Improve Maintenance Performance With a CMMS

A CMMS can provide leading and lagging maintenance indicators that help improve performance. Leading indicators focus on the future and can be a good way to predict issues, such as equipment failure.

For example, an important leading indicator is engineer response time to a machine failure. Using simple time registration, a CMMS can monitor and track this metric.


The reliability of a service is a measure of how often it is available and how fast it responds to requests. Having a high level of reliability is important because it reduces downtime and allows engineers to focus on more desirable work tasks, like building new features and optimizing performance.

Metrics and indicators that measure maintenance performance are generally classified into two categories: those that predict future performance or describe past performance – these are called leading and lagging indicators, respectively. A mix of both types is needed to get a complete picture of maintenance performance over time.

Leading indicators are good for predicting maintenance issues, but they can’t help you fix them once they have already happened. That’s where lagging indicators come in, which track performance over time and provide the opportunity to take corrective action before an issue occurs. Using Gremlin, you can automatically schedule reliability tests for your services and monitor week-over-week trends to identify potential issues.


Safety is a vital issue for maintenance teams. They often work in dangerous plant areas or on equipment that has multiple hazards and risks. This is why they must be the vanguard of a positive safety culture and behaviors. If a company’s maintenance team has poor safety habits and practices, it is a clear warning sign that management must take action.

The CMMS can help ensure that SECE test intervals are optimised for safety systems, such as fire and gas detectors, emergency shutdown valves, and pressure safety valves. This is important to improve maintainability and reduce costs, while ensuring the safety of personnel. A CMMS can also help prevent over-maintenance, which can result in unplanned downtime and lost productivity. By enabling personnel to track the status of each maintenance task, the system can prioritize tasks and facilitate dispatcher/field technician communication and geolocation. This also helps to ensure that the correct technicians are sent to the site when a fault is identified.


Maintaining equipment in good condition prevents costly setbacks such as delayed production, lost orders, and dips in revenue. The resulting increase in productivity can help you save money and improve your bottom line. Using preventive maintenance minimizes downtime, simplifies repairs, schedules maintenance tasks, enhances asset longevity, and reduces the need for expensive replacements.

When evaluating the performance of your maintenance organization, it’s important to consider both leading and lagging metrics. Leading indicators provide a glimpse into the future, while lagging indicators look back in the rearview mirror. For example, PM compliance is a leading indicator that tells you whether or not your maintenance process is working effectively.

Stakeholders across the maintenance enterprise need access to dynamic information that drives business intelligence. To obtain this information, they need digital dashboards and reports from a modern CMMS software. These tools can provide them with a bird’s eye view of maintenance operations and KPIs, which are the cornerstones of maintenance success.


A maintenance metric is a quantifiable measurement that shows a specific state of a plant process. These measurements can be leading or lagging indicators and are used to identify problems before they become severe or expensive. These measurements are essential to managing maintenance effectively.

For example, a leading indicator would be work order response time – the amount of time it takes for a technician to respond to an unscheduled repair request. A high number of unscheduled repairs could lead to a large backlog that requires additional labor overtime. This metric can be improved by using a purpose-built property management system that enables technicians to work from their smartphones and shortens diagnosis times, dispatches reinforcements quickly and efficiently, and provides useful information for completing a task.

During this presentation, Ricky Smith discusses the four leading and lagging maintenance KPIs that facilities management should be using to monitor their maintenance performance. He also offers a practical approach to carrying out a quality audit.