full wp-image-3725\" src=\"http:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner.png\" alt=\"\" width=\"1694\" height=\"582\" srcset=\"https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner.png 1694w, https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner-300x103.png 300w, https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner-768x264.png 768w, https:\/\/blog.infraspeak.com\/wp-content\/uploads\/2019\/11\/PT-Demo-Banner-1024x352.png 1024w\" sizes=\"(max-width: 1694px) 100vw, 1694px\" \/><\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>O Facility Management est\u00e1 atr\u00e1s de outros setores, incluindo a manuten\u00e7\u00e3o de equipamentos, tanto em maturidade digital como na penetra\u00e7\u00e3o de tecnologia. Mas porqu\u00ea?<\/p>\n","protected":false},"author":54,"featured_media":9351,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"content-type":"","footnotes":"","_wp_rev_ctl_limit":""},"categories":[373,371],"tags":[],"class_list":["post-11487","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-facility-management","category-manutencao"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Manuten\u00e7\u00e3o Predial: \u201co que n\u00e3o se mede, n\u00e3o se gere\u201d &#8226; Infraspeak Blog<\/title>\n<meta name=\"description\" content=\"O Facility Management est\u00e1 atr\u00e1s de outros setores, incluindo a manuten\u00e7\u00e3o de equipamentos, na penetra\u00e7\u00e3o de tecnologia. 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