Patent Publication Number: US-2005131729-A1

Title: Apparatus and method for tracking and managing physical assets

Description:
CROSS REFERENCE TO RELATED APPLICATIONS  
      This application is a continuation of U.S. application Ser. No. 09/702,363, filed Oct. 31, 2000, currently co-pending and claiming the benefit of U.S. application Ser. No. 09/441,289 filed Nov. 16, 1999, U.S. Provisional Application Ser. No. 60/166,042 filed Nov. 17, 1999, U.S. application Ser. No. 09/503,671 filed Feb. 14, 2000, U.S. application Ser. No. 09/504,000 filed Feb. 14, 2000, U.S. application Ser. No. 09/504,343 filed Feb. 14, 2000, and U.S. application Ser. No. 09/653,735 filed Sep. 1, 2000, the contents of which are all hereby incorporated in their entirety by reference. 
    
    
     BACKGROUND  
      The present invention relates in general to systems for tracking and managing physical assets to promote the efficient maintenance of the assets while reducing cost. In particular, this invention relates to a computer based system for automatically gathering, analyzing, and delivering information relating to the maintenance of a plurality of such assets, such as a fleet of industrial equipment, so as to maximize productivity and to reduce the operating costs and administrative burdens associated with such assets.  
      Many businesses operate a plurality of physical assets to assist in the performance of the daily activities that are required to produce goods or services. For example, a typical manufacturer of goods often uses a fleet of industrial equipment, such as forklifts, conveyors, machine tools, and the like, in its daily operations to facilitate the manufacture of goods for its customers. In a similar manner, a typical provider of services also often employs a plurality of assets, such as computers, communications equipment, photo imaging equipment, and the like, in its daily operations to facilitate the performance of services for its customers. Traditionally, businesses have purchased such assets for use in their facilities and have employed staff to operate and maintain the assets in furtherance of the manufacture of goods or the performance of services.  
      Regardless of the specific nature of the business, the operation of these assets has usually been considered to be somewhat ancillary to the core nature of the business. In other words, although the use of these assets is helpful (indeed, sometimes necessary) for the business to manufacture the goods or provide the services in a cost efficient manner, the ownership, operation, and maintenance of such assets is not, of itself, a core function of the business. Consequently, the costs associated with the procurement and utilization of such assets have not been traditionally monitored or analyzed by the business in great detail. Rather, such costs have usually been considered to be relatively fixed costs of doing business, and any management of such assets has been performed, if at all, by relatively low level employees having little training or inclination to increase productivity and reduce costs.  
      Obviously, many businesses have been able to produce goods and provide services without actively managing the costs of obtaining and operating these assets. However, optimization of productivity and minimization of costs are key considerations in the modem business environment. Thus, it would be desirable to provide a computer based system for automatically gathering, analyzing, and delivering information relating to the procurement and utilization of a plurality of such assets, such as a fleet of industrial equipment, so as to maximize productivity and to reduce operating costs and administrative burdens associated with such assets.  
      It would also be desirable to be able to provide different parties having an interest in the asset ready access to up-to-date real-time and historical access to the information associated with asset usage, maintenance, performance, and the like. For example, besides the business using the asset, there is often a third party maintenance organization that helps to maintain the asset and a leasing company acting as the true asset owner that leases the asset to the business. Because the leasing company lacks appropriate information concerning the asset, the leasing arrangement typically takes this lack of information into account as part of the lease transaction, often through a combination of both a fixed lease amount tied to the asset regardless of use, as well as a financial cushion for the benefit of the true asset owner to cover unforeseen problems associated with the asset including over-use and improper maintenance.  
      It is known to record and store operational parameters or fault codes associated with the asset, which may be transmitted using a communications network to a central location for the purpose of undertaking diagnostics. It is also known to use handheld devices for the real-time sharing of information with a central system. The handheld device can access information from the central system such as the status of available inventory. The central system can also provide instructions to a user of the handheld device. Finally, it is known to use various electronic systems for monitoring inventory.  
      However, if each of the entities involved with an asset had ready access to the same information concerning the asset, and the ability to update that information as well as related information associated with maintenance of the asset on a real-time basis, the involved parties may be willing to share an increased portion of the financial risk/reward associated with the usage, maintenance, performance, or the like with respect to the asset. With appropriate objective information it may be possible to distribute a portion of the responsibility to other responsible third parties including the asset manufacturer or supplier, and asset maintenance organization.  
     SUMMARY OF THE INVENTION  
      This invention relates to a computer based system for automatically gathering, analyzing, and delivering information relating to the procurement and utilization of a plurality of such assets, such as a fleet of industrial equipment, so as to maximize productivity and to reduce operating costs and administrative burdens. Each of the assets is preferably provided with a data acquisition device for sensing and storing one or more operating characteristics associated therewith such as a fault code generated by the asset when there is a maintenance problem or when routine maintenance is required in accordance with predetermined criteria. That information can be transmitted through space to a receiver connected to a local controller for storing such information and for transmitting such information over the Internet to a remote analysis system. The remote analysis system automatically updates individual records associated with each of the assets with the information received from the Internet. In response to such information, the remote analysis system automatically analyzes the newly provided information and generates reports regarding scheduled maintenance, warranty coverage, and other management information. These reports can be transmitted back over the Internet to an administrative controller for review by one or more persons responsible for managerial review. Additionally or alternatively, the remote analysis system can automatically post such reports on a website and, thus, be made available to one or more of such persons upon request.  
      Not only can the information be provided to an administrative controller, but it can be provided to third parties such as maintenance organizations, asset manufacturers or suppliers, and leasing companies. By providing up-to-date real-time and historical information concerning the asset, such third parties are willing to share the risk of the asset&#39;s usage, maintenance, and performance through creative arrangements with the asset user. A maintenance organization, for example, may be willing to enter into a fixed maintenance contract when it has the ability to readily detect adverse maintenance trends regarding an asset and is given the ability to take pro-active steps to address problems before they become major. The cost-savings associated with such a pro-active approach by an expert may be shared to the benefit of the business and the maintenance organization. Similarly, a leasing company that can reduce ownership risk through asset monitoring and appropriate asset utilization is more likely to agree to a hybrid minimum term payment and asset usage billing system or even a usage based billing system with no minimum payments.  
      Various objects and advantages of this invention will become apparent to those skilled in the art from the following detailed description of the preferred embodiment, when read in light of the accompanying drawings. 
    
    
     BRIEF DESCRIPTION OF THE DRAWINGS  
       FIG. 1  is a schematic block diagram of a prior art computer based system for tracking and managing a plurality of assets.  
       FIG. 2  is a flow chart of a prior art method for tracking and managing assets in accordance with the prior art computer based system illustrated in  FIG. 1 .  
       FIG. 3  is a schematic block diagram of a computer-based system for tracking and managing a plurality of assets in accordance with this invention.  
       FIGS. 4A through 4C  are three portions, respectively, of a flow chart of a method for tracking and managing assets in accordance with the computer based system illustrated in  FIG. 3 .  
       FIG. 5  illustrates the relationship of various parties to a database associated with an analysis controller.  
       FIG. 6  is a flow chart of a sub-system illustrating the analysis of asset-related information to determine responsibility for asset utilization, and developing a lease relationship between an asset owner and an asset user based on asset utilization criteria. 
    
    
     DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENT  
      Referring now to the drawings, there is illustrated in  FIG. 1 a  schematic block diagram of a prior art computer based system, indicated generally at  10 , for tracking and managing a plurality of assets, several of which are indicated generally at  11 . The assets  11  are illustrated as being a plurality of pieces of movable industrial equipment, such as a plurality of conventional forklifts or similar machinery, used in the manufacture of goods in a typical factory environment. However, the prior art method could be used to track and manage any type of asset  11 , such as those described above, used in the manufacture of goods or the performance of services. The basic structure and operation of each of the forklifts  11  are well known in the art and, therefore, require no discussion for a complete understanding of this invention.  
      The prior art system  10  further included a remote analysis system, indicated generally at  12 , for tracking and managing the assets  11 . The remote analysis system  12  was completely separate and apart from the assets  11  and included an analysis controller  13  having one or more input devices  14  and one or more output devices  15  connected thereto. The remote analysis system  12  could be embodied as any conventional electronic controller, such as a microprocessor-based computer device. The input device  14  was embodied as a keyboard or other conventional mechanism for manually inputting data in electronic form to the analysis controller  13  for processing in the manner described below. The output device  15  was embodied as a printer or other conventional mechanism for generating a hard copy of the management information generated by the analysis controller  13  in the manner described below.  
      Referring now to  FIG. 2 , there is illustrated a flow chart, indicated generally at  20 , of a prior art method for tracking and managing the assets  11  in accordance with the prior art computer based system  10  illustrated in  FIG. 1 . Throughout this discussion, reference will be made to a first person or entity that owns or operates the assets  11  that are being tracked and to a second person or entity that is responsible for tracking the management information relating to such assets  11 . Notwithstanding this, it will be appreciated that a single person or entity may not only own and operate the assets  11 , but also track the management information relating thereto.  
      In an initial step  21  of the prior art method  20 , a record was created for each individual asset  11  by the person or entity responsible for tracking such assets, such as one of the forklifts  11  illustrated in  FIG. 1 . This record was created electronically within the analysis controller  13  by means of the input device  14  and included a variety of information that was desired to be tracked for management purposes. First, the record included information that uniquely identified the particular asset  11  being tracked. Such identification information included, for example, data regarding the make, model, year, and serial number of the asset  11 , plus any customer-assigned identification number. Second, the record included information that related to the operational characteristics of the particular asset  11  being tracked, such as the physical requirements or limitations of the asset  11  (mast height, load capacity, type of tires for the forklift  11 , for example), the type of fuel used, and the period of time or usage between the performance of periodic maintenance. Third, the record included information relating to the acquisition of the asset  11  by the owner or lessee thereof. Such acquisition information included, for example, the type and date of acquisition (purchase or lease, for example), the name of the owner or lessee, the location at which the asset  11  is used, the expected amount of usage of the asset  11  (one, two, or three shifts, for example), and the cost of the acquisition or lease. Furthermore, the record included an area for adding additional information or remarks as desired.  
      In a second step  22  of the prior art method  20 , it was determined whether a maintenance invoice had been received by the person or entity responsible for tracking the assets  11 . Typically, a maintenance invoice was a written communication that was generated created by or at the request of the person or entity that owned or operated the assets  11 . The maintenance invoice was usually generated upon the occurrence of an event relating to the particular asset  11  and generally contained information regarding the status of one or more operational characteristics of that asset  11 . For example, after a particular forklift  11  had been operated by the person or entity that owned or operated the asset  11  for a particular period of time, it would require the performance of some maintenance. This maintenance may, for example, have constituted routine preventative service as a result of the elapse of a predetermined period of time or usage. Alternatively, such maintenance may have constituted non-routine service, such as a repair of a mechanical breakdown. In either event, a maintenance invoice was generated as a result of the performance of that maintenance. The occurrence of other events related to the assets  11  could also result in the generation of maintenance invoices. In many cases, the maintenance was performed by a maintenance organization having specialized knowledge of asset  11  and its long-term care.  
      Regardless of the nature of the event that caused them to be generated, the maintenance invoices were generated in hard copy form and contained therein certain information that was desired to be tracked for management purposes, such as the date and nature of the maintenance that was performed, the amount of usage of the asset  11  as of the date of such maintenance, and the cost of such maintenance. To perform the second step  22  of the prior art method  20 , the maintenance invoices were required to be physically delivered from the location where the assets  11  were being used or serviced to the location of the analysis controller  13  or to the location of the input device  14  of the analysis controller  13 . By physically delivered, it is meant that the maintenance invoice was transmitted in a non-electronic, hard copy form (including, for example, by facsimile) from the person or entity that owned or operated the asset  11  (and who performed, or had performed, the maintenance on the asset  11 ) to the person or entity responsible for tracking the assets  11 .  
      As shown in  FIG. 2 , the prior art method  20  continuously repeated step  22  until it was determined that a maintenance invoice had been received by the person or entity responsible for tracking the assets  11 . When that occurred, the prior art method branched from the step  22  to a step  23 , wherein the record contained in the analysis controller  13  relating to the particular asset  11  was updated with the information contained in the maintenance invoice. This step  23  was accomplished by utilizing the input device  14  to manually enter the information contained in the maintenance invoice into the record relating to the particular asset  11  contained in the analysis controller  13 .  
      Based upon the updated information contained in the record of the asset  11 , the analysis controller  13  was programmed to perform a fourth step  24  of the prior art method  20 , wherein it was determined whether a sufficient period of time or usage had elapsed as to trigger the performance of periodic routine maintenance for that asset  11 . Typically, such determination was made by determining the amount of the elapsed time or usage of the asset  11  (by comparing the most recent indication of the date or amount of usage of the asset  11  with the previous date or amount of usage contained in the record stored in the analysis controller  13 ), and by comparing such elapsed time or amount of usage with a predetermined standard (also contained in the record of the asset  11  stored in the analysis controller  13 ). If it was determined that a sufficient amount of elapsed time or amount of usage had occurred, the method  20  branched from the step  24  to a step  25 , wherein a hard copy maintenance report was generated by the output device  15 . Then, in step  26  of the prior art method  20 , the maintenance report generated in the step  25  was physically delivered from the person or entity responsible for tracking the asset  11  to the person or entity that owned or operated the asset  11 . The maintenance report advised the person or entity that owned or operated the asset  11  that the time had arrived for the performance of periodic routine maintenance.  
      Thereafter, the prior art method  20  entered a step  27 , wherein it was determined whether a predetermined period of time had elapsed to generate a periodic management report covering some or all of the assets  11  being tracked. Alternatively, if in step  24  of the prior art method  20 , it was determined that a sufficient amount elapsed time or amount of usage had not yet occurred, the method  20  branched directly from the step  24  to the step  27 . In either event, such management reports were typically generated on a monthly basis. Thus, if the end of the month had occurred, the prior art method  20  branched from the step  27  to a step  28  wherein a hard copy management report was generated by the output device  15 . Then, in step  29  of the prior art method  20 , the management report generated in the step  28  was physically delivered from the person or entity responsible for tracking the asset  11  to the person or entity that owned or operated the asset  11  The management report advised the person or entity that owned or operated the asset  11  of the status of some or all of the assets  11  that were being tracked, allowing various management oversight and decisions to be made at that time. Thereafter, the prior art method  20  returned from the step  29  to the step  22 , wherein it was determined whether a maintenance invoice had been created by or at the request of the person or entity that owns or operates the assets  11  and was physically delivered to the person or entity responsible for tracking the assets  11 . Alternatively, if in step  27  of the prior art method  20 , it was determined that a predetermined period of time had not yet elapsed to generate a periodic management report covering some or all of the assets  11  being tracked, then the method  20  returned directly from the step  27  to the step  22 .  
      Referring now to  FIG. 3 , there is illustrated schematic block diagram of a computer based system, indicated generally at  30 , for tracking and managing a plurality of assets, indicated generally at  31 , in accordance with this invention. As with the prior art system  10  described above, the illustrated assets  31  are represented as a plurality of pieces of movable industrial equipment, such as a plurality of conventional forklifts or similar machinery, used in the manufacture of goods in a factory environment. However, the method of this invention can be used to track and manage any type of asset  31 , such as those described above, used in the manufacture of goods or the performance of services.  
      As above, the basic structure and operation of each of the forklifts  31  are well known in the art, and, therefore, require no discussion for a complete understanding of this invention. However, unlike the forklifts  11  of the prior art system  10 , a data acquisition device  32  is provided on each of the forklifts  31  for sensing and storing one or more operating characteristics of the associated forklift  31 . The basic structure and operation of each of the data acquisition devices  32  are conventional in the art. For example, each of the data acquisition devices  31  may be embodied as an electronic processor or controller that can sense or be otherwise responsive to one or more operating conditions of the associated forklift  31 . Each of the data acquisition devices  31  can be responsive to any desired operating conditions of the forklift  31  that might be considered important in making effective management decisions regarding the operation of the forklift  31 . Such desired operating conditions can, for example, include the time duration of use (and non-use), distances traveled, the extent of fork usage, the nature of hydraulic system utilization, and the like. More typically for industrial assets, the most importance criteria is time duration of use. The sensed operating conditions of the forklifts  31  are preferably stored at least temporarily in a memory of the data acquisition device  32  for subsequent communication to a remote analysis system, indicated generally at  50 , for analysis in the manner described in detail below. Thus, the data acquisition devices  32  sense and store the desired operating conditions for each of the forklifts  31  during use.  
      Each of the forklifts  31  is further provided with a transmitter  33  or other communications system for transmitting the acquired data from the data acquisition device  32  to the remote analysis system  50  for analysis. Each of the transmitters  33  may be embodied as any conventional device for transmitting the acquired data to the remote analysis system  50 , such as a hard-wired communications interface. However, as is well known, each of the forklifts  31  is a movable vehicle that is capable of traveling extensively throughout the particular environment in which it is used. To facilitate the transmission of the acquired data, therefore, the transmitter  33  is preferably embodied as a wireless communications system, such as represented by an antenna  34 . The transmitters  33  and the wireless communications systems  34  can be embodied as conventional radio frequency transmitters provided on each of the forklifts  31  that transmit electromagnetic signals. However, other well known forms of wireless communication, such as those utilizing light or sound, may be used in lieu of a radio frequency transmitter.  
      The wireless communications systems  34  are adapted to transmit signals that are representative of the sensed operating conditions of the forklifts  31  through space to a receiver  35 . In contrast to the forklifts  31  that can travel extensively throughout the environment in which they are operated, the receiver  35  is preferably provided at a fixed location within that environment. If desired, a plurality of such receivers  35  may be provided at different locations within the environment in which the forklifts  31  are operated. As the forklifts  31  move about the environment during use, they will occasionally pass by or near the receiver  35 . When this occurs, the receiver  35  receives the data transmitted from the respective data acquisition units  32 . The receiver  35  is also conventional in the art.  
      Preferably, the data acquisition units  32  and the receivers  35  are in bi-directional communication with one another. One advantage of such bi-directional communication is that the data acquisition unit  32  can send out a query signal on a predetermined basis to be received by the receiver  35  when the two units  32  and  35  are sufficiently close to communicate reliably with one another. Thus, when the data acquisition unit  32  contacts the receiver  35 , the receiver  35  can send a first signal back to the data acquisition unit  32  to instruct it to begin transmitting the acquired data. At the completion of the data transfer, the receiver  35  can send a second signal back to the data acquisition unit  32  to acknowledge the receipt of the transmitted data. A conventional error checking algorithm can be used to confirm the accuracy and completeness of the transmitted data and, if necessary, request a re-transmission thereof.  
      Another advantage of such bi-directional communication is that data in the form of new commands, program updates, instructions, and the like can be sent to the data acquisition units  32  from the receiver  35 . In some instances, such as when a data acquisition unit  32  is in generally continuous communication with a receiver  35 , a user of the forklift  31  can be prompted to provide certain information for transmission to the receiver  35  for further analysis.  
      The receiver  35  is connected to a local controller  36 . The local controller  36  is also, of itself, conventional in the art and may be embodied as an electronic controller that is adapted to receive and store at least temporarily the data from each of the receivers  35 . Alternatively, if the assets  31  are fixed in position, such as in the case of a plurality of stationary machines used in a manufacturing environment, the receiver  35  or receivers  35  may be provided on movable structures that move about the environment to receive the information transmitted therefrom. In either event, it is desirable that the local controller  36  acknowledge receipt of the information transmitted from the data acquisition devices  32 , allowing the data acquisition devices  32  to delete the transmitted information and begin storing newly acquired information. A combined system including the data acquisition device  32 , the transmitter  33 , the wireless communications system  34 , the receiver  35 , and software for operating the local controller  36  to gather and report data is commercially available, such as from I.D. Systems, Inc. of Hackensack, N.J. or Requip (formerly SXI).  
      In a preferred embodiment, the various elements located in an asset  31  are hardwired into the electrical system of the asset to minimize the possibility of undesirable failure or tampering.  
      Thus, after the forklifts  31  have been operated for a period of time, the local controller  36  will have gathered and stored therein a certain amount of information regarding the individual operating characteristics for each of the forklifts  31 . The local controller  36  is programmed to periodically transmit the information stored therein to the remote analysis system  50  for analysis. This can be accomplished by providing the local controller  36  with a conventional modem  37  or other communications device that can convert the stored information into a format that is compatible for transmission through an electronic communications network, such as the internet  40 . As is well known, the Internet  40  is a digital electronic communications network that connects computer networks and organizational computer facilities around the world. Access to the Internet  40  can be easily obtained in most locations through the local telephone lines or by similar means.  
      The system  30  of this invention may be used to track and manage a plurality of assets  31  located at any desired physical location. Additionally, the system  30  of this invention may be used to track and manage assets  31  located at a plurality of different physical locations, as suggested by the dotted lines in  FIG. 3 . Each different physical location can be provided with one or more receiver  35 , a local controller  36 , and a modem  37  to connect the system  30  to the Internet  40 .  
      As mentioned above, the sensed operating conditions of the forklifts  31  are intended to be transmitted to the remote analysis system  50  for analysis. Referring again to  FIG. 3 , it can be seen that the remote analysis system  50  includes an analysis controller  51  that is connected to communicate through the internet  40  by means of a modem  52  or similar communications device. If desired, a communications server  51   a  may be connected between the analysis controller  51  and the modem  52 . The communications server  51   a  is provided to selectively receive and organize the information from each of the local controllers  36  for delivery to the analysis controller  51 . The analysis controller  51  can be embodied as any conventional electronic controller that is capable of receiving the sensed operating conditions of the forklifts  31  and for processing that information in a desired manner described in detail below. Ideally, the sensed operating conditions of the forklifts  31  are used to automatically generate and analyze management reports relating to the procurement and utilization of a plurality of the forklifts  31  to maximize productivity and to reduce operating costs and administrative burdens. An input device  53  and an output device  54 , both of which are conventional in the art, may be connected to the analysis controller  51 .  
      As also shown in  FIG. 3 , one or more administrative controllers  55  (only one is illustrated) can be connected to the internet  40  through respective modems  56  or similar communications devices. Each of the administrative controllers  55  can also be embodied as any conventional electronic controller that can request and receive information from the remote analysis system  50  through the Internet  40 . In a manner that is described in detail below, the administrative controllers  55  are provided to request and receive the management information generated by the remote analysis system  50 . If desired, the local controller  36  can also function as an administrative controller  55 , although such is not necessary. An input device  57  and an output device  58 , both of which are conventional in the art, may be connected to the administrative controller  55 .  
      Referring now to  FIGS. 4A through 4C , there is illustrated a flow chart, indicated generally at  60 , of a method for tracking and managing the assets  31  in accordance with this invention using the computer based system  30  illustrated in  FIG. 3 . Throughout this discussion also, reference will be made to a first person or entity that owns or operates the assets  31  that are being tracked and to a second person or entity that is responsible for tracking information relating to such assets  31 . As above, it will be appreciated that a single person or entity may not only own and operate the assets  31 , but also track the information relating thereto.  
      In an initial step  61  of the method  60 , a record is created for each individual asset  31  by the person or entity responsible for tracking such assets, such as one of the forklifts  31  illustrated in  FIG. 3 . The record can be created electronically within the analysis controller  51  by means of the input device  53  and can include a variety of information that is desired to be tracked for management purposes, including all of the information described above in connection with the forklifts  11  and the analysis controller  13 . Additionally, the record can further include information regarding the nature and time duration of a warranty provided by the manufacturer or supplier of the assets  31 . Such warranty information can be used in the manner described in further detail below to automatically determine whether the responsibility for the maintenance being performed on the asset  31 , either in whole or in part, should rest with the manufacturer or the supplier of the asset  31  or with the owner or user of the asset  31 .  
      In a second step  62  of the method  60 , it is determined whether a maintenance invoice has been received by the person or entity responsible for tracking the assets  31 . Such maintenance invoices can be generated and delivered in the same manner as described above. If it is determined that a maintenance invoice has been received by the person or entity responsible for tracking the assets  31 , the method branches from the step  62  to a step  63 , wherein the record contained in the analysis controller  51  relating to the particular asset  31  is updated with the information contained in the maintenance invoice in the same manner as described above. Next, the method enters a step  64  wherein the record contained in the analysis controller  51  relating to the particular asset  31  is updated with information from the internet  40 . Alternatively, if it is determined that a maintenance invoice has not been received by the person or entity responsible for tracking the assets  31 , the method branches directly from the step  62  to the step  64 .  
      As discussed above, the local controller  36  will have gathered and stored therein a certain amount of information regarding the individual operating characteristics for each of the forklifts  31 . The local controller  37  is programmed to periodically transmit the information stored therein to the remote analysis system  50  for analysis. The analysis controller  51  can include a memory circuit for storing this information from the local controller  36 . The transmission of the information from the local controller  36  to the analysis controller  51  can be performed in real time, upon occurrence of predetermined events (such as the gathering of a predetermined amount of information), or at predetermined time intervals. In any event, the record contained in the analysis controller  51  is automatically updated with the latest information regarding the status of the asset  31 , without any human intervention.  
      Based upon the updated information contained in the record of the asset  31 , the analysis controller  51  next determines whether a sufficient period of time or usage has elapsed as to trigger the performance of periodic routine maintenance for that asset  31 . This determination can be made in the same manner as described above in connection with 24 of the prior art method  20 . If it is determined that a sufficient amount elapsed time or amount of usage had occurred, the method  60  branches from the step  65  to a step  66 , wherein an electronic maintenance report is generated. If desired, a hard copy of the maintenance report can also be generated by an output device  54  connected to the analysis controller  51 . Then, in step  67  of the method  60 , the electronic maintenance report generated in the step  66  is delivered from the person or entity responsible for tracking the asset  31  to the person or entity that owns or operates the asset  31  through the Internet  40 . As above, the maintenance report can advise the person or entity that owns or operates the asset  31  that the time had arrived for the performance of periodic routine maintenance. Moreover, if a specific fault code has been Alternatively, the maintenance report  55  can be delivered to a specialized maintenance organization responsible for maintenance of the assets  31 . The electronic maintenance report can, for example, be delivered through the Internet  40  to one or more of the administrative controllers  55  as desired. Alternatively, or additionally, the electronic maintenance report can be delivered through the Internet  40  to one or more of the local controllers  36 . Also, in step  68  of the method  60 , the electronic maintenance report generated in the step  66  is posted on a website maintained on the Internet  40 . The website may be maintained either by the person or entity responsible for tracking the as set  31  or by the person or entity that owns or operates the asset  31  through the Internet  40 . As opposed to the direct electronic delivery of the maintenance report to a particular person or group of persons contemplated in the step  67 , the step  68  contemplates that the maintenance report is made available to such person or group of persons at their request over the Internet  40 .  
      Thereafter, the method  60  enters a step  69 , wherein it is determined whether any maintenance that has been performed on the asset  31  occurred within the warranty period provided by the manufacturer or supplier. Alternatively, if in the step  65  of the method  60 , it was determined that a sufficient amount elapsed time or amount of usage had not yet occurred, the method  60  branches directly from the step  65  to the step  69 . In either event, this determination can be made by comparing the date of service or amount of usage of the asset  31  with the warranty information contained in the record for that asset  31  contained in the analysis controller  51 . If it is determined that service on the asset  31  occurred within the warranty period, the method  60  branches from the step  69  to a step  70 , wherein an electronic warranty report is generated. If desired, a hard copy of the warranty report can also be generated by the output device  54  connected to the analysis controller  51 . Then, in step  71  of the method  60 , the electronic warranty report generated in the step  70  is delivered from the person or entity responsible for tracking the asset  31  to the person or entity that owns or operates the asset  31  through the Internet  40 . As above, the warranty report can advise the person or entity that owns or operates the asset  31  that the service performed on the asset  31  should be paid for by the manufacturer or supplier of the asset  31 . The electronic warranty report can, for example, be delivered through the Internet  40  to one or more of the administrative controllers  55  as desired. Alternatively, or additionally, the electronic warranty report can be delivered through the Internet  40  to one or more of the local controllers  36 . Also, in step  72  of the method  60 , the electronic warranty report generated in the step  70  is posted on a website maintained on the Internet  40 . The website may be maintained either by the person or entity responsible for tracking the asset  31  or by the person or entity that owns or operates the asset  31  through the Internet  40 . As opposed to the direct electronic delivery of the warranty report to a particular person or group of persons contemplated in the step  71 , the step  72  contemplates that the warranty report is made available to such person or group of persons at their request over the Internet  40 .  
      Thereafter, the method  60  enters a step  73 , wherein it is determined whether a predetermined period of time has elapsed to generate a periodic management report covering some or all of the assets  31  being tracked. Alternatively, if in step  69  of the method  60 , it was determined that a sufficient amount elapsed time or amount of usage had not yet occurred, the method  60  branches directly from the step  69  to the step  73 . In either event, such management reports are typically generated on a monthly basis. Thus, if the end of the month has occurred, the method  60  branches from the step  73  to a step  74 , wherein an electronic management report is generated. If desired, a hard copy of the management report can also be generated by the output device  54  connected to the analysis controller  51 . Then, in step  75  of the method  60 , the electronic management report generated in the step  74  is delivered from the person or entity responsible for tracking the asset  31  to the person or entity that owns or operates the asset  31  through the Internet  40 . As above, the management report can advise the person or entity that owns or operates the asset  31  of the same information as the management reports discussed above. The electronic management report can, for example, be delivered through the Internet  40  to one or more of the administrative controllers  55  as desired. Alternatively, or additionally, the electronic management report can be delivered through the Internet  40  to one or more of the local controllers  36 . Also, in step  76  of the method  60 , the electronic warranty report generated in the step  74  is posted on a website maintained on the Internet  40 . The website may be maintained either by the person or entity responsible for tracking the asset  31  or by the person or entity that owns or operates the asset  31  through the Internet  40 . As opposed to the direct electronic delivery of the management report to a particular person or group of persons contemplated in the step  75 , the step  76  contemplates that the management report is made available to such person or group of persons at their request over the Internet.  
       FIG. 4C  demonstrates an additional functional aspect of method  60  using the inventive system. In addition to determining whether a maintenance invoice has been received, if scheduled maintenance has been performed, and determining the party responsibility for certain maintenance activities, it is possible to poll asset data points at point  76  from an analysis controller database  78  associated with one or more discrete analysis controllers  51  that may be associated with one or more businesses. A plurality of databases  78  are shown. One or more separate databases may be combined to form a logical database  78 . When a maintenance organization has access to various asset fleets of the same type or make of equipment, it may be beneficial to analyze the relevant information using a larger available knowledgebase of information to analyze appropriate trends. By analyzing the data points, certain maintenance trends can be analyzed and problems can be anticipated before they affect asset utilization. For example, if it turns out that asset  31  has a tendency to need new batteries after a certain period of usage; the need for such batteries can be anticipated and stocked on site when appropriate to facilitate maintenance. As shown in  FIG. 4C , once the various trends have been analyzed for assets  31 , at decision point  80  it is determined whether preventative maintenance is required. If it is required, the maintenance is performed as shown at point  82  and the information is stored in database  78 . The asset data points are then analyzed again until it is determined that no further preventative maintenance is required. Then the system terminates at point  84 . Thus,  FIGS. 4A through 4C  illustrate the use of critical information from assets  31  to perform maintenance and to provide a methodology for providing access to information by various third parties.  
       FIG. 5  illustrates the beneficial interrelationships that promote efficiency by having various parties associated in some way with an asset  31  in one or two-way communication with analysis controller  51  either by way of administrative controller  55 , reports  71  or  75 , web site postings electronic mail, or the like. As already discussed above, asset  31  provides usage and performance data that is stored in the asset controller  51  according to certain predetermined criteria important for that asset. As also discussed above, a maintenance organization  86  both receives and provides information to database  78 . While business  90  may provide its own maintenance of assets  90 , for the discussion a separate maintenance organization is illustrated.  
      Warranty information as shown by steps  70  through  72  of  FIG. 4B  is of particular interest to the asset manufacturer or supplier  88 . While it may not be appropriate for a supplier  88  to be able to alter information in database  78 , the ability to quickly and accurately collect information concerning warranty obligations and the like is of particular benefit to all of the parties. For example, warranty issues may be caught more quickly, ultimately reducing asset cost a n d operation while simultaneously promoting asset up time. The ability of the asset user  90  to analyze and administer assets  31  has also been discussed in detail. However, key advantages also result by allowing the owner of asset  31  to analyze key data associated with asset  31 . In the illustrated embodiment, it is assumed that the owner of the asset  31  is a separate asset owner  92  such as a leasing company, as opposed to business  90  itself, although this is not required.  
      The advantages of an asset owner  92  having at least one and possibly two-way access to the real-time and historical information stored in analysis controller database  78  as well as the ability to communicate with supplier  88 , maintenance  86 , and business  90 , is illustrated in sub-system  98  illustrated in  FIG. 6 . Sub-system  98  is activated by the asset owner  92  using data from database  78 , but typically utilizing its own lease administration and billing systems. In many cases it is also using its own fleet analysis and management systems, which are typically aggregating information from a number of different fleets associated with a plurality of businesses  90 . These various systems, one or more of which may be used independently or in concert, are collectively shown at point  99 . As noted above, web-site access, generated reports, analysis controllers  51 , and administrative controllers  55  provide exemplary access points for pulling asset information from system  30 .  
      An asset owner  92  and an asset user such as business  90  share the common interest in maximizing efficiency by taking into account such variables as asset usage and asset costs. The more information that is available, the more likely that efficiency is maximized. In traditional leasing relationships involving non-fixed or movable assets such as forklifts where minimal asset utilization information is available, the burden of determining the point of maximum efficiency typically rests with business  90 , since it has control over the asset. Therefore, a leasing company  92  typically enters into a lease arrangement where a fixed lease amount is paid in periodic payments by business  90  over the life of the lease. At best, only minor flexibilities are provided. When leasing company  92  regains control of an asset  31  at the end of the lease term, there is uncertainty concerning the condition of the asset. This uncertainty also typically rests with business  90  in the form of a financial cushion incorporated into the leasing relationship.  
      However, such uncertainty is minimized in the present invention. As shown at point  100 , asset owner  92  is able to analyze the various desired objectively generated asset data points associated with an asset  31 . As noted above, these data points can include the time of asset usage within a fixed time period, distance traveled, and certain performance parameters associated with the particular asset (e.g., hydraulic system usage or fork usage for fork lifts). As noted above, in practice, for industrial assets the time of use is the most important single data point. Then, as shown at point  102 , asset owner  92  may analyze maintenance considerations. For example, a major routine overhaul as compared to a system failure can be analyzed. Then at point  104 , the asset owner  92  can compare the raw data from the asset with maintenance conducted during the same time period. By comparing the raw data with maintenance considerations, the owner is able to analyze the asset utilization under the control of business  90  if maintenance organization  86  and supplier  88  are different third parties. For example, the asset owner  92  can determine that an asset  31  has been used very little during the time period, even allowing for maintenance. Alternatively, the owner may determine that the asset is being used continuously when not undergoing maintenance, possibly suggesting that additional assets may be appropriate to reduce overall maintenance stress on the pre-existing asset.  
      Additional information can be analyzed by the asset owner as shown at decision point  106 . Typically, the information includes data associated with other parties having access to database  78 . As shown at point  108 , for example, the asset owner  92  can evaluate the maintenance relationship with maintenance organization  86 . If the relationship has been very positive, an appropriate incentive may be provided to the organization in the form of shared cost savings. Alternatively, if the relationship has been negative, an appropriate penalty may also be implemented. The same considerations are available if business  90  acts as its own maintenance organization  86 .  
      Similarly, the asset owner  92  may evaluate its relationship with the asset supplier  88  as shown at point  110 . The information may affect asset payments from the owner to the supplier or the future relationship of the parties.  
      These various advantages are applicable even if asset owner  92  and business  90  are the same entity. However, more typically with industrial equipment, asset owner  92  is different than asset user  90 , where the two parties have entered into a lessor/lessee relationship. In such a case, the information in database  78  may be used to mutually maximize the relationship between the asset owner  92  and the business  90 . With appropriate safeguards asset owner  92  may be willing to share in a greater portion of the risk associated with the utilization of asset  31  in determining a lease rate based on an analysis of each user fleet or individual asset as shown at point  112 . Most significantly, rather than entering into a traditional fixed lease amount as noted above, asset owner  92  may be willing to enter into a hybrid lease arrangement wherein the lease charge may be a combination of one or more of the following elements: 1) a minimum payment that has to be made if asset utilization is below a pre-determined minimum threshold; 2) a usage based-payment that is made if usage is above the pre-determined minimum threshold and below a pre-determined maximum threshold; 3) a penalty payment or surcharge is made if utilization is higher than the pre-determined maximum threshold; and 4) payments/rewards based on incentive issues such as asset re-allocation or timely maintenance.  
      The decision of whether to use usage-based billing based on one or more objective criteria based on an analysis of asset utilization is shown at decision point  114 . The decisions to charge either a minimum payment if a certain usage level is not met, or to charge a usage penalty above a maximum appropriate usage level, are shown by decision points  116  and  118  respectively. Thus, a variable-amount lease may be developed based on an analysis of objective criteria that is based in large part on the actual portion of an asset&#39;s life that is consumed by the asset user (e.g., usage hours). In a preferred embodiment, the analysis is based on a pre-determined usage/pricing matrix in combination with actual usage for a specified time period. Once a level of maximum efficiency has developed, leasing will typically be primarily, if not solely, based on asset usage billing.  
      Through the use of the innovative leasing arrangement based on improved information availability to asset owner  92 , the expenses of an asset user such as business  90  can be more accurately aligned with usage and asset value consumption. More operational flexibility is provided to business  90 . When leasing is based predominantly on asset usage billing, a business  90  is able to adopt true off-balance sheet financing (i.e., the business is not required to note a financial obligation even in the footnotes of various financial reports as opposed to standard off-balance sheet leasing where a company must disclose the lease in footnotes even if the lease does not show up on the balance sheet). At the same time, asset owner  92 , can collect information from a variety of sources to maximize its relationships with its own vendors and customers to the benefit of all related parties by minimizing inefficiencies and providing appropriate accountability with maximum accuracy and validity tied to a minimal likelihood for mistakes, misinformation, or even fraud.  
      These various factors can be adjusted dynamically by the asset owner  92  as a knowledge base is collected within its internal systems  99  and based on the actions of the other related parties. For a sophisticated asset owner with numerous fleets, it can conduct appropriate analyses over all of its fleets to determine certain trends, which it may advantageously use.  
      For example, if supplier  88  or maintenance organization  86  is responsible for abnormally low asset utilization as opposed to actions within the control of business  90 , then the risk associated with these possibilities can be shared between asset owner  92  and various affected businesses  90  and transferred in some fashion to the responsible party. Thus, in a more preferred embodiment of the invention, asset usage is adjusted for maintenance considerations if business  90  is not responsible for its own maintenance.  
      As shown at point  120 , once the readily available information is analyzed in view of the business relationship between an asset owner  92  and a business  90 , an invoice and billing module associated with the asset owner&#39;s own internal systems  99  is invoked that generates an appropriate invoice that is sent by the asset owner to the business for payment and sub-system  98  terminates at point  122 . In a preferred embodiment, once sub-system  98  is developed for a particular situation, and in the absence of an extraordinary event, invoicing is automated based strictly on the objective criteria developed with minimal outside involvement.  
      A key advantage of the present invention is that real-time data is collected by data acquisition device  34  and timely transmitted to local controller  36  for transmission to database  78  of analysis controller  51 . If incomplete or limited data representing only a small portion of the appropriate asset data points are transmitted, then appropriate decisions cannot be made to maximize asset utilization. For example, in the case of forklifts, both time of usage and distance traveled help provide information concerning asset utilization and maintenance considerations.  
      Thus, the computer based system  30 , including sub-system  98 , of the present invention provides a superior method for tracking and managing the assets  31  than the prior art system  10 . First, by providing the assets with the data acquisition devices  32  and the communications system  33  and  34 , the operational characteristics and other information regarding the assets  31  is automatically sensed and transmitted to the analysis controller  51  on a real time basis, without requiring human intervention or assistance. Second, the analysis controller  51  is programmed to analyze such information as it is received and to automatically generate maintenance and warranty reports in response thereto. Third, all of the reports generated by the analysis controller  51  are automatically delivered to the appropriate persons through the Internet  40 , either directly to one or more of the administrative controllers  55  or by posting on a web site, electronic mail or similar mechanisms. Fourth, as shown by sub-system  98 , the information can be used to maximize asset usage efficiency. As a result, the computer based system  30  facilitates the gathering, analyzing, and delivering of information relating to the procurement and utilization of the assets  31  so as to maximize productivity and to reduce operating costs and administrative burdens to the benefit of all parties having a relationship with the asset and an interest in its performance.  
      The providing of maintenance to an asset  31  is illustrated in further detail in  FIG. 7 . In addition to determining whether it is necessary to provide scheduled maintenance as noted at step  65  of  FIG. 4A , changes in operational parameters associated with asset  31  as shown at point  150  may result in the generation of a specific fault code if a maintenance problem is detected that requires a more expeditious response. The fault code may be generated by the asset itself using one or more sensors associated with operational parameters of asset  31  as shown by point  152  and communicated to the data acquisition device  32 . In addition, analysis controller  51  may analyze the raw operational data received from the asset  31  and compare it with analysis controller database  78  including the history of the specific asset  31  as well as the history of similar assets from which maintenance trends may be determined as discussed with respect to  FIG. 4C  above. Based on an analysis of such trends, proactive lower cost maintenance can be timely performed that results in the avoidance of higher cost maintenance at a later date, which happens in the absence of real-time information available for review and analysis.  
      A fault code may even be generated based on the actions of the asset operator. In a preferred embodiment of the invention, an electronic checklist  154  is completed by the asset operator on a regular basis, which may include information concerning asset performance that is more detailed than that available from a review of raw operational parameters. In accordance with OSHA requirements, for example, at the end of each shift, a forklift operator must complete a checklist concerning the performance of the asset during the shift. Some of the questions associated with checklist  154  are directed to maintenance issues. Therefore, in a preferred embodiment of the invention, checklist  154  would be completed electronically at the asset  31 , and transmitted by way of the data acquisition device  32  to analysis controller  51  as discussed above. The information would be analyzed to determine if an OSHA/repair need is identified. Preferably, the analysis is automated in accordance with a comparison of the operational status with pre-determined rules. For example, if a question asks if there is a hydraulic leak for a forklift and the answer is “yes”, then maintenance would be appropriate.  
      Once it is determined that maintenance of some type is required as shown at point  156  based on an analysis of the operational status of asset  31 , a maintenance report  66  is generated as also shown in  FIG. 4A  and made available electronically at point  67 ′ such as by the Internet or by posting on a website as also shown in  FIG. 4A . The use of electronic mail, or the providing of real-time access to the raw data stored within database  78  by the maintenance organization  86 , shown in  FIG. 5 , is also possible to generate the maintenance report  66 . An advantage of providing a maintenance organization  86  real-time access to the raw data representing the operational status of asset  31  is that it may develop specialized analysis tools based on its own expertise in maintenance, resulting for example in the creation of specialized rules for use in automatically analyzing raw data in determining whether maintenance is required, minimizing the need for manual review and determination.  
      In a preferred embodiment, the priority of the proposed maintenance required  158  is noted on the maintenance report. For example, critical maintenance issues should take precedence over routine issues. Moreover, the system generally institutes an approval process as shown at point  160 . For example, if the proposed maintenance is related to warranty work such as noted with respect to step  69  of  FIG. 4B , the manufacturer or supplier should approve the maintenance. If a lessee is responsible for the proposed maintenance, it should approve the maintenance before it is performed. In some cases, the maintenance organization  86  itself approves the maintenance, such as when it has a contract that involves pre-payment of particular maintenance. Finally, as shown at point  162 , in some cases it may be desirable to have the lessor or owner of the asset have the ability to review and override any refusals to perform maintenance since it has the ultimate responsibility for asset  31 . If no approvals are given, the process is terminated at point  164 . A review of any automated rules that generated a request for maintenance approval may also be appropriate. When maintenance approval is rejected, any automated rules that generated the original maintenance request can be fine-tuned by including the results of the approval process. Over time, almost all maintenance requests should be generally approved. Information regarding approval is stored in database  78 .  
      For preventative maintenance, it is expected that pre-approval will generally be granted by the necessary parties based on prior agreement as to the nature and timing of such maintenance.  
      Once maintenance has been approved, a work order  166  is generated. As shown in  FIG. 8 , work order  166  is sent electronically to appropriate maintenance personnel that contains all of the critical operating data required to effectively schedule and carry out the maintenance. Typically, for example, the data includes hour meter reading, any fault codes, asset identification criteria, operator of record, contact information, and asset location. Moreover, based on information contained within the fault code or retrieved from the knowledgebase, information concerning anticipated parts may also be provided as well as the nearest location from where they may be retrieved (e.g., at a customer location, or from a local servicing dealer). Finally, the work order  166  preferably contains the past recent history of the particular asset  31  so that the mechanic can use this information to expedite maintenance.  
      In a preferred embodiment of the invention, the work order  166  is transmitted electronically to a handheld device  168  associated with specific maintenance personnel assigned to carry out the maintenance. Moreover, in a more preferred embodiment of the invention, the handheld device  168  is in real-time two way communication with analysis controller database  78 . Thus, under appropriate circumstances the handheld device  168  can access such things as dealer billing systems, inventory listings, customer work order approval records, and fleet management information. Rather than having the work order include the past recent history of the asset  31  to be serviced, it is possible to use the two way communication link to request the necessary history when advantageous to do so.  
      Once the maintenance is completed, handheld device  168  is used to update database  78  as shown at point  170 , including labor information and an identification of any parts required to effect a repair. If not already clear based on the contents of database  78 , the inventory location from which any parts were pulled should also be provided. Ideally, the information is transmitted on a real-time basis from the handheld device  168 . Alternatively, however, the information can be transmitted upon routine synchronization of the handheld device with database  78 . It is also possible to manually enter the information into the database  78 .  
      The maintenance information is passed to database  78  where it may be used to generate maintenance tracking reports  172 , and comprehensive invoices  174  listing both labor and part costs. Since the information is integrated with pre-existing asset information, no re-keying is required. Moreover, as noted above with respect to  FIG. 4C , the complete maintenance history of a particular asset or class of assets may be reviewed and analyzed in detail for specific trends of interest.  
      In addition, when parts are used, as shown at point  176 , the system preferably permits comparison of the parts used with existing inventory for the specified parts storage location. Based on maintenance trends associated with a class of assets  31  or a specific asset  31 , it is possible for the system to automatically order replacement parts for an inventory location if the number of parts in a particular inventory fall below a pre-determined threshold as shown at points  178  and  180 . The threshold is calculated at least in part based on an analysis of the prior maintenance of both the asset  31  and the class of assets associated with the asset. Other factors may include the age of the class of assets, the time of the year, usage trends and the like. As one example, in the winter different parts may be required as opposed to in the summer. As another example, more tires may be required for a forklift asset if a number of the assets are reaching a preventative maintenance stage where tires have to be replaced. The system terminates at point  182 .  
      Thus, the inventive system provides a number of advantages for maintenance. For example, through the use of electronic information transmission and analysis, maintenance information is transferred and available real-time for review and for the initiation of necessary actions such as approval, the tracking of performed maintenance, the ordering of replacement parts to replenish depleted inventories, and automatic invoice generation. Since asset  31  communicates its own maintenance needs in consultation with an appropriate knowledgebase associated with database  78 , human intervention is minimized. As more information is gathered over time, the scheduling of preventative maintenance can be optimized to eliminate either too little or too much maintenance. Further, the system automates a very paper-intensive and time cumbersome process by permitting direct communication with the various information elements associated with an asset  31 . As a result, the flow of data is more effectively controlled, dispersed, routed, monitored, and acted upon. In practice, the number of people involved in the maintenance process can often be reduced while the speed of providing maintenance can be increased. Thus, potential downtime and related performance issues can be more timely addressed.  
      In accordance with the provisions of the patent statutes, the principle and mode of operation of this invention have been explained and illustrated in its preferred embodiment. However, it must be understood that this invention may be practiced otherwise than as specifically explained and illustrated without departing from its spirit or scope.