Ops Talk Magazine Fall 2013

Covering all aspects of educational facilities and operations.

Ops Talk Fall 2013

PUBLICATIONS MAIL AGREEMENT #40934510

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Ops Talk Covering all aspects of educational facilities and operations.

In this issue EFMA President’s Message – Peter A. Orjala............................................................................. 6

Published by: DEL Communications Inc. Suite 300, 6 Roslyn Road Winnipeg, Manitoba R3L 0G5 www.delcommunications.com

Forever in blue jeans: Jim Garfield celebrates his 13th and final year at SD 58...................... 8 In memory of the late John Hannan......................................................................................... 10 A golden celebration: EFMA commemorates 50 years of excellence.................................. 12 Safe technical systems. Everywhere......................................................................................... 14

President David Langstaff

Facilities management............................................................................................................... 16 Going geo: Okanagan Skaha School District completes second geothermal upgrade..... 18

Publisher Jason Stefanik

Countdown to the bell!............................................................................................................. 20 Maintenance Management Professional (MMP), a Canadian professional designation..... 22

Managing Editor Katrina Senyk katrina@delcommunications.com

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Science lab safety: How safe are we, really?............................................................................ 30

New Vernon Secondary School a hit with students, teachers, and school district personnel................................................................................ 34

Advertising Sales Gary Barrington Donna Burner Jennifer Hebert Ross James

Modern PURAIR cleans up local schools................................................................................ 38 ®

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Western Bus can help with your district’s school bus repairs............................................. 44 Pipe Freezing 101....................................................................................................................... 46

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Layout & Design Joel Gunter

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Servitech Training Ltd.: Cleanliness, health and safety are not the sole responsibility of custodians........................................................................ 58 Crown Sports Floors is proud to offer a wide selection of gym flooring to B.C.................. 60 Host a Clean Air Classroom!..................................................................................................... 62

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4

©

Copyright 2013. EFMA B.C. All rights reserved.

The contents of this publication may not be reproduced by any means, in whole or in part, without the prior written consent of the publisher.

While every effort has been made to ensure the accuracy of the information contained herein and the reliability of the source, the publisher in no way guarantees nor warrants the information and is not responsible for errors, omissions or statements made by advertisers. Opinions and recommendations made by contributors or advertisers are not necessarily those of the publisher, its directors, officers or employees.

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Ops Talk • Fall 2013

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EFMA PRESIDENT’S MESSAGE

Peter A. Orjala What a busy summer it was, and how quickly it came and went. The schools are all looking in pristine shape for the new school year with fresh paint, new roofs, flooring, HVAC systems – and the list goes on and on. Soon the grass-mowers and weed-eaters will be replaced with snowplows and snow shovels. We’re all looking forward to another exciting year with all its new challenges.

Wow! 50 years as an association is an amazing accomplishment that really shows the strength and dedication of its members. A good part of this success is the members getting involved with the business side of the association by running for director, attending zone meetings, getting involved in the committees, and simply just networking with other members through email or just picking up the phone.

Just think how much the association has grown since the inaugural

1964 meeting of 12 in Duncan, to the 180 members we have today. As your president, it will be my goal to continue to keep the membership growing, staying strong and keeping current with all the new technologies available today, and supporting EFMA members.

I would like to thank the conference committee and all executive members for the hard work and dedication that made the 2013 conference such a successful one. Also, many thanks to all our members and associated members for the continued support you have shown SPOA/ EFMA over the past years and decades. We will work hard at emulating this success at next year’s 50th Annual EFMA Conference. I strongly urge all members to come out and join the celebrations as we reflect upon the success of the past and contemplate future achievements. b

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Forever in blue jeans

Jim Garfield celebrates his 13th and final year at School District 58

By Jillian Mitchell For Jim Garfield, the day-to-day work holds much excitement – and the School District 58 maintenance supervisor prefers it that way.

“It makes life interesting,” he chuckles.

“It’s a good job and I work with a great bunch of people. We work hard and we play hard. It’s been fun and that’s what makes it worthwhile coming to work.”

The B.C.-born-and-raised Garfield has been at the School District 58 (NicolaSimilkameen) for 13 years, of which he has taken great pride – especially when it comes to his blue jeans.

“There’s a standard joke here that I wear blue jeans [both at and outside of work],” he jokes. “I’m a blue-jeans kind of guy. One year, the whole secretary

team came dressed as the maintenance supervisor – that’s the kind of great team we have here.”

Though Garfield is quite comfortable in the educational sector, he started his career as a trades helper in the mining industry. In 1970, he was hired on at Newmont Mines, where he worked for 22 years as a heavy-duty mechanic.

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Ops Talk • Fall 2013

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“It’s a great organization. The big thing, for me, is the ability to network.

I can pick up the phone and call any one of my counterparts in the province and they will help me out unequivocally – no questions asked.”

When he left in 1992, he had worked his way up the ranks to mine master mechanic (which today equates to maintenance superintendent) where he was in charge of all mobile maintenance.

His decision to leave the industry was based on instinct – “it looked like it was starting to head downhill” – and he soon moved on to a mechanical superintendent’s position for a highway contractor in Hope, B.C. After a series of odd jobs between 1996 and 2000, Garfield applied for the maintenance supervisor position at School District 58, a district comprised of 13 schools, 2,800-plus students, and 300 staff. He was promptly hired.

“If it isn’t educational or financial, I look after it,” he boasts. “Busing, car-

13-317.16_Ops_Talk_Mag_7x4.625-P1.indd 1

pentry, electrical work – the whole nine yards. It’s a small district so you have to be versatile.”

He joined the Educational Facility Managers Association of B.C. (EFMA) when he was hired on at District 58.

As the self-professed “new guy on the block,” Garfield was quickly taken under the association’s wing and worked his way up to a position on the executive in 2004.

“Coming into the industry blind, it was a huge learning curve for me,” says Garfield, who was EFMA treasurer in 2009.

“To be able to have this type of access to people who are in the industry, to have them push me in the right direction, was huge and I’ve met a lot of people,

made some great friends in the industry through EFMA. “It’s a great organization. The big thing, for me, is the ability to network. I can pick up the phone and call any one of my counterparts in the province and they will help me out unequivocally – no questions asked.”

As this is Garfield’s last year at the district, future plans include much fun outdoors – and yes, in blue jeans.

“I like to hunt, I like to fish, and I like to trap. And I’ve got a few places on my bucket list I want to travel,” he says of his retirement plans. “Plus I’ve got two daughters and four grandchildren all in B.C. – lots to keep me busy!” b

11/7/2013 7:21:59 AM

Educational Facility Managers Association of B.C. | www.efmabc.com 9

In memory of the late

John Hannan

John Hannan, beloved husband of 63 years to Marjorie, long-time member and past president of SPOA B.C. (now EFMA B.C.), and one of the narrators in the recent rebranding of SPOA to EFMA, sadly passed away on May 10, 2013. Born March 8, 1919, he was 95. A father to Ju-

lie, Eric and Tim, and grandfather to Tyler, Robin, Emma and Isabel, “Jack” had a long life with many adventures and happy times.

Ops Talk featured an article written by Jack entitled “Anecdotes of SPOA B.C.” in the Spring 2007 edition. Enclosed in memory and tribute is the following excerpt from Jack’s article: In your last issue, Art Vanidour was absolutely right: Jim Thorpe was the granddaddy of this organization. Besides being into this association, I had one other thing in common with Jim: we both had been radio hams. With me, this had grown into a Wireless Operator’s certificate (in those days, “Wireless” meant Morse code at thirty words a minute). It got me a depression-time job in a fish plant on the west coast of Vancouver Island, later with

government wireless at Point Grey, then a year at Dease Lake.

The gang up there thought I was nuts, quitting a good job to go to university.

In my final year at UBC I remember the dean saying, “Most of you boys will go east, but you will come back.” He was right: after ten years in Montreal I was back, this time working for Don Sutherland at the Vancouver School Board.

When Jim Thorpe came over from Nanaimo with a bee in his bonnet about a school plant group, Don was sold on the idea but he didn’t come to meetings; instead he prodded Ken Warner and me to get involved. We didn’t need any prodding, and with Don’s initial backing, Ken and I enthusiastically participated in the activities of the association on and off for over twenty years, serving at times as members of the executive. Each of us even took a turn as president.

An example of “It doesn’t always go as planned”: In 1971, I was president; my summary of the meeting reads in part: “The conference itself went along like clockwork… I had emphasized that the technical program was the heart of the conference, and our speakers were successful…” But: “The association’s business meeting on the Friday afternoon

Year round

was a disaster. One member seemed

EquipmEnt

determined to filibuster throughout the

Your business doesn’t hibernate.

Why should your equipment?

from sitting through three days of lec-

meeting and the membership, tired tures, were frustrated. Robert’s “Rules of Order” were abandoned, I railroaded through what I guessed the members wanted, and we all left for a much-need-

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Ops Talk • Fall 2013

Mower

Blower

1-800-994-9990 www.iteequipment.com

ed drink.”

Jack had a great sense of humour and will be remembered in everyone’s hearts and thoughts. b

50

A golden celebration EFMA commemorates 50 years of excellence

By Jillian Mitchell

A 50th anniversary is much to celebrate – and rightly so. Celebrating five decades of success in British Columbia's educational sector is the Educational Facility Managers Association of B.C. (EFMA).

A collection of guest speakers, workshops, suppliers and other exhibitors will be on-site at the 2014 Conference and Trade Show entitled "50 Years of Excellence – Continuing to Build," which will occur June 2nd to 6th in Penticton. A recognition ceremony of past association presidents is also planned for the prestigious event.

"We are in the planning stages, but it's going to be exciting," hints Molly

12

Ops Talk • Fall 2013

Shipowich, EFMA executive assistant, of the upcoming celebration. "Our main focus is the conference, and we're working closely with the B.C. School Safety Association to bring sessions together."

As Shipowich explains, the annual conference and trade show is an opportunity to gather with other facility managers and to learn about, share, and discuss current issues in the profession.

It is a member favourite, she says – and Bob Hardy would agree, wholeheartedly.

The EFMA executive director attended his first conference in 1977 and has attended faithfully ever since. As Hardy shares, the association has a flair for

"keeping things fresh," a fact that he cites as one of EFMA's strengths.

At EFMA, the benefits go beyond networking, says Hardy: "It's more like a family. If someone has a problem, they don't reinvent the wheel; they can talk to one another. And that's what it's all about, working together. I can go into every school district in the province and I'll know somebody."

Hardy's passion for the industry carried through long after his retirement from Haida Gwaii in 2001. It was a passion sparked by the unmatched camaraderie offered by the association.

"Anybody who's in education should

have a chance to experience what we

milestones, says Peter Orjala, School

as well and take my turn," he says. "It's

have," he says.

District No. 35 (Langley) and current

been a real learning curve for me, and

Approximately twelve members at-

EFMA president, the most poignant be-

it's been great. It's just a brilliant bunch

tended the inaugural meeting back in

ing the association's rebranding from

1964. Even in the early gatherings spear-

SPOA to EFMA in 2011.

of people with whom to work. And it's so

headed by Jim Thorpe of Nanaimo, the

"Everything has changed so drastically

future association showed much en-

in schools, as opposed to 50 years ago.

thusiasm and purpose. Six years later,

We're hoping the name reflects what we

the group officially registered as a soci-

do – keeping up with the times," says

ety, the School Plant Officials Associa-

Orjala, who joined the association back

tion (SPOA). Today, the association has

in 2008.

well-organized and professional."

With 50 successful years under their belt, EFMA looks upon a bright future.

Plans for the future include continuing to build membership, says Shipowich, as well as keeping up with ever-changing technology.

grown to six zones spanning the entire

Of his decision to become an EFMA

province with 180 members and over 200

member, Orjala offers the following: "I

To register for the 2014 EFMA confer-

associate members.

thought that if I'm going to belong to

ence, please visit the official website:

an association, I'm going to do my bit

http://www.efmabc.com/events. b

Over the years, there have been many

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Educational Facility Managers Association of B.C. | www.efmabc.com 13

Safe technical systems.

Everywhere.

By Catherine Roome, P.Eng., President & CEO, B.C. Safety Authority

and pressure vessels, gas and electrical systems, and elevating devices.

The consequence of a poor outcome on the safety of children means educational facilities are rated by bcsa as high risk.

By putting this stake in the sand, we are saying that, as a result, resources should clearly flow to those assets which are high-risk in the technical safety system.

Scope of Technical Systems

A BCSA safety officer on-site at a Prince George school.

Suppose someone told you that educational facilities are considered “high risk”.

What? You’ve done your due diligence and your operators are all qualified, seasoned professionals, your maintenance records are well-managed, and you keep things in good working order with a long-term plan for refurbishment and renewal… so what are they talking about, high risk?

Public Confidence in How Risk is Controlled When risk is high, industrialized jurisdictions establish public confidence through regulation. B.C. is no exception to this model – in short, because there are simply some chances we will not take. This prescriptive approach to risk management establishes the codes, standards and training requirements for all operators. This translates into the le14

Ops Talk • Fall 2013

gal requirement for owners and operators of complex equipment to take out operating permits for gas and electrical systems, boilers and pressure vessels (and refrigeration) and elevating devices.

In support of public safety, the B.C. Safety Authority (BCSA) must consider the intrinsic, or original, hazards that exist. We calculate this as: Probability of the Hazard to Cause Harm X the Consequence of that Harm to the Public = How Much Risk Exists. If, despite all the best practices to reduce the probability of failure to Low, the Consequence remains High – then it is still considered by us as High risk.

As you are all too aware, vulnerable populations like school-aged children and youth present a challenging environment for all operators of complex high-energy equipment such as boilers

We know your facility teams oversee a lot of equipment. Current BCSA records show over 7,000 “active” boiler and pressure vessel operating permits where the owner is identified as a university, college or school. Of those, more than 3,000 are for hot-water boilers and nearly 100 are for thermal fluid and steam boilers. In addition, there are some two dozen operating permits for active propanecylinder and vehicle-filling operations.

And that’s barely scratching the surface of the full array of technical equipment in educational facilities across the province. That volume of complex technical equipment requires a comprehensive approach to risk management.

What the BCSA holds on your behalf, then, is a unified, province-wide list of what is operating and where – a kind of asset management strategy for the province. This enables us to send out systemwide notifications of hazards, such as the Hydraulic Elevators with Single Bottom Cylinders Safety Order, and to work jointly with organizations like the EFMA to mitigate risks.

BCSA’s Mission: We build your confidence in safety systems for life – through a focus on risk and support for innovation.

Respecting your Expertise in Managing Risk We hear consistently that education is far more effective than enforcement alone. And it is our strong belief that sharing best practices, and learning from one another, further support you in delivering technical safety.

We recognize the subject matter expertise that comes from you as operators and contractors, and we want to support innovation that comes from experience. As your technical equipment is clearly part of a broader system with sophisticated controls, the challenges of identifying hazards and potential failure points are increasing. Through your association, the EFMA B.C., your insight into the issues is important to us.

For all of us, our aging education system infrastructure and population growth is top-of-mind. We note the 20+ B.C. educational facilities this year, alone, which have taken out installation permits as part of maintenance or new construction work. Where we can share learning about the challenges and opportunities associated with new, innovative assets going into modernizing your facilities, the BCSA would be excited to help facilitate those discussions.

Helping Asset-managers ‘Talk Risk’ with the Money People Should you retube a boiler, or repair a leaky roof? We recognize that your decisions about where to invest can be difficult and complex trade-offs. Often, there are no right answers; only different risks that must be compared. All organizations have tensions around financial and human resources – staff and administrative turnover, budget constraints, contractor management, stress and burnout, capital reserves. And these take place within the social shifts that drive technological

change, environmental concerns, and stakeholder needs, all of which place pressure on decision-makers and on facility operations.

To provide context for decision-makers in your district or institution, the BCSA can provide a risk-assessment framework to help identify the right investments and asset management decisions. As a regulator, we use these tools ourselves to look at the macro risks across the province and consider where to invest resources to control or remove risk.

And Finally – Keeping Pace with Technology Innovation Prescriptive codes and regulations are the minimum standards for safety. However, sometimes they can take too long to be adapted to the modernizing of equipment systems. In those cases, the BCSA works with clients to conduct reviews intended to determine whether a safe outcome can be achieved by granting variances. These flexible regulatory instruments are called “alternative safety approaches”. Their adaptability allows you to shape how your facility can best meet optimum safety outcomes.

Examples of this in practice might be the installation of green technologies which are evolving faster than code requirements can keep up; or, a sophisticated control system that changes the way an operator monitors, allowing multiple assets to be operated from a remote location. If you can design and operate to consider all hazards, the resultant triple bottom-line savings – environmental, social and economic benefits – may be great.

In Summary While the BCSA may categorize your facilities as high risk, we also appreciate

The BCSA works with industry to reduce safety risks through assessment, education and outreach, enforcement, and research.

the scope of your expertise and the work you do to manage risks on an ongoing basis. We feel strongly that associations like the EFMA can and do play an important role in building confidence by developing and sharing industry knowledge. We are constantly seeking new ways to work collaboratively to enhance the safety of technical systems across this sector, and we look forward to working with your association to share riskmanagement practices.

To learn more about how the BCSA considers equivalent standards, or safety management plans, in support of enhanced safety and increased flexibility, please contact us directly at stakeholder.engagement@ safetyauthority.ca or see our website for more information: http://www.safetyauthority.ca/page/ alternative-safety-approaches.

About the Author: Catherine Roome is president and chief executive officer of the B.C. Safety Authority. She is a professional engineer and recipient of several business and leadership awards.

Catherine received her degree in electrical engineering from the University of Victoria. b

Educational Facility Managers Association of B.C. | www.efmabc.com 15

Facilities

Management

By Chuck Morris

I believe a career in facilities manage-

You see, facilities management carries

ment is an outstanding choice and one

a lot of burden. One must know how to

While this can seem a little onerous to

that has all kinds of benefits that go with

multitask – or at least how to use the day

some, let it be known that it is the case

the job. If you find yourself as a director

in such a way as to know when to deal

with this type of job if you look after

of facilities, director of operation – or as

with the tough jobs and when to deal

hundreds of thousands of square feet of

someone in charge of most everything

with the lesser, more mundane tasks and

facility space. With the public education

but without those titles – you already

still get them done. Your job could entail

system, you may deal with added work

know you have an important job. Your

caring for one million square feet of floor

thrust on you by the board of educa-

job carries with it a myriad of responsi-

space or more; that floor space could be

tion or other bodies as appointed by

bilities ranging from quite minor duties

spread out over a vast geographical area

the Ministry of Education or Ministry of

to others that can, in all likelihood, keep

and require hours of driving, ferries or

Advanced Education from time to time.

you awake at night.

even flying to get to each locale. With

Who would want this job? Really! Just

ing with multiple conflicting priorities.

In most cases you may have very good

that square footage you are responsible

thinking about the tasks previously men-

people working for you as managers of

for building construction, physical orga-

tioned leaves one wondering where the

departments looking after a wide range

nization of employee workspaces, fire

time will come from to go fishing or just

of tasks that their staffs carry out. This

protection, energy management, risk/

be with family. That time is there – albeit

does not ease your responsibilities at

liability identification, and ensuing rem-

fleeting at first. However, after determin-

all, but does make it easier to shift some

edies to mitigate that risk.

ing priorities and learning what could

of that workload onto their shoulders. If

You have control of tens of millions

wait and how you can block-off time for

they fail or if they succeed, it will still boil

of dollars of budgets, operational cost-

yourself, you will see where you will fit

down to the fact that it is your respon-

control for utilities, compliance with all

it in; along with dealing with a greater

sibility to ensure things go right, and

government policy and local authorities

awareness of the total cost of sustain-

that you can have the work carried out in

having jurisdiction, health and safety

ability, how to increase the need for

such fashion that it gets done in a timely

programs and much more. You must

energy-efficiency, finally complete that

fashion and resolves whatever issue it

have excellent communication and in-

emergency and disaster plan (continuity

was that caused the work to come up in

terpersonal skills and have an ability to

plan), managing infrastructure with new

the first place.

make good decisions – sometimes on a

technologies, and searching for new

moment’s notice.

ways of doing business!

Many facility managers may not have the same workload as their counterparts

The position requires almost obses-

Facility management people are a

in other areas of the country. Neverthe-

sive attention-to-detail, coupled with

breed of their own and once ensconced

less, that work is just as important as

analytical thinking, flexibility and good

in the position for a few years, know ex-

those who have heavy workloads they

problem-solving skills. Knowledge of

actly how to cope. They know what can

struggle to maintain. Sometimes budget

procurement systems, project manage-

be left to do in the morning, after adjust-

constraints reduce the available man-

ment, blueprint reading, electrical and

ing their “To-do List” as each day does

power to deal with things, causing work

HVAC systems, plumbing systems, man-

bring with it new challenges and re-

to backlog. Other times, the work that

agerial accounting, and computer skills

wards. The job is rewarding in itself and

comes in is fast and furious and it is easy

are all a must.

that helps to make the overall view of it

for others to comprehend that more

Therefore, consider the job to have a

staff is required to make sure policy is

heavy and continuous volume of work

My hat goes off to all facility manage-

adhered to, or that issues around com-

while maintaining a constant need for

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16

Ops Talk • Fall 2013

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Going geo

Okanagan Skaha School District completes second geothermal upgrade

By Jillian Mitchell

British Columbia rests soundly in the heart of “The Ring of Fire,” a region along the Pacific Ocean renowned for its abundance of geothermal energy. The clean and renewable source is, interestingly, one of the greenest ways to generate electricity, and as such, “going geo” is markedly on trend in B.C. – with much staying power.

Last year, the Okanagan Skaha School District (No. 67) received a $1.2-million annual facilities grant from the B.C. government for its 2012 summer work plan which includes, among other developments, the installation of a new geothermal plant at Penticton’s Princess Margaret Secondary, a facility that previously operated on boiler heat. As Doug Gorcak, the district’s director of facilities, shares, the main drivers behind the upgrade were cost-efficiency and environmental consciousness.

“This system will save money in the long run,” he says. “We know that putting a little more capital in the beginning may cost us more upfront, but schools in 18

Ops Talk • Fall 2013

general, with 75-year life expectancies, can recoup the cost down the road, and then the savings carry on.”

In addition, the low-emission system offers a predictability not shared by solar, wind and even hydroelectric power, notes Gorcak, citing that the “power is continuous no matter the time of day, weather or season.”

Additional funding from the FortisBC Efficient Boiler Program ($26,688) and

the Ministry of Education’s Carbon Neutral Capital Program ($106,000) allotted for further expansion of the Princess Margaret Secondary geothermal field, well-positioning the neighbouring Skaha Middle School for connection to the system early next year; this secondary project is currently being tendered.

Kelowna-based Christman Plumbing & Heating Ltd. was awarded tender of the Princess Margaret Secondary upgrade that commenced July 2012. The project, which consisted of a mechanical upgrade and the installation of a new geothermal field, wrapped in January 2013.

“We put in 10 headers out there and 12 bore-holes per header at the depth of 200 feet, so that’s 120 holes,” says project manager Mardy Matson. “We had a crew of three or four at any given time for the five months of concentrated mechanical efforts. There were no major hiccups throughout the job; we have a really good crew here that understands how to do things.”

“Putting a little more capital in the beginning may cost us more upfront, but schools in general, with 75-year life expectancies, can recoup the cost down the road, and then the savings carry on”

“Because it was a multi-year approach at Princess Margaret, we haven’t really seen 100 per cent of the benefits, but we will soon. The initial savings have reduced the energy consumption by almost 1300Gj of natural gas, reduced our

carbon output by over 65 tonnes and saved about $13,000 in operating costs.

These savings allow the school district to continue with other efficiency measures and continue to promote our environmental stewardship.” b

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Industry leader GeoTility out of Kelowna was subcontracted for the geothermal portion, while Poole & Associates Mechanical Engineering Ltd. & JDQ Engineering Ltd. provided engineering services. As Matson confirms, all teams on site coordinated with the school district to ensure school classes were not disrupted by construction.

For Matson, geothermal is a welcome trend. “It’s nice to see schools going this route. Going green is good for our future; it’s good to be part of it. A lot of school districts are going the geothermal route, as long as the initial investment is available. But in the long run, there’s going to be payback for sure.”

The Princess Margaret Secondary School geothermal upgrade marks the second project of its kind for the school district; the first, Penticton Secondary, involved the replacement of aging infrastructure and the addition of a new geothermal system in 2008.

“We are quite happy with both systems,” says Gorcak of the district’s geothermal projects.

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Educational Facility Managers Association of B.C. | www.efmabc.com 19

design one CYAN

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“Never underestimate...” - Raindrop Image

Countdown to the bell!

By Velvet Cates, Canstar Restorations

As communities prepared their students for September’s return, the schools prepared to receive their student populations back into their halls – not necessarily a simple task for a facility manager, but normally routine, depending on the successful outcome of the summer’s projects and barring any surprises.

This scenario changes drastically when a facility is struck with a major water damage loss only a month before school reconvenes. With limited time to repair the damage before the first bell of the new school year, it’s time to bring in

20

Ops Talk • Fall 2013

the big equipment and the right professionals: those who are certified in nondestructive structural drying and who are not hesitant to employ creative forensic drying techniques.

High on the list of priorities is keeping the facility “healthy” during the mitigation and restoration. Safeguarding the indoor air quality and keeping the facility free from mould growth plays a big part in the decision of how to proceed during the critical first 48 hours.

The water damage technician carries out a preliminary inspection in order to

identify safety concerns and determine how to maximize the structural drying capacity of the equipment and the building. It is imperative that fast response to the initial water-damage discovery, extraction and removal of bulk water from the floors and ducts, and stabilization of the building and contents, happen almost simultaneously. Technicians must be trained to properly position the drying equipment in order to facilitate initial stabilization of the building environment, followed by rapid structural drying. Prompt stabilization of the affected

areas means minimizing secondary damage such as delaminating building materials and addressing mould growth and extensive damage to fixtures.

Rapid drying means the repairs can be completed sooner. Heavy-duty dehumidifiers can remove a significant volume of moisture from the building when combined with properly placed highvelocity air-movers. Often, in addition to this equipment, the big equipment is brought in to accelerate the process.

Trailer-mounted large-volume air-exchanging equipment removes high volumes of humid, particulate-filled air and replaces it with clean, dry air. Humid, particulate-filled air is exhausted outdoors, away from the building.

At this stage, HEPA air-scrubbers are installed along with Hydroxyl machines to further remove particulate and odour.

Often, an antimicrobial agent is used as a preventative measure to limit fungal growth. Because wet carpets contain contaminants, they are likely to be a source of odour. Odour is an indicator of potential growth of biological contaminants. By cleaning the carpeted areas, applying an antimicrobial and then cleaning the areas again, the technician limits the potential for mould growth and diminished air quality. Swab samples are collected from numerous areas of the carpeting and are tested for microbial contamination. The “clean, apply antimicrobial agent, clean again” process is repeated until a safe reading is established.

Fixtures and furnishings are manipu-

lated within the affected areas in order to prevent or minimize further damage wherever possible, and to accommodate the proper placement of drying equipment.

Permanently affixed shelving units can present unique challenges to the restorative drying technician. In order to effectively remove the bulk water and apply an antimicrobial agent, inspection holes can be made in the base of the unit to allow access to the substrate and the affected base of the fixture. The technician must be diligent to ensure the antimicrobial agent reaches the hard to access and hidden pockets of wet building materials. Once again, the “clean-apply antimicrobial agent-clean” process is repeated until the swab tests reveal a safe reading and dry standard is achieved.

At this point, the inspection holes are repaired.

Although the objective remains “inplace drying with minimal destruction” it is necessary to remove some materials in order to facilitate drying by access-

ing the trapped and hidden pockets of moisture.

Technicians trained in the art of thorough investigation of the building, the proper use of thermal imaging, and moisture metering equipment document their findings at all stages. Utilizing psychometric readings (the extent to which that air is saturated with water vapour) and well-placed equipment, the structural drying technician is able to create an effective drying environment.

By getting the building stabilized quickly and using the naturally occurring drying processes of the building materials to their advantage, the technician leverages the building’s own characteristics to accelerate the rapid drying process.

A prequalified restoration company with a commitment to nondestructive drying, the right equipment, and experienced structural drying technicians are your school’s best offence! We make sure your schools are safe, healthy and restored in time for the bell! b

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Educational Facility Managers Association of B.C. | www.efmabc.com 21

Maintenance Management Professional (MMP)

a Canadian professional designation In 1989, the Plant Engineering and Maintenance Association of Canada (PEMAC) was born out of the concern and vision of two professional engineers and a small group of people involved in plant and facility maintenance at both the practitioner and management levels who shared their concerns. The concern was, and still is, that maintenance management professionals across every sector are providing an essential service without significant recognition. The vision was to create a national association devoted to excellence in maintenance management, created by plant and facility engineering and maintenance practitioners in Canada.

PEMAC pioneer members focused

their energies on establishing an educational program that would lead to a professional designation. The Maintenance Management Professional (MMP) Certificate program was the result, with the first graduates of the program completing the program in 2001.

PEMAC MMP Certificate Program courses are now being offered through colleges, universities, and technical institutes right across Canada including BCIT in Burnaby, B.C. Over 800 people have earned the right to use the MMP designation, which is being recognized by a growing number of employers in both public and private sectors. The MMP program is also available through online conferencing in both English and French.

The program design assumes that participants manage maintenance of a relatively large-scale operation – for example, our members include Canada Post, Suncor, and the Greater Toronto Airport

Authority – so the courses may not be applicable for all members of EFMA B.C. But if you are managing physical assets at the school division level, you are likely to find the courses with their emphasis on the business aspects of managing maintenance very beneficial in your role.

In researching EFMA B.C. for preparation of this article, we asked Heather Simm, one of the EFMA B.C. education directors, whether the MMP courses would be relevant for the various EFMA B.C. certification levels. She stated that the courses would definitely be considered toward the required hours for management education training and could be considered for equivalency in the education portion of the requirements.

Regardless, she felt that the courses that she took would be valuable for any manager in the maintenance sector. If you would like further information about PEMAC or MMP, please visit the website at: www.pemac.org. b

Module 1 – An Integrated Strategy for Maintenance Management (15 hours) Module 2 – P roduction and Operations Management for the Maintenance Manager (30 hours) Module 3 – H uman Resources Management for the Maintenance Manager (30 hours) Module 4 – Financial Management for the Maintenance Manager (30 hours)

Consulting Mechanical Engineers Vancouver, BC www.jmbean.com 22

Ops Talk • Fall 2013

Module 5 – Developing and Implementing Maintenance Tactics (30 hours) Module 6 – Maintenance Work Management (30 hours) Module 7 – Computerized Maintenance Management Systems (30 hours) Module 8 – Capstone Project

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Replacing the beast

By Don Peladeau, Hydronics Consultant, Millennium Mechanical Ltd.

Fully assembled multiple modulating condensing boiler system.

Multiple modulating condensing boilers are replacing the boilers of yesterday with great success.

When it’s time to consider replacing the heating plant, there is a lot to think about; the obvious ones are the heatloss of the structure, and the designed maximum water temperature required for the heat-emitters, for starters. But there is a lot more to consider these days.

In the past, generally the old equipment was installed with redundancy in mind, so two boilers were installed, each capable of 80 to 100 per cent of the total heating load just in case (this gets very expensive when you consider the upfront costs of installation and then the ongoing maintenance costs). The boilers had a minimum operating temperature at or near the maximum operating temperature to prevent flue gas condensation in the boiler and venting system.

24

Ops Talk • Fall 2013

Sometimes the building supply water would be mixed down with the return

water to reduce the heat losses associated with pumping high-temperature water around the whole building when not needed.

Today, the main advantage with multiple modulating condensing boilers is that we can size the heating plant right in order to match the heat loss of the structure and not worry about having to double the heating plant for redundancy.

Each boiler in a modulating condensing boiler system is just one small part of the bigger system. For example, a system might consist of six modulating condensing boilers all working together to heat the building. In mild weather, the boilers will automatically modulate, stage, rotate and adjust the building supply water temperature so that the heat loss of the system is matched exact-

Assembly of a modern racking system, complete with plumbing, pumps, headers, valves, etc. – easy to assemble in a day.

“Today, the main advantage with multiple modulating condensing boilers is that we can size the heating plant right in order to match the heat loss of the structure and not worry about having to double the heating plant for redundancy.”

The “old beasts” – the boilers of yesteryear.

ly down to as low as 80,000BTU/h and up to 2,400,000BTU/h.

This is a turn-down ratio of 30:1, unmatched any other way.

With a modern building automation system, the master boiler can be given a target water temperature based on the heating requirements of the building and outdoor temperature.

The boilers will work together to meet the demands of the building.

The second advantage with multiple modulating condensing boilers is that when maintenance is required, it can be performed at any time of the year – including the middle of the heating season – as you are only working on one of six units at a time. The other five units are still humming away, meeting the demands of the building.

Another advantage to this type of system is that the boiler pumps can be the small water-lubricated ones that require no maintenance; plus, the cost to replace these pumps down the road is quite reasonable. In addition, these pumps are very electrically efficient and only run when a boiler is calling for heat.

Multiple modulating condensing boilers just make sense!

About the Author: Don Peladeau is a qualified hydronics consultant with over 30 years of experience in the institutional, commercial and residential sectors. Throughout his career he has worked in the field as a qualified gas-fitter and as a design consultant throughout B.C. b Educational Facility Managers Association of B.C. | www.efmabc.com 25

Your flooring solution: Erv Parent Co. Ltd. creating high-performance environments, one project at a time

By Jillian Mitchell

Harmonium XF2TM flooring.

26

Ops Talk • Fall 2013

Sustainability, durability, beauty and comfort underfoot – such are the guiding principles of floor-covering distributor The Erv Parent Co. Ltd. Since 1958, the family-owned company has diligently provided quality flooring solutions to the healthcare, education, institutional and commercial markets, which has, in turn, earned them a reputation as Western Canada’s leading floor-covering distributor.

Founded in Seattle by Mr. Erv Parent, the company of the same name was established in Canada in 1958 and became one of the largest commercial flooring installation company’s in British Columbia. Nonetheless, a new company direction would be introduced in 1968 that witnessed the company’s evolution into distribution.

“There’s been lots of growth since the ’60s,” acknowledges Shawn Rust, who came on with the company in 1984 to work in sales and administration.

“We now distribute commercial flooring across Western Canada and east to northern Ontario.”

Today, quality and integrity continue to govern each business interaction, says Rust of the company that distributes high-performance, resilient flooring products out of their five Canadian locations: Delta, Edmonton, Calgary, Regina, and Winnipeg.

As Rust insists, the company’s flooring solutions combine “the best in function, colour and design, environmental performance and safety.” Add to that, the Erv Parent team is always available to as-

Adore Touch click-plank.

sist clients in the selection process. It’s a win-win, says Rust.

Popular for the distributor and their clients is Tarkett iQ sheet flooring and XFTM linoleum products, Altro Safety Flooring and Walling, Mondo Rubber Commercial and Sports products, and Adore Touch click-planks, all of which come in a multitude of dynamic colours and styles and offer easy maintenance, no requirement for initial surface treatment, and a reduced use of water and detergent.

Many of the company’s British Columbia school clients prefer the Tarkett twomillimeter homogeneous sheet floors (iQ Optima, iQ Granit, Melodia and Aria, to name a few) as well as the nature-inspired Harmonium XFTM, a natural, durable floor covering made from rapidly renewable resources such as wood, cork flour, limestone and linseed oil. Mondo Rubber Sports flooring is popular in multi-purpose gymnasiums, as well.

“Most of our products are no-wax products requiring no finish or polish for the life of the floor. Many districts are starting to go this direction,” he says. “It prevents most kinds of chemicals going into the water system – and maintenance time is reduced, as all the floor needs is a scrub and dry buff.”

Recent clients’ projects include School District No. 39 (Vancouver), which opted for the Tarkett Harmonium XF and Mondo Commercial Rubber products,

Mondo Harmoni Commercial flooring.

Tarkett Optima flooring.

and School District No. 53 (OkanaganSimilkameen) with Tarkett iQ Optima and Melodia in their new high school in Oliver, to name just a couple. As Rust confirms, plans for the future include continuing their 47-year membership

with EFMA to keep up with current and prospective clients’ needs and wants.

“Joining EFMA in 1966 was the best way for us to get together with the school maintenance people in one spot,” Rust concludes. b

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Thoughts on:

Tradition

By Chuck Morris

Wikipedia tells us that a tradition is a belief or behaviour passed down within a group or society with symbolic meaning or special significance with origins in the past.

Just what is tradition?

Is it the celebration of Christmas for those who celebrate Christmas; the lighting of the Menorah during the holiday of Hanukkah; or simply going to camp during the summer break? Perhaps you have something that is a tradition to you alone! Wikipedia tells us that a tradition is a belief or behaviour passed down within a group or society with symbolic meaning or special significance with origins in the past. Certainly the Freemasons carry out traditions with origins from long ago and have been passed down for centuries. Other traditions may not be as old, but certainly could have as much significance as other, more entrenched practices.

Why is tradition important? Is it because it reminds us of where we came from? It does that, and much more! Tradition can illustrate what those in the

past were thinking, what knowledge they possessed, and maybe passed along with the custom. Tradition is also part of history, whether it is oral or an act of doing something to recognise a historical practice. That history may be connected to governance within the political sphere of running a country, a ceremonial act within an association or group – or even within a family, whereby some small act ties young and old together as one unit.

The Boy Scouts have traditions they follow and have done so since inception.

Does your family? Do you gather on Sunday for a good home-cooked Sunday dinner where everyone attends? Do you have a secret handshake with the young ones and maintain that through to adulthood? Little things such as these are good traditions to develop and maintain. They allow a connection to grow and that becomes a wonderful memory

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Ops Talk • Fall 2013

as youngsters turn into adults and that in turn is then transferred to their children in many cases.

Are there traditions within your workplace, within smaller departments or groups you generally work with? I would suggest that there probably are some traditions if you were to take a close look at it. How about the groups you belong to, such as Rotary or Kinsmen? If you belong to an association connected with your work, you may have traditions there as well, depending how it is structured or how long it has been around.

When someone casts aside tradition, what is that telling us? Is it being cast aside for valid reasons or just because it may seem superfluous and an irritant?

When casting aside tradition, one is casting aside history tied to the family or public-service group or association.

Think about those who came before you, those who honoured what was cast in place a long time ago and how they mimicked the traditional fanfare in an attempt to keep it going. To regale a tradition is to honour those who worked to achieve whatever it was they tried to achieve; to make that family better, to keep alive the method of doing things, to announce to the membership that it really is an honour to work hard for you.

That makes it worthwhile celebrating.

That makes it worthwhile keeping tradition intact. b

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Science lab safety:

How safe are we, really?

By Alan Kavanaugh, CRM, CCPI (Member NFPA)

In my previous article (Spring 2013 Ops

chemical storage room areas through-

the past. Many concerns were noted in

Talk, “IA Technology Shops: Safety by

out Western Canada.

regard to a general lack of the following:

the numbers – Lucky so Far?”), we talked

Since my last article, we have become

about safety in IA technology shops and

more involved in developing short- and

• Supervision

some of the problems and concerns that

long-term planning, risk management,

• Emergency procedures

we are experiencing in many school dis-

and loss mitigation planning for vari-

• Special concerns for chemical storage

tricts and divisions.

ous school divisions in Saskatchewan.

• Isolation of potential hazards

• Training and instruction

In this article, I will attempt to dis-

What we are seeing in science labs in

And as experienced in the past, we

cuss some of the safety concerns ex-

Saskatchewan and other areas is no dif-

are also seeing a continued acceptance,

perienced in various science labs and

ferent than what we’ve experienced in

for lack of a better word, of the status

30

Ops Talk • Fall 2013

quo, as well as an inability or lack of motivation to actually say, “Hey! That looks dangerous! Maybe we shouldn’t do that?”

Again, since 2007, we have been providing major safety/conformance audits for various school districts and divisions with regard to overall IA technology shop and science lab safety. Many school districts and divisions have been involved in the process, including in northern B.C., the Kootenay area, Vancouver Island, and Saskatchewan, with many more to come. The audits deal with the potential for injury and recommended safety practices for all IA technology shops and science labs. In the past, safety inspections have been provided for some IA tech shops and science labs but they tended to be a more direct approach to nonconforming issues, and not necessarily a full discussion of what should be provided and what is either a recommendation or a requirement based on current WorkSafeBC or OSHA regulations.

The WorkSafeBC and OSHA recommended practices and regulations are designed for “employees” of the school district.

We also have an excellent provincial resource for science labs for students called the B.C. Science Safety Resource Manual. This manual was produced in co-operation with the B.C. Ministry of Education, various school districts, staff and other organizations. You can acquire a copy of this document at http://www. bced.gov.bc.ca/irp/resdocs/scisafe/ moescisaf.pdf.

It should be noted that up until now, many of the safety concerns noted are the same in all school districts and di-

visions with regard to a general lack of documented safety policies and safety practices.

As we discussed above, the two main resources for science lab safety are the WorkSafeBC regulations and standards and the Heads Up for Safety Guidelines.

The WorkSafeBC organization is designed to provide recommendations, guidelines and regulations to ensure a safe work environment is provided for all employees in the workplace.

The primary responsible person for safety in a school based on the WorkSafeBC model would be the principal, as he or she is the direct supervisor. It is their responsibility to ensure that the workplace in which all teachers work is kept as safe as possible.

It should also be noted (as we have seen this in other industries) that just because WorkSafeBC does not carry out regular inspections of a facility does not mean that the local supervisors are off the hook. They are always responsible.

As far as students’ safety is concerned, there are many references and guidelines in the B.C. School Act, B.C. Science Safety Resource Manual and many others that state the teacher is responsible

for providing a safe learning environment for all students.

Based on the information accumulated in all our safety and conformance audits for science labs throughout Western Canada, the following areas continue to be key areas of concern: • Lack of documented training and instruction • Lack of supervision • Lack of documented emergency procedures • Special concerns for chemical storage • Lack of a standard program to address and provide isolation of potential hazards Several issues have become apparent upon completing and performing a safety conformance audit. They include the lack of documentation related to safety in the science labs and the lack of a documented plan.

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noting potential risky and hazardous operations so plans can be developed to mitigate potential for injury and subsequent losses.

The safety audits or conformance audits are designed to accumulate information on all facets of safety within the science lab environment. The audits address issues, situations, and lack of documentation that will affect staff (teachers) and students.

Areas discussed include but are not limited to developing a safety program, equipment safety, training, safety programs, PPE, emergency equipment, chemical storage, emergency planning, flammable liquid storage, corrosive substance storage, ventilation, fume hoods, eye-wash and emergency shower concerns and many, many others.

We have also put together the Science Lab Design and Safety Handbook which addresses related regulations and recommended practices from all sources, including WorkSafeBC, OSHA, B.C. School Building Manual, B.C. Science Lab Safety Resource Manual and many others.

We have seen the results of lack of safety planning in many different industries that have resulted in fires, explosions, injury, and even deaths.

Safety planning and implementation should be automatic in all workplaces.

Let’s turn the phrase “How safe are we?” into the phrase “Safety is priority”. We 32

Ops Talk • Fall 2013

should always be thinking in these terms so as to reduce injuries and subsequent losses in the future.

So in conclusion, remember the following steps: 1. Conduct a risk analysis or needs assessment. This is the “who, what, where, why, and when” section.

2. Accumulate information on your science labs (audits). The more information you have, the better informed your final decisions will become.

3. Identify all risks/hazards – this makes it easier to develop specific ways of mitigation turning hazards back into risks.

Be specific.

4. Monitor your progress; make changes if needed.

Stay informed; many changes take place on a regular basis with regard to safety equipment, facility safety, as well as the needs for continued maintenance and repair procedures for existing facilities.

Get involved or take part in standard development, especially those standards that apply directly to science labs and their related equipment and ­operations.

Talk to risk management professionals, people in your industry, other teachers, staff and various other organizations.

Someone may have tried an idea already that you are thinking about using.

Remember: the developing of the system (plan) should take the most time.

Many people jump right into the haz-

ard mitigation section before accumulating all the information needed. Stay the course, continue to note potential hazardous situations, and develop ways and means of reducing exposure. By doing this, you will place yourself ahead of potential lawsuits and injuries. And the discussion of avoiding or cancelling an activity will never have to take place.

On another note: we will be at the next EFMA conference in Penticton, B.C. in 2014. We have been asked to provide several workshops on IA technology shops and science lab safety. I look forward to touching base with all of you at the conference.

Until then, if you have any questions or comments regarding this article, please feel free to contact me at any time: alan.kavanaugh@suncorpvaluations.com Cell: 250-612-1935, Office: 604-689-2099 About the Author: Alan Kavanaugh, senior loss control consultant with Suncorp Valuations, has provided risk management services to school districts, municipalities, industry, and government operations for over 26 years. He has developed a set of training programs, workshops, and safety-related audits to help all organizations accumulate and prioritize information and develop shortand long-term compliance plans. Alan is based out of Prince George, B.C. but provides services throughout Western Canada. b

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This minimizess the number of mechanical keys issued • PIN codes easily lyy added or deleted right g at the door • Cylindrical, mortise, mo ortise, and exit trim chassis options available available

Lockers

Washroom Partitions

High H Security Padlocks Pad Pad

McGregor Hardware Distribution (MHD) sells commercial locks, wood or metal doors, frames and toilet partitions. MHD inventories all Ingersoll-Rand brands such as Schlage, Von Duprin, LCN, Glynn Johnson, and Ives. MHD is also a full line Abus and Master/American wholesaler for all your padlock needs. Our service and reliability is legendary and has made MHD one of the best hardware wholesalers in Canada.

Power Operators

Exit Device

c/w power supply

New Vernon Secondary School a hit with students, teachers, and school district personnel

By Stuart Kamstra, Capital Projects Supervisor, School District No. 22

School District No. 22 had waited patiently for the replacement Vernon Secondary School (VSS) project to have the funding approved by the Ministry.

Over 12 years of work into feasibility studies, budgets, and design concepts finally paid off and the LEED Gold project moved to the construction phase in late 2010. It was well worth the wait. The new school – the largest in the district – the “Pride on the Hill” as displayed on the school’s exterior sign, has been described as the flagship of the district.

Our district maintenance manager was a key performer who ensured that 34

Ops Talk • Fall 2013

our district standards were met and matched our strategic and operational plans. Our district standards were created from many years of experience operating our school facilities, and take into consideration our labour force skill-set, methods of construction, maintenancefriendly products, flexibility, and costeffectiveness. Standards for the project were set initially at the design stage, and as construction progressed we had to reinforce these practices as they were not fully embraced at times. Keeping all parties focused on the big picture of longterm maintenance and meeting our dis-

trict standards was a big challenge that we had to meet on the project.

The project scope included construction of a brand-new replacement secondary school on the existing school property adjacent to the current school, which remained active until the new school was ready to be occupied. Demolition of the original school was included in the contract works; it was completed after the new school was occupied and before the teachers’ parking, geothermal field and play fields could be finished.

The new Vernon Secondary is a threestorey, 10,358-square-metre school that

Early construction photo of the new facility, taken at the same angle as the photo of the completed school.

has been designed to LEED Gold standards. It includes 19 classrooms, six science rooms, two art rooms, an auto shop and two wood shops, a drama theatre, teaching cafeteria, foods and textiles rooms, weight room and gymnasium, library, administration offices, and a multipurpose space – plus a 4,564-squaremetre basement. It will have two full-size sports fields, outside basketball courts, a second upper field, a bus loop, and parking for students, visitors and teachers.

Pre-construction excavation was chosen on this project for a few reasons.

The initial investigation and test pits that were taken of the soils beneath the proposed building footprint indicated that there was an active zone of clay that would have to be removed, and aerial photos of the site showed a number of gullies that ran through the property be-

fore the site was filled in, when the initial school was built. The work involved removing the active clay zone and replacing this area with structurally suitable material.

The inactive clay was located up to 17 feet deep. Removal of the clay was able to be completed under the direction of the geotechnical and civil engineers as the main building construction drawings were being completed and put out to tender. This put the project three months ahead of schedule. The over-excavation reduced the risk of extending the contract duration and accumulating additional costs to the project if this scope was completed with the general contractor. The decision also was beneficial as the project took advantage of cost-savings by tendering the earthworks separately, which gave the winning contractor an opportunity to

combine an existing project with the site preparation.

The project structure is composed of a number of building materials. The foundation and basement walls are castin-place concrete and the basement floor is slab on grade. The main threestorey structure and the gymnasium are constructed of steel columns and steel beams and the main level floor is suspended concrete slabs. The second and third floor levels of the building are built with steel joists supporting a Q deck and poured concrete floor assembly.

The walls are mostly built with steel-stud construction but the shops and arts wing is made of structural masonry block. The roof structure in the shops and arts areas are Glulam beams in place of the open-web steel joists that are in place for all other areas. The entire facility is constructed with metal roof decking and

Educational Facility Managers Association of B.C. | www.efmabc.com 35

North elevation of new Vernon Secondary School.

a two-ply membrane roofing assembly.

much of the building’s upper areas have

The exterior is finished with painted

galvanized corrugated metal panels ap-

masonry block veneer at the lower lev-

plied as the finish. The multipurpose

els, and full height in some areas, but

common space and the library each fea-

Demolition of the original school.

36

Ops Talk • Fall 2013

ture full-height glass curtainwalls that act as both architectural features and thermal barriers for the school.

The building envelope is sealed with spray insulation for thermal resistance; the air barrier works in conjunction with the masonry and metal panel finishes.

The exterior windows are double-sealed, argon-filled units, with low-E glass properties that reduce energy transfer by reflecting and absorbing light and heat energy. The roof is a two-ply membrane roofing system over the roof insulation, recovery board, and metal roof decking and joists. The roof is white and has high solar reflectivity properties to reduce the heat island effect.

The mechanical system is designed based on the horizontal geothermal system, which extracts energy from the earth beneath the sports fields. The main heating and cooling is provided through heat pumps that take fresh air from outside and pass it through the

PROJECT TEAM Owner:

School District No. 22 (Vernon) Architect:

MQN Architects Mechanical Engineer:

Poole & Associates Ltd. Electrical Engineer:

Falcon Engineering Ltd. Drama theatre.

Structural Engineer:

R&A Engineering Ltd. Civil Engineer:

CTQ Consultants Ltd. Geotechnical Engineer:

Calibre Engineering Ltd. Phase 1 Civil Contractor:

Okanagan Excavating Ltd. Heat pump bank.

General Contractor:

Boiler system.

heat pumps before distributing air into the rooms. The geothermal energy is absorbed in the heat pump coils and is used to either heat or cool the air as it is distributed. The heating and cooling system is supported by gas boilers, air handling units, a heat recovery unit, and a cooling tower.

The demolition and hazardous abatement component was a high risk for additional unknown costs; a contingency had been set aside with a value based on experience from Coldstream and JL Crowe demolition works. The hazards were continuously monitored with Peak Environmental Ltd. and information shared with the demolition contractor, Napp Enterprises, to address asbestos, lead, vermiculite, mercury, air quality, acid waste, hydrocarbons and soils.

Materials such as copper, steel, wood flooring, cabinets, pipe, windows, wood beams, doors, hardware, wiring, fixtures,

Yellowridge Construction Ltd.

brick, concrete and wood waste were all recycled or reused to reduce the environmental impact.

School District 22 workforces constructed and commissioned a number of items for this school project. The electrical scope of work included the installation of the fire alarm system, intrusion alarm system, CCTV camera system, PA and clock system, ceiling-mounted projectors and screens. The carpentry works included building teachers’ desks, adding many millwork components, and installing fencing, basketball courts and goal posts, benches, tables, bollards, and bike racks on the school grounds.

In order to reduce the burden on the project budget, School District No. 22 self-managed scopes of work within the project – scopes of work that typically incur supervision costs, general condition costs, and fees when processed through the general contractor. The two main

items to date are offsite development works and landscaping. Negotiating better pricing on construction change orders, new school equipment and materials has saved costs on the project budget.

Fresh from their December break, students welcomed the opportunity to begin the 2013 New Year with their studies and school activities in the new facility. Energy-efficiency and maintenance-friendliness are building aspects that are not immediately observable but this school definitely has both of those features. Open-concept, architecturally pleasing design and layout, excellent air quality, natural lighting, social space and new technology were immediately identified as “sick” by some students and “great” by many staff members the first day back. b

Educational Facility Managers Association of B.C. | www.efmabc.com 37

Modern PURAIR®

cleans up local schools Modern PURAIR® (MPA) is working in five school districts across B.C. Why so many? Because schools represent a significant health risk to our children. Many schools have outdated HVAC systems, and the dirty coils in their heat pumps and air conditioners are a serious health concern.

Modern PURAIR® provides Indoor Air Quality testing, along with HVAC equipment evaluation, coil cleaning and filter maintenance – all with a 30-day moneyback guarantee.

Modern PURAIR® has fifteen locations in British Columbia and Alberta.

If HVAC coils aren’t kept clean (and four out of five technicians don’t actually know how to clean coils properly), you can expect: • Higher than necessary electric bills • Excessive and unnecessary repair bills • Premature component failure

• Lack of humidity removal (which can result in serious respiratory issues) • Compressor failures, and • Loss of cooling capacity The financial consequences, although secondary, are also considerable.

Most modern air conditioners are designed to operate within much smaller tolerances than they did 20 years ago.

With emphasis being placed on higher operating efficiencies (known as S.E.E.R. or E.E.R.), air conditioners are being asked to deliver the maximum amount of work for the least amount of electrical consumption.

Therefore, any field conditions that cause deviations from optimum operation can have a detrimental effect on the performance and life of a unit.

If you expect your air conditioner to perform reliably for years to come, a small investment in preventative mainte-

nance pays for itself through lower electric bills, repair costs and replacement expenditures.

When components like coils are exceptionally dirty, motors and compressors have to work harder to deliver cool air to the facility. This directly affects your electric bill at each location. The added workload results in higher current draw to operate the motor and the compressor.

Additionally, when a motor or compressor has to work harder, it is also more likely to fail.

Any restrictions caused by dirty coils place stress on all of the components in the refrigeration cycle. The compressor removes heat and humidity from the air by pumping refrigerant through the evaporator and condenser coils. The air is also cleaned as it passes through the filter media within the unit. If the coils are dirty, airflow is restricted and the coils cannot effectively dissipate heat and remove humidity. This causes “stress” on the system, especially the compressor.

“People don’t realize that without proper maintenance, they’re spending way more money in the long run,” says MPA’s co-founder Lane Martin. “We’re actually 20 to 40 per cent below our competitor’s pricing.”

HVAC Coil Cleaning Procedures: 1.

Pictures are taken of the RTU unit number and the coils.

2. The disconnect is turned off and trash and debris are removed from the unit and surrounding area. Condensers are then PURAIR™ washed, starting in the opposite direction of the airflow to prevent pushing obstructions 38

Ops Talk • Fall 2013

RAIR Whyr SchPoU ol District

®

fo HVAC and Coil Cleaning?

• W estern Canada’s Largest School District HVAC and Coil Cleaning Service Provider.

• O ver 70 Years of combined professional cleaning experience.

• N ADCA® Certified PURAIR® Technicians, and standard 5,000,000 Commercial Liability Insurance.

• S chool Purchaser friendly paperless invoicing systems for fast turnaround.

• P URAIR® Exclusive Trademarked Cleaning System for accountability.

• L ive PURAIR® Customer Service Agents for immediate response during business hours, and 24/7 emergency response.

• T he PURAIR® way – our industry leading 30 day satisfaction guarantee.

• P URAIR® Portable Technology – No Security Risks, No Noise Bylaws, and the LOWEST CARBON footprint for cleaning.

• T he Largest NADCA® Certified company in Western Canada.

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deeper into the coil. The coils must be washed from both directions (continuing until exiting water is clear).

3. A 90-degree tip will be used in order to protect the coils (all coils need to be cleaned at a perpendicular angle or directly facing the coil).

4. Condenser coils that have extreme lint and dust accumulation are cleaned first with our PURCURx™ contact cleaning system.

5. Cleaning solutions used are all biodegradable, approved for use in occupied space, noncorrosive, and leave as minimal residue as possible.

6. Compressed air must be used where water might be hazardous. Using compressed air would apply to any unit where control power or any other power outside the unit disconnect is a concern.

7. When cleaning the evaporator coil, a plastic panel is placed inside the unit and a vacuum is used if necessary to

ensure that water does not enter the return duct or the building.

8. All screws in panels or doors are installed and lost screws are replaced.

The technician uses No. 10 x 3/4, 5/16 self-tapping screws. If the screws are stripped out, No. 12 oversized screws are used to secure panel or door.

9. The base pan (floor) area is washed as many compartments as possible.

Dirt and debris are also washed off the RTU exterior and away from the unit. All debris and trash from the area around the rooftop units are removed.

10. An evaluation of each unit is done at the time the coil cleaning service is performed.

11.

After the evaluation is performed, each location will have an assessment report of each unit. The report will include a photograph of each unit. Additional photos will be taken of the issues listed below and of any other problems found:

• Excessive dirt or clogged condenser coils • Excessive dirt or clogged evaporator coils • Loose belt • Freon leak • Drain line or P-trap problem • Drain pan (clogged, leaking, or not sloping – no fall or pitch) • Visual wire or contactor problem • Frozen coil • Filter problem (improper size, fit, or bypass) • Condenser coil hail damage • Dead unit 12. If the unit is not operational, the appropriate contact for that location will be notified. Anything not critical may remain in the assessment report.

For further MPA information, or to find out if there’s an MPA franchise in your area, please visit www.moderpurair.com. b

Burnaby (Head Office)

Vancouver

Langley

Phone: (604) 435-1313

Phone: (604) 872-7521

Phone: (604) 539-2290

3958 Myrtle Street Burnaby, BC V5C 4G2

Fax: (604) 435-7677 Email: bursales@rsl.ca

South Burnaby 8028 North Fraser Way Burnaby, BC V5J 0E1

Phone: (604) 434-5075 Fax: (604) 454-5073 Email: sbursales@rsl.ca

132 West 2nd Avenue Vancouver, BC V5Y 1C2 Fax: (604) 872-7460 Email: vansales@rsl.ca

#102 – 6375 202nd Street Langley, BC V2Y 1N1 Fax: (604) 539-2295 Email: lansales@rsl.ca

Coquitlam

Victoria

Phone: (604) 944-0441

Phone: (250) 475-6055

2394 Canoe Ave Coquitlam, BC V3K 6C2

524E Culduthel Road Victoria, BC V8Z 1G1

Fax: (604) 944-0450 Email: coqsales@rsl.ca

Fax: (250) 475-1985 Email: vicsales@rsl.ca

Kelowna

1885 Baron Road Kelowna, BC V1X 6W2

Phone: (250) 763-3114 Fax: (250) 861-1546 Email: kelsales@rsl.ca

Distributing Refrigeration, Air-Conditioning, and Heating Parts and Equipment to the HVAC and Refrigeration Trade.

40

Ops Talk • Fall 2013

LEED™

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Looking to improve the energy efficiency in your school district?

Let the Internet-connected products from Reliable Controls® help you do the math. We deliver high performance energy management and control systems for school districts all across Canada.

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www.reliablecontrols.com

TRANSPORTATION

The Association of School Transportation Services of British Columbia

“Your Child’s Safety Is Our Business”

Message from ASTSBC President

Robyn Stephenson I am very pleased for the opportunity to share with Ops Talk magazine readers the exciting work being done by the ASTSBC. Our members continue to safely and effectively manage and contribute to the delivery of the most precious cargo transported in British Columbia: our future, our children. We come together annually to improve our skills and knowl-

edge and to network with one another on best practices and new ideas to improve safety and to increase effectiveness and efficiency. Working together we help to maintain the prestigious title of “The Safest Mode of Ground Transportation” – the black and yellow school bus.

Some of the highlights offered at the July 2013 conference were:

• NAPT: Managing Human Resources: A must for transportation professionals with human resources responsibilities.

• Software solutions: Educational presentations from Transfinder, Edulog, Tyler Versatrans, and Zonar.

• D250: Update on new D250 regulations.

• STSBC Annual Trade Show.

• Two action-packed days of School Bus Technician Training from Allison Transmission training to wheelchair-lift maintenance.

We look forward to providing another high-caliber agenda at the upcoming conference in 2014.

I gratefully must say that this association has provided me personally with networking, training, and mentoring and has also given me some of the important tools I need to successfully manage a school transportation system. I am happy to be giving back to ASTSBC members in the role of president this year.

We are proud to honour ASTSBC School Bus Driver of the Year from School District No. 23 (Central Okanagan) – Mr. Robert “Bob” Prettie, a 33-year accidentfree school bus driver. Congratulations to Bob and to School District No. 23.

Mr. Frank Marasco, serving our association as past president this year, is involved on many committees as a representative from the ASTSBC and offers the following updates from those committees.

Robyn Stephenson ASTSBC President b 42

Ops Talk • Fall 2013

TRANSPORTATION

The Association of School Transportation Services of British Columbia

“Your Child’s Safety Is Our Business”

Message from ASTSBC Past President

Frank Marasco It has been an exciting summer and fall working on various projects on behalf of the ASTSBC, including the Ministry of Education’s Service Delivery Project, CSA D-250 (Canadian construction standards for school buses), Motor Carrier Passenger Council of Canada, and our very own RFSO (provincial school bus purchase program).

The most exciting of these is the RFSO. We have just closed the third annual request for standing offer, and by the time this article goes to print, districts will have received the details of their approvals and the new purchase process. With the proceeds the ASTSBC receives from administering this program, we are well on the way with the development of best ShutterShade_Ad.qxd_ShutterShade_Ad.qxd practices standards and operating proce-

dures for school bus operations in B.C. This coming year, we will also be launching our very own professional development and certification program for school transportation; this will be launched at our annual conference in Richmond, B.C. on July 8th, 2014.

The third project moving ahead is an annual scholarship for commercial transport mechanics in B.C. Candidates will receive money for each year of their apprenticeship through the four years to complete it.

Along with these major projects, we have also had great success in supporting training events at our annual conference each year and will continue to do so.

The CSA D-250 committee continues 12to work on more new safety improve-

ments to the safest over-the-road vehicle in Canada, the black and yellow school bus.

The B.C. Ministries Service Delivery Project is making headway on providing a number of recommendations for districts and government to share services, including the new Tire Purchase Program the ASTSBC is preparing to launch in the spring.

It is an exciting time in school transportation in British Columbia. I feel privileged and honoured to be a part of it. If you would like further information on any of our programs, please contact us at info@astsbc.org.

Frank Marasco

ASTSBC Past President b

Training Program Professional Development Series

Student Transportation Orientation NAPT 101 Association of School Transportation Services of British Columbia Developed by

Educational Facility Managers Association of B.C. | www.efmabc.com 43

TRANSPORTATION

Western Bus can help with your district’s school bus repairs

Final stage of repair: all painting and decal work are completed.

Vehicle in repair bay and the damaged parts begin to be removed.

Western Bus Parts & Service Ltd. has been repairing and servicing buses in Vancouver for over 30 years. Our 40,000-squarefoot state-of-the-art facility includes 22 repair bays, three paint booths and a complete mechanical service centre.

During the summer of 2010, our facility accommodated more than 30 school buses; several were repairs as a result of major motor-vehicle accident damage. Many buses were brought in for minor exterior and interior work, including custom seat upholstery. Provincial safety inspections, federal import inspections and all types of mechanical repairs were completed on numerous school buses.

Because most highway and transit coaches are rear-engine equipped, front-end accident damage to a Blue Bird frontengine school bus can be an interesting repair. The following is an example of a front end hit and the different stages of the repair:

Engine is removed and sent to Caterpillar for dyno-testing.

44

Ops Talk • Fall 2013

1) Vehicle in repair bay and the damaged parts begin to be removed.

2) Engine is removed and sent to Caterpillar for dyno-testing.

3) Entire front-end of coach is removed and framing repairs are done.

4) New body parts are installed, fabricated and modified as required.

5) Final stage of repair: all painting and decal work are completed.

Whether your school bus has been in a major motor-vehicle accident, engine fire, vandalized, needs updating or simply a provincial safety inspection, Western Bus Parts & Service’s team of 25 experienced technicians, specialized equipment and extensive stock of new, used and custom-fabricated parts will meet any repair requirement.

For more information, please call 604-980-4844 or email info@westernbus.ca. b

Entire front-end of coach is removed and framing repairs are done.

New body parts are installed, fabricated and modified as required.

Pipe Freezing 101

Eliminate downtime, save money, and help the environment “We had a leak on a hot water return pipe and did not want to drain the system.

By freezing the pipe, we were able to make repairs and have the system back up and running within one hour. Great service, fast and reliable.” ~ Newton Rajapakse – Chief Engineer, Terminal City Club Vancouver

Why do frozen pipes burst in winter?

In winter ice forms inside the pipe and grows along the pipe when valves are closed tight. The ice expanding along the pipe presses against the water between the ice plug and the closed valve.

Unlike air, water will not compress and so the pressure in the pipe rises. The ice continues to grow and press on the trapped water until the water pressure inside the pipe exceeds the pressurerating of the pipe and it bursts. In fact, it is water pressure that damages the pipe and not the ice.

This fact is proven in the case where a faucet is left dripping. The pipe may still freeze in winter but it will not burst. This is because the water is not trapped and so an increase in pressure does not occur. The drip from the tap is relieving any potential build-up of pressure.

In reality, however, a dripping tap may not save your pipes. Due to the uncontrolled nature of the freezing, there may be several pockets of trapped water which will cause damaging pressureincreases in multiple areas of the system.

What is controlled pipe freezing?

Typically a containment unit is attached to the pipe and a refrigerant is passed through it. The freeze kit will uti46

Ops Talk • Fall 2013

“We had a dripping valve on an air-conditioning system in the middle of summer. Our option of shutting down the system, draining thousands of gallons of chemicals and spending the next few months purging air from the pipes was going to cost us many thousands of dollars. The inconvenience to the tenants in the building would have been substantial. By employing a pipe-freezing contractor, our A/C pump was turned off for one hour, a new valve installed, the pipe was defrosted and the pump turned back on. This option cost our building $300 for the freeze and $200 for the plumbing – $500, instead of $5,000, and zero inconvenience!” ~ Colliers International, Vancouver.

By employing a pipe-freezing contractor, our A/C pump was turned off for one hour, a new valve installed, the pipe was defrosted and the pump turned back on. This option cost our building $300 for the freeze and $200 for the plumbing – $500, instead of $5,000, and zero inconvenience!” ~ Colliers International, Vancouver

NO MORE SHUTDOWNS Don’t Drain it, Freeze it! www.nitropipefreeze.com | 778.321.2653 lize refrigerant such as R2, CO2 or LN2 (liquid nitrogen).

The freezing occurs only at the points of contact with the refrigerant, and precautions are taken when freezing close to dead-ends or a second freeze plug. Pressure-relief measures are carried out so that the ice can continue to form without increasing the pressure within the pipe.

With no outward expansion on the pipe, a stress-free plug is formed. Work can now be carried out with complete confidence. The freeze plug is maintained during the work and acts as a de facto shut-off valve during this time. On completion of the work, the freeze is defrosted and the system is returned to normal.

“We had a dripping valve on an air-conditioning system in the middle of summer. Our option of shutting down the system, draining thousands of gallons of chemicals and spending the next few months purging air from the pipes was going to cost us many thousands of dollars. The inconvenience to the tenants in the building would have been substantial.

Trusted By:

On-Site Service in BC since 2009

Educational Facility Managers Association of B.C. | www.efmabc.com 47

Photos courtesy of Nitro Pipe Freeze Inc.

Which pipe freezing system is the best?

There are three main types: 1.

Refrigerant machine available in a packaged unit that will freeze pipes up to two inches and get the pipes down to approximately -30 Celsius. Advantages: Plug and play, very easy and portable. Disadvantages: Very limited capabilities. It loses its freezing power over time. It needs a power outlet.

2. CO2 unit can get down to -70 Celsius and requires pressurised CO2 gas cylinders. Advantages: Much colder than a machine and has the ability to freeze larger diameter pipes. Disadvantages: CO2 is a toxic gas. The equipment is bulky and has limited capabilities 3.

Cryogenic pipe-freezing. A specialised trade service using liquid nitrogen creates super-chilled freeze plugs good to -200 Celsius. Advantages: Faster, safer, better. Disadvantages: Specialised service and therefore one needs to hire a contractor.

Is pipe-freezing a trusted alternative to draining a building?

The answer to this question lies in the chosen pipe-freezing system. CO2 and 48

Ops Talk • Fall 2013

refrigerant machines are not the best method as there are many limitations and safety issues. For example, pipes containing some heat or chemicals or where there is flow present cannot be frozen effectively. With CO2 freezing on larger pipes, safety concerns arise due to a large build-up of gas over prolonged freeze times.

These types of freeze kits are usually operated by the same pipe trade professional who is carrying out the maintenance work. The inherent risks associated with these systems are amplified by the fact that these personnel are relatively inexperienced with potentially hazardous freezing situations.

On the other hand, liquid nitrogen pipe-freezing is the trusted alternative and has been worldwide for more than 40 years.

With this type of cryogenic pipe-freezing, pipes of any size can be frozen much more rapidly, safely and without the limitations of using a kit. Specialised liquid nitrogen pipe-freezing contractors are brought in to carry out the work. They are accustomed to the safe handling of liquid nitrogen and employ safe pipefreezing practices through years of training and experience.

This is the oldest type of pipe-freezing – and still the best. The first liquid nitrogen pipe-freezing company began in England in the 1970s. Since then, millions of pipes around the world have been safely isolated with this process.

LN2 is inherently safe, nontoxic, nonflammable and has vastly superior freezing capabilities. Almost any liquid in almost any size pipe can be frozen in this way.

“Our customers are looking to save money, save time and reduce or eliminate the inconvenience to the building occupants during essential maintenance work. If we can help them to do that, then we have done our job,” says Matt Farrell of Vancouver-based cryogenic pipefreezing contractor Nitro Pipe Freeze.

Farrell established Nitro Pipe Freeze in 2009. Originally from London, England, he recognised the need for a dedicated pipe-freezing contractor in B.C. A qualified plumber and gasfitter, Farrell has extensive cryogenic pipe freezing experience and has frozen pipes in Australia, Canada, and the U.K. For more information on pipe-freezing, please contact Matt@nitropipefreeze.com or call 778-321-2653. b

Create safer school environments with

Talius security solutions

Broken windows, glass-covered floors and stolen property can cause expensive replacement and increased operating costs for educational facility officials.

Vandalism, break-ins, and theft can also result in declining employee and student morale. You can prevent this from happening at your schools: Talius has the solutions that are right for you.

For over 30 years, Talius has been providing educational facility officials throughout Canada with innovative security solutions that work. By offering innovative, durable and high-quality products designed to withstand vandalism and forced entry, Talius has earned the reputation of being the trusted leader in school security that will save you time and money and deter the negative consequences of property crime. In fact, Talius’s rollshutters and Vandal Panels are the most secure products on the market and have been installed on over 500 schools to provide them with security and peace-of-mind against the negative consequences of property crimes during non-operating hours.

Talius’s rollshutters and Vandal Panels are designed to: • Prevent glass breakage • Deter vandalism

• Lower maintenance and energy costs • Provide unobstructed views during school hours Designed to protect against glass breakage, vandalism, break-ins, and theft, Talius’s rollshutters and vandal panels reduce maintenance, security, and energy costs. Manufactured from roll-formed aluminum with a super-hard resin core, Talius’s rollshutters provide complete protection during non-school hours and retract completely during school hours. Talius’s Vandal Panels are an innovative way to prevent vandalism and break-ins without obstructing natural daylight. Strong and durable, Vandal Panels are custom-made from perforated aluminum and designed to harmonize with your property. Vandal panels are ideal for door lights, side lights, and transom windows.

Talius’s greatest strength is working closely with you to devise effective approaches tailoured to suit your needs.

Our knowledgeable and friendly sales team will listen to you and communicate your unique requirements to our production team and certified engineer to ensure that you will receive the quality and service that you deserve.

Relationships with Talius transcend

the normal supply and install mantra.

Our goal is to nurture a lasting relationship that will simplify your experience with our company throughout the entire process, from specification to installation, and we have taken the appropriate steps to make this process simple yet effective.

Our experience in dealing with school districts, architects, and contractors has effectively prepared us to handle any size of project, using a comprehensive customer intimate process which ensures your unique requirements are met from start to finish as we define your requirements, provide you with proper specifications, ensure proper implementation and installation and offer superior after-sales service and support.

Don’t let vandalism and break-ins compromise your school’s security and ruin the experience for your staff and students. Let Talius provide you with the best service and highest quality products to secure your schools from breakins and vandalism. Contact us today at 800-665-5550 for a free, no-obligation estimate. b

Educational Facility Managers Association of B.C. | www.efmabc.com 49

MAXAIR:

Bringing fresh air to the minds of the future ventilation rates.3 Our systems offer a maximum 3,000 CFM with our fresh-air economizer and comply with current ASHRAE standards.

MAXAIR offers higher efficiency MERV filters (8-13) which can trap almost everything from mould spores to droplet nuclei (from sneezes). MERV filters act as efficiently as HEPA filters and reduce the amount of contaminants in the air, leading to a healthier student population. The filters require minimal maintenance. Good indoor air quality reduces the symptoms of asthma and allergies, especially in children.

Woodward Hill Elementary in School District No. 36.

Our children are important to both us and the future, as is their education and health. MAXAIR realizes this and has worked with educational facilities for over 10 years to ensure that our children have a learning environment that is comfortable, clean and quiet.

Comfortable A key part of comfort is temperature.

If a room is too cold, or too warm, then obviously there will be discomfort. Uncomfortable students have a lower attention span which directly affects their test scores.

A study done at the Westview High School, in Portland, Oregon1, indicated that room temperature has a direct impact on student attention-spans. Students who were too warm or too cold scored an average of 16 per cent less on tests than those who were in a climatecontrolled room.

MAXAIR HVAC equipment is customdesigned to fit in both new and retrofit50

Ops Talk • Fall 2013

ted schools. The MAXAIR unit ventilators have the smallest footprint in the industry, making it easy to adapt units for all classroom sizes. This means that schools with space issues have the opportunity to enhance the learning environment in portable classrooms. The equipment takes up minimal space while providing maximum environmental control. We also offer humidity control that helps improve classroom comfort.

Clean Substandard ventilation can cause serious health problems for children. Many schools ventilation rates are well below the recommended levels. Adequate ventilation in the classroom will lower absentee rates and reduce the transmission of disease. As a result student performance will also improve.2 A 2006 study showed that students in classrooms with a higher fresh-air rate scored an average of 14.5 per cent higher than those in classrooms with lower

Quiet There have been many studies done which show that a quieter classroom leads to higher scholastic achievement.

All the studies have shown that excessive background noise interferes with communication and learning.

In many classrooms, the HVAC produces up to 65dBA, which is the same volume as a teacher's voice one metre away. Children who sit further than one metre away will hear the HVAC noise better than the lesson.4 Teachers who attempt to be heard above the ambient HVAC noise frequently experience vocal stress and fatigue.5 MAXAIR unit ventilators are specifically designed for applications where low sound-levels are required. Unit classroom acoustics standard ANSI S12.60-2002 specifies that noise levels in core learning spaces should not exceed 35 dBA throughout the room. We have achieved the quietest unit ventilator with a rating of less than NC 30 at two feet away.

Cost-savings MAXAIR unit ventilators are perfect replacements for inefficient units with bad filtration. The old units have high operational cost while offering poor climate control – and even worse air circulation.

Our standard units include insulated piping and cabinets with the newest generation of high-efficiency, ECM motors. An ECM Motor saves up to 70 per cent of the operating cost over a PSC motor.6 System efficiency is further optimized by the control sequence of operations, all of which add up to operational efficiency, reduced operating costs, and savings for the educational facility.

Energy-efficient The students are not the only ones to benefit. MAXAIR HVAC units offer energy-savings, quiet operation, and improved ventilation. All of this provides a broad range of benefits that work to everyone's advantage: • Fewer sick calls from students and staff • Improved student performance

MAXAIR installations in over 70 per cent of B.C. school districts.

• Reduction in heating and cooling costs Whether it's a new facility or a retro-

up minimal space while meeting or exceeding your HVAC requirements.

fitted one, we can custom-design units that will fit in any size classroom. Our units are aesthetically pleasing and take

Proven Track Record We have a proven record with unit placements in 70 per cent of B.C. school districts. Woodward Hill Elementary (WWH), in SD No. 36, was the first project to use our MAXAIR down-flow displacement ventilators. This new school installation included 15 ventilators tied to a geothermal system.

MAXAIR is a privately owned Canadian company operated in Coquitlam, B.C. Our products are built to meet the highest standards and are tested prior to shipment. MAXAIR unit ventilators are specifically designed for educational facilities. We want to ensure that our children have a clean, comfortable learning environment and bring fresh air to the

Woodward Hill Elementary in School District No. 36.

minds of the future. b

References: 1. Josean Perez, Julio Montano and Jose Perez.(n.d.) Healthy schools as a learning tool, Healthy Schools, retrieved Sept 6, 2013 from http://healthyschools.cefpi.org.

2. EPA. November 2012. Student Health and Academic Performance Quick Reference Guide, retrieved Sept. 6, 2013, from http://www.epa.gov.

3. Shaughnessy, R.J., et al. 2006. Indoor Air 16(6): 465-468.

4. Peggy B. Nelson. February 2003. Sound in the Classroom: Why Children Need Quiet, ASHRAE Journal, page 24.

5. Smith E., et al. 1998. Frequency of voice problems among teachers and other occupations, Journal of Voice 12:480–488.

6. ECM vs. PSC Motors, Copyright 2007, American Society of Heating, Refrigerating, and Air-Conditioning Engineers, Inc. page11.

Educational Facility Managers Association of B.C. | www.efmabc.com 51

HTP ModCon boilers “At 94 per cent high-efficiency, the ModCon boiler is guaranteed to save fuel while providing reliability.”

The HTP ModCon hydronic heating boiler, available in both 500,000 and 850,000BTU input, utilizes a high-grade modulating burner that operates at a 5-to-1 turndown ratio. At 94 per cent high-efficiency, the ModCon boiler is guaranteed to save fuel while providing reliability. The robust steel frame allows the units to be double-stacked, enabling you to fit a highoutput system in a small footprint. With a built-in sequencer to cascade up to eight boilers, the ModCon is suitable for any commercial application. b

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Ops Talk • Fall 2013

FDK PROJECTS

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IRC Building Sciences Group –

committed to providing clients with cost-effective solutions IRC Building Sciences Group (IRC Group) was originally established in 1983 as industrial roof consultants and operated out of a small office in Ajax, Ontario. From our humble beginnings as one of Ontario’s first roofing and waterproofing consulting firms, IRC Group has grown into one of the most respected building envelope engineering firms in Canada.

In 1992, IRC Group moved to larger offices in Mississauga and expanded our core professional service offerings to include building envelope engineering to our existing and growing client list throughout Ontario. In 1995, IRC Group opened its Calgary, Alberta office to provide expanded coverage and continued professional services to our growing national client base. The following year, IRC Group incorporated

54

Ops Talk • Fall 2013

as IRC Building Sciences Group Inc. This was followed in 1998 by the purchase of Batten Sears & Associates and provided the vehicle for expansion of two new IRC Group offices in Ottawa and London, Ontario.

We grew again in 2002 with the opening of our Vancouver office – again in response to our growing list of satisfied national clients, and to accommodate several projects for which we were asked to provide professional services in British Columbia.

Over the years, we had worked with several specialty subconsulting engineering firms, including McCavour Engineering, which provided us with structural engineering services for many of our projects. In 2007, IRC Group purchased McCavour

Engineering in order to expand our core professional services to include structural engineering as well as building envelope engineering and roof consulting.

We celebrated our 25th anniversary in 2008 and continued to grow with new offices opening in Windsor, Ontario in 2009, Montreal, Quebec in 2010 and most recently our eastern most office was opened in Halifax, Nova Scotia in 2013.

IRC Group is proud of its history of ever-growing professional services and now provides services in the following core disciplines: • Building envelope engineering • Roofing consulting • Structural engineering • Pavement consulting • Mechanical engineering • Sustainable solutions IRC Group has remained independent throughout the years.

This philosophy has earned us the trust of building owners and managers alike. Our clients can be assured that IRC Group’s professional opinion and approach is unbiased and in their best interests.

IRC Group promotes designs that support Canada Green Building Council’s LEED program. In order to receive credits toward certification, LEED requires that products be extracted, processed, and manufactured within a 500-mile radius of the construction site. The use of such materials promotes local industry, which in turn benefits the entire provincial economy

through the economic multiplier effect.

IRC Group has provided condition assessments, design and specification and quality observation services across Canada over the past 30 years. We have been entrusted with some of this country’s most recognized and treasured historic structures. These heritage structures include The Church of Our Lady in Guelph; Brantford City Hall; various historic buildings at the University of Toronto; Confederation and Centre Block buildings; Parliament Hill; and St. Andrew’s Church and Tower in Ottawa, Ontario.

Our services have provided value to the our clients throughout Canada by designing and specifying quality, energy-efficient and sustainable building envelope solutions and ensuring their execution for new and renovated building inventory.

We have designed building solutions that qualify for rebates from local gas and electric utility providers. We have also designed and specified “green vegetated roofs” for some the largest retail buildings, educational facilities, and private-sector buildings to help reduce the “heat island” effect.

IRC Group provides engineering services in every province in Canada. We are an ISO 9001:2008 certified company.

At IRC Group, we are committed to providing our clients with cost-effective solutions to building envelope performance problems. Our expert team of building science specialists can provide a wide range of services.

For further information, please contact your nearest IRC Group office or go to our website www.ircgroup.com. b

IRC Building Sciences Group Building Science Engineers & Consultants

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www.ircgroup.com

Educational Facility Managers Association of B.C. | www.efmabc.com 55

The role of HVAC air filtration and LEED certification protecting HVAC equipment and minimizing energy consumption. That’s why the right filter media strategy can help buildings become more environmentally sustainable and meet LEED and other green building rating system criteria.

Select the Right Filter

Building project managers pursuing LEED® (Leadership in Energy and Environmental Design) certification need to evaluate many things relating to energy efficiency, water efficiency, indoor environmental quality and related materials and resource selection.

But did you know that choosing the right air filter also can be an integral part of a building’s environmental sustainability strategy? In fact, implementing the right HVAC strategy could net you up to 11 LEED credits.

Air Filtration for IAQ and Energy Efficiency A building’s HVAC air filtration system provides tangible ways to improve indoor air quality (IAQ) and energy efficiency – two main tenets of the LEED program. In addition to contributing to 56

Ops Talk • Fall 2013

the completion of LEED credits and prerequisites, careful selection of the right HVAC filter and filter media can actually save money in the long run – answering critics’ charges that green buildings always have to cost more.

Effective air filtration provides the primary defense for building occupants and HVAC equipment against particulate and gaseous pollution generated within a building, as well as pollutants from air drawn into a building by the HVAC system. At the same time, air filters play a significant role in the energy consumed to operate the HVAC system.

The higher the filter’s resistance to air passing through it, the more energy is consumed to operate the HVAC system.

But even though we speak of air filters, it’s really the filter media that has the biggest effect on providing clean air,

To understand how the right filter can help to achieve LEED prerequisites and credits, it’s important to understand how filters should be selected to meet IAQ and energy-efficiency requirements.

One of the biggest factors is filtration efficiency, which defines how well the filter will remove contaminants from air passing through the HVAC system.

The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) has an HVAC filter test standard to quantify the efficiency of filters. The ASHRAE 52.2 test standard measures the fractional particle size efficiency (PSE) of an HVAC filter. This indicates the filter’s ability to remove airborne particles of differing sizes between 0.3 and 10 microns in diameter.

A minimum efficiency reporting value (MERV) is assigned to the filter media depending on the PSE in three different particle size ranges: E1 (very fine particles in the 0.3 to 1 micron range); E2 (fine particles in the one to three micron range); and E3 (coarse particles in the three to 10 micron range). A MERV rating of five is least efficient, while a rating of 16 is most efficient. For the best and most complete way to compare the filtration efficiencies of different air filters, review the efficiency values that are included in the ASHRAE 52.2 test report.

The E1, E2 and E3 efficiencies represent the true measure of filter performance and give users a more complete picture of what the filter will actually do.

Filters and Energy Efficiency Commercial and residential buildings account for 70 per cent of all electricity consumption and 40 per cent of all greenhouse gas emissions. A third of the energy used by commercial buildings goes to ventilation and space heating/ cooling. The energy used by HVAC systems is based on the resistance of the air passing through the filter. The lower the filter’s resistance, the lower the energy consumption will be. Switching to a filter with a lower resistance to airflow is one of the easiest changes building professionals can make in an effort to reduce energy usage and cost. That’s because the HVAC system fan motor needs to

overcome less resistance to deliver the required airflow, thus reducing the motor’s energy consumption.

Fortunately, modern filter media has given the industry the capability to produce filters that provide a lower resistance to airflow while maintaining highparticle capture efficiencies, thereby providing the ability to improve IAQ and reduce energy costs simultaneously.

a filter’s initial resistance to airflow may reduce CO2 emissions by up to nine per cent or 480 pounds per filter.

Raw material use – Some filters provide superior performance while using less media than other filters. In addition, filter media can be made with recycled polymer from manufacturing waste streams.

Waste output – Choosing high-capacity pleated filters can extend filter life and

Reduce Waste and Greenhouse Gas Emissions In addition to providing for superior IAQ and reducing energy consumption, HVAC filter selection has a direct effect on a number of environmental sustainability issues.

Greenhouse gas emissions – A 0.05inch WG reduction in a filter’s initial resistance to airflow may reduce CO2 emissions up to four per cent or 120 pounds per filter. A 0.20-inch WG reduction in

reduce change-outs and associated waste streams.

Once a robust air filtration system has been implemented, it’s important to pay attention to proper filter maintenance.

Delaying filter maintenance increases energy

consumption

and

increases

CO2 emissions. Reducing HVAC energy consumption therefore helps conserve natural resources – a wise sustainability strategy. b

Educational Facility Managers Association of B.C. | www.efmabc.com 57

Servitech Training Ltd. Cleanliness, health and safety are not the sole responsibility of custodians

By Brent Bourne, Servitech Training Ltd.

Everyone who uses the school building – including the students, teachers, administrators, the union and outside contractors – must play a role in maintaining a healthy environment.

Schools facility maintenance officials’ experiences implementing green cleaning programs throughout Canada show that promoting stewardship and increasing institutional commitment are critical to both short- and long-term success of the custodial department.

While modern, efficient equipment plays a critical role in accomplishing the mandate set by the school district managers, the critical component is the dedication and skills of the staff. To maintain this level of daily personal motivation 58

Ops Talk • Fall 2013

requires great supervision skills, regular meaningful training, and recognition of services provided.

The science of dirt removal is a new one; we learn continually what actually works and what does not. Several ideas have worked in the lab but failed when subjected to the rigours of the daily grind, or have proved redundant or environmentally hazardous as technology moves forward.

Examples of this factual process of change are many: • Burnishing floor finishes that powders and releases micron-sized particles of plastic into the air being replaced by new flooring that needs no sacrificial wear-coating to be burnished on a routine basis.

• Two- or three-part epoxy-type floor coatings or coatings that are “cooked”

by UV light.

• Battery back-pack vacs that cut the time spent handling cords, and bend and stretch muscle and joint damage.

• The process of using microfibre materials for daily damp or wet soil removal by a combination of friction and mini-micron-sized dirt removal, which replaces many potentially hazardous chemical combinations.

• The controversy over using “ionized water” to clean rather than using a “chemical” surfactant to release the dirt. Some swear by this process, some swear at it. What it does prove is the fact that TACT (Time, Agitation, Chemical Process, and Temperature) remains part of the science of cleaning. Try cleaning your hallways with a good auto-scrubber and a soft brush, making sure to remove all the loose dry dirt first. and look at the results that just water and agitation and wet dirt removal can accomplish.

Yes, we still need good, safe chemistry to help solubilise and remove various types of dirt, but the day of relying on “juice” to accomplish cleaning should be drawing to a close.

People clean – not chemicals or equipment. People are your greatest resource and headache.

One firm has developed a cleaning system that supersedes mop and bucket methods. According to research done

by Dr. Jay Glasel, Professor Emeritus in the Department of Microbial, Molecular and Structural Biology at the University of Connecticut Medical/Dental School, the company has proven by scientific experiment and data that it works sig-

One of the major reasons that equipment is so much better than traditional mopping methods is because it enables cleaning or removal of dirt without recontamination of the next surface.

nificantly better in removing dried and liquid floor surface contamination in restrooms.

The development is a “no-touch” method that uses pressurized application of water containing an EPA-registered disinfectant or other approved cleaner to contaminated surfaces, followed by vacuum suctioning that removes the applied liquid along with the suspended solids and dissolved contaminants that have soiled the surface.

It has been known for thousands of years that effective cleaning requires liquids, turbulence, and cleaning aids (traditionally, soaps or detergents) to dislodge contaminating solids and dissolvable materials. Mops, brooms, water and soaps for performing this type of cleaning are probably nearly as old as mankind.

One of the major reasons that equipment is so much better than traditional mopping methods is because it enables cleaning or removal of dirt without recontamination of the next surface.

Studies show that the grout between tiles is a place where contamination collects and where mops of any design have the most difficulty reaching: mop strings or microfiber applicators don’t enter the narrow grouted gaps between tiles efficiently.

On the other hand, the self-contained washroom cleaning unit method works efficiently in cleaning both grout and tile, because the turbulent liquid scours both grout and tile surfaces.

That’s smart science at work. Remove, don’t just move, the dirt and contaminants.

There is an additional advantage that smart equipment has over traditional cleaning/mopping methods. In the more advanced mopping methods, a dual-compartment bucket is used. One compartment is used for cleaning solution; the second for rinsing and/or receiving most of the dirty solution wrung out of the mop after it has passed over the floor surface. This mopping cycle is designed to minimize the amount of contamination returned to the floor by the mop.

The amount of minimization depends upon operator proficiency with the mop and wringer, the freshness of the liquid in the compartment(s), and other factors based on effective workplace training.

The three primary parameters in this form of cleaning are agitation (provided by mop action), chemical (provided by the cleaning compounds), and time of application of the liquid on the surface. These parameters form the familiar TACT acronym that describes conventional cleaning.

In contrast, the smart science cleaning method can be described by two additional parameters: fresh cleaning solution is always applied in proper quantities to the surface, agitated as needed, then cuctioned away from the surface. This means that instead of just minimizing recontamination of the surfaces by a mop, fresh cleaning solution is always supplied to the surface and then removed.

The smart cleaning system expands the conventional cleaning acronym from TACT to TACTS (while also maximizing the dwell time of the solution) and has been factually shown to work extremely well.

Whether we are using microfibre textiles, two-compartment buckets, enviro-chemistry, modern equipment or surfaces, the key is where the rubber meets the road – or should we say where the cloth meets the dirt – the key component is your trained, motivated and well-supervised cleaning staff.

For more information, visit www.servitechtraining.com or call 250-920-9619. b

Educational Facility Managers Association of B.C. | www.efmabc.com 59

Crown Sports Floors is proud to offer a wide selection of gym flooring to B.C., Alberta and Saskatchewan

Crown Sports Floors (www.crownsports

floor or install one, Crown Sports Floors

As experts in the industry for over 15

floors.ca), which has been satisfying

is a one-stop shop for all your gym floor-

years, Crown Sports Floors recommend

customers in the Calgary area since

ing needs. Their professionals know

annual maintenance coats to ensure

1996,

branching

how to bring worn sports floors back to

your floor looks great for as long as it re-

out into the B.C. and Saskatchewan

their original lustre with screening and

mains in use. The process removes most

markets. Specializing in quality athletic

recoating.

scratches and scuffs that can appear due

is

excited

about

flooring and installation services, their

Services offered by Crown Sports

to daily use, and also helps protect the

professional staff works with schools

Floors:

floor from elements, such as moisture,

and educational facilities, health clubs,

• Sanding and finishing

that may cause permanent damage.

arenas, churches, community centres and

• Screen and recoating of gym floors

more. Crown Sports Floors is dedicated

• New floor installations

crete coring and the supply of floor

to complete customer satisfaction by

• Supply and installation of floor sockets

sockets and rubber-vented wall bases

delivering quality flooring materials and

• Concrete coring

and provides professional installation of

superior workmanship.

• Rubber-vented wall base

these products. Crown Sports Floor can

• Logos

apply a logo to your newly finished floor

Whether you want to refinish a sports 60

Ops Talk • Fall 2013

Crown Sports Floors also offers con-

so it really gets noticed.

Refinishing your gym floor will make your old floor look like new. Refinished floors have the same appearance and texture as new floors, but cost far less.

Properly maintained recreational floors should be resurfaced every eight to 10 years. The floor is sanded to bare wood and Crown Sports Floors’ professionals then seal the floor, apply game-lines and/or artwork, and finish it to return the floor to its original lustre.

Like athletes, gymnasiums go through rigorous activities and accidents happen. Crown Sports Floors has a wellestablished reputation for fixing gyms and getting them back to service immediately. Large or small projects, contact Crown Sports Floors today for your consultation. Architects, multi-facility managers and insurance companies depend on Crown Sports Floors.

“We strive to meet all your flooring needs. We deliver on schedule for total customer satisfaction,” says company founder and owner Leo Visser.

Contact Crown Sports Floors today to consult with one of their knowledgeable sports flooring experts. Visit www.crownsportsfloors.ca, email crownsportsfloors@shaw.ca, call (403) 720-8338, or fax: (403) 236-2360. b

Crown Sports Floors Since 1996

• GYMNASIUMS • DANCE FLOORS • GAME LINES • RE COATS LEO VISSER Phone : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : (403) 720-8338 Fax : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : (403) 236-2360 Toll Free : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : 1-877-720-6444 Web : : : : : : : : : : : : : : : : : : www.crownsportsfloors.ca

Educational Facility Managers Association of B.C. | www.efmabc.com 61

Host a

Clean Air Classroom!

By Roberta MacGillivray, President of The Filter Shop at B.G.E.

Billions of dollars are invested every year in our schools at the elementary, junior high, high school and post-secondary levels to ensure our students have everything they need to learn and become our country’s future leaders. Clean air is important to the learning process and we believe the more we learn, the better we are at providing clean air.

An important part of service we provide to our customers. A key element to our philosophy at The Filter Shop is education; we travel all over Western Canada, working with school boards and post-secondary institutions providing education about the intricacies of the “Unseen World of Filtration” through our Clean Air Clinics.

Firstly, we provide insight on the unseen world of filtration, discussing the things you can see like dust, hair, poplar fuzz, feathers, etc. – but also discussing the stuff you can’t see, like mould spores, viruses, pollen, and other volatile organic compounds. These are the greatest cause for concern for students, teachers and administrators, in particular those with allergies, asthma and other respiratory illnesses. Our Clean Air Clinics talk about how we can prevent outdoor contaminants from coming into the classrooms, labs and schools, as well as how not to re-introduce existing pol62

Ops Talk • Fall 2013

lutants into the space. For instance, what is going on in the woodworking shop shouldn’t be affecting the food studies kitchen.

Secondly, we talk about HVAC equipment. We all know that budgets are squeezed and the best thing to do is to take care of existing equipment so that it doesn’t need to be replaced. Through proper filter selection and simple maintenance programs, you can improve performance and extend the life of the HVAC equipment.

The motto, “If it doesn’t fit, it doesn’t filter” is key. Proper filter selection and proper fit will always ensure the best filtration. We talk about the initial cost of a filter versus the total cost of ownership.

Not all filters are created equal, and not all filters are right for each application.

We spend a lot of time explaining the different filtration principles and work with school facility maintenance officials to come up with a mix of products that are effective, long-lasting, and are right for their schools. We recognize that school administrators need to find the balance between budget and quality.

With one particular school board, we were able to educate the school facility maintenance officials on a number of topics at our Clean Air Clinic that allowed them to understand what was re-

quired to get longer filter life while providing better air quality for their schools.

Over time, we’ve developed a long-term relationship with them and they’ve been able to better understand their filtration management program and thus reduce the need for emergency change-outs of filters in between their preventative maintenance schedule.

The Filter Shop at B.G.E. has been in the business of providing clean air for schools, hospitals, commercial buildings, industrial plants, manufacturing plants, and even homes for 45 years. Our goal is, and always has been, to provide the right solution for the right application. In the case of schools, it’s important to take into account who and what we are trying to protect when it comes to air filtration.

Please contact us as we’d be happy to bring the Clean Air Classroom/Clinic to your school administration.

About the Author: Roberta MacGillivray, president of The Filter Shop at B.G.E., is the second generation leader of this family-owned business that has spent the last 45 years travelling to schools and colleges to share with them best practices on how to protect their students, educators, and buildings. b

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