KEY CONCEPTS

Key Smart FM terms to know.

The language of modern, AI-enabled facility management — explained without jargon.

  • CMMS

    Computerised Maintenance Management System. Software that centralises maintenance operations — work orders, assets, PM scheduling, and reporting — in one platform. Modern CMMS includes AI and autonomous agents.

  • CAFM

    Computer-Aided Facility Management. Broader than CMMS — includes space planning, lease management, and move management alongside maintenance. FacilityFlow combines CAFM + CMMS + AI in one platform.

  • MTBF

    Mean Time Between Failures. Total uptime divided by number of failures. If an asset runs 8,760 hours per year and fails 3 times, MTBF = 2,920 hours. Higher MTBF = more reliable asset.

  • MTTR

    Mean Time To Repair. Average time from failure detection to full restoration. Includes diagnosis, parts sourcing, and repair. Target: minimise MTTR through spare parts availability and technician skill matching.

  • OEE

    Overall Equipment Effectiveness. Availability × Performance × Quality. The plant manager's single KPI for asset productivity. OEE of 85% is world-class. FacilityFlow calculates OEE live from work order and downtime data.

  • TCO

    Total Cost of Ownership per Asset. Purchase price + installation + maintenance + energy + downtime costs − residual value. FacilityFlow's Asset Lifecycle Agent tracks TCO from day one and recommends repair vs. replace.

  • Permit to Work (PTW)

    A formal safety system that ensures hazardous work is properly planned, authorised, and documented. LOTO, confined space, hot work. No technician can start without an approved PTW. FacilityFlow enforces this digitally.

  • LOTO

    Lockout/Tagout. A safety procedure that ensures dangerous machinery is properly shut off and cannot be started before maintenance is completed. Required by OSHA and equivalent bodies globally. FacilityFlow enforces LOTO digitally.

  • Predictive Maintenance

    Using data and AI to predict when equipment will fail — before it happens. FacilityFlow's Predictive Maintenance Agent scores failure probability at 7, 14, and 30-day windows using IoT sensor data, historical MTBF, and condition trends.

  • Preventive Maintenance

    Scheduled maintenance performed at fixed intervals regardless of asset condition. Prevents failures through regular servicing. FacilityFlow automates PM scheduling by date, runtime hours, or AI recommendation.

  • IoT in FM

    Internet of Things — sensors embedded in equipment that stream real-time data (temperature, vibration, pressure, energy). FacilityFlow connects to IoT via MQTT, BACnet, and Modbus, and uses sensor data to drive predictive maintenance.

  • AI Agents in CMMS

    Autonomous software modules trained for specific operational domains. FacilityFlow's 23 agents include Predictive Maintenance, SLA Monitor, Compliance Guardian, and Morning Briefing — running 22 autonomous operations every day.

See FacilityFlow in action.

MIRA answers any FM or operational question in plain English — including explaining what she does and why. Book a demo to see her in action.

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