CPM September 2012

C a n a d a’ s P r e m i e r M a g a z i n e f o r B u i l d i n g O w n e r s a n d M a n a g e r s

Safety Sense Managing Emergencies & Everyday Risk

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editor’snote

VOL. 27 NO. 5

The inadequacy of mere code compliance is a fundament of faith among proponents of high-performance buildings. Sit in on any such gathering, and almost invariably someone will observe that building to code amounts to little more than a stayout-of-jail strategy.

Turning it around to the code drafters’ perspective, however, perhaps they find it disheartening that they still have to spell out such basic instructions. They are life safety specialists, after all; they’d probably prefer to work in a society where designers and developers reflexively provide protective features and avoid outright hazards without having to be told.

As shown in extensive evidence of the human capacity to ignore common sense, safeguarding us from ourselves can be a thankless endeavour. Targeting the lowest common denominator might be looked on with disdain in popular culture (or energy management circles), but it’s not such a bad idea when it comes to health and safety.

“One of the interesting things about life safety, in general, is that it doesn’t matter in our day-to-day lives until we actually need it,” reflects Michele Farley, a fire code consultant and member of a task group advising the Canadian Commission on Building and Fire Codes.

Our Focus on security, safety and risk management highlights some things to think about in advance of emergency situations. That means promoting diligence and precaution – sometimes in the face of others’ ingenuity and/our obstinacy in putting themselves at risk.

Building owners/managers have long carried the responsibility to maintain systems that warn of danger, provide fire suppression and ensure that routes to safety are unobstructed and reinforced against smoke infiltration. Other regulatory requirements – such as Manitoba’s first-in-Canada mandate for public access defibrillators or recent efforts to address violence and bullying in several Canadian provinces – will undoubtedly continue to emerge.

The role for building management is far from adversarial since all building users clearly have self-interest in a safe environment. Yet, like code drafters, managers will have to state the obvious, and, like den mothers, nag a bit to reinforce the message.

Sometimes, too, managers and other on-site staff need a better understanding of emergency plans and responses. As Sean Tracey reminds us in the Life Safety Q&A, two-stage fire alarms are specified for a reason, and should be deployed appropriately to guide evacuation.

Rarely should the entire occupancy of a high-rise building be directed to the stairwell en masse, where it’s likely to overcrowd exits and slow the flow of pedestrian traffic. Disruptions that unnecessarily drive all workers from their desks to impatiently idle in a windowless stairwell ultimately trigger cynicism along with the alarm – definitely not the preferred reaction in a real crisis.

The importance of clear communications is likewise a theme throughout our Focus features, whether that’s in devising plans, training staff, posting signage or, in the case of pending changes to WHMIS, finding ways to overcome language and literacy barriers.

C a n a d a’ s P r e m i e r m a g a z i n e f o r B u i l d i n g o w n e r s a n d m a n a g e r s

Barbara Carss barbc@mediaedge.ca

Safety Sense Managing Emergencies & Everyday Risk

DEFIBRILLATOR DEPLOYMENT EVACUATION LOGISTICS ACCESS CONTROL ChALLENGES FLOOD SOURCE ASSESSMENT WORKPLACE STRESS INTERVENTION WhMIS UPDATE 11275_CPM_September_12.indd 1

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contents

Focus: Security, Safety & Risk Management 8 Automated External Defibrillators: Manitoba law calls for three-minute response capability in a range of high-occupancy buildings.

12 Water Damage Controls & Contingencies: Risk identification is the first step in tiding the flow of flood waters.

14 Stair Safety: Design and dimensions affect evacuation efficiency and daily ups and downs.

18 Life Safety Q&A: Industry experts look at potential dangers and owners/managers’ responsibilities to safeguard building occupants.

23 Alarm Diagnosis: Placement and maintenance precautions can reduce common sources of unwanted alarms.

26 Security Q&A: Access control and attention to surroundings can reduce the opportunity for security incidents.

30 WHMIS Refinements: Soon-to-be-introduced universal standard will harmonize label and safety data sheet formats worldwide, necessitating retraining in Canadian workplaces.

36 Workplace Mental Health: Legislation and imminent CSA standard address psychological stressors and employers’ due diligence.

Articles 40 Retail IAQ: Industry association promotes best practices for odour control and chemical dispensing.

42 Clean Accessibility: Touch-free fixtures and automated doors impede transfer of contamination and improve access.

6 September 2012 | Canadian Property Management

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health&safety

Legislation Gets t Heart of Health & Preparedness Critical to Three-Minute Response

By Barbara Carss

health&safety

to the & Safety Manitoba is the first Canadian province to mandate automated external defibrillators (AEDs) in facilities that attract a high volume of patrons and/or where recreational pursuits occur. Property owners and managers are still awaiting the Regulations that contain the precise instructions, but the general requirements of the Defibrillator Public Access Act are commonly known.

By January 2014, premises designated for the first phase of compliance must have on-site AEDs (also commonly known as public access defibrillators or PADs) registered with the Heart & Stroke Foundation in Manitoba and the capability to respond to a cardiac incident within three minutes. This is expected to include: shopping malls; educational facilities; airports, bus and train stations; gyms, arenas and other indoor recreation venues; golf courses; casinos; museums; libraries; and various other provincially and municipally owned/operated buildings.

“They will have had plenty of time to comply. The Act was passed in June 2011 and, with the public consultation, they will know the places that are likely to be designated for phase one,” observes Jackie Zalnasky, Vice President, Health Promotion and Research, with the Heart & Stroke Foundation in Manitoba.

PLAN BEFORE PLACEMENT The Heart & Stroke Foundation advises that an AED, alone, costs in the range of $1,500 to $2,000. Services related to installation, associated supplies and ongoing maintenance should also be factored into the total capital outlay.

The sheer number of devices is not necessarily the key to effectively deploying resources, however. Emergency responders emphasize the importance of planning, trained on-site personnel, signage and associated awareness campaigns so that

people know where to find an AED and who to call if an incident occurs.

“We are looking for a three-to-fourminute round-clock time. If it’s kept in a central staffed location, like the school or mall office, it can be dispatched with one-way travel time rather than from the patient to the AED and back to the patient,” explains Gayle Pollock, Commander of the Cardiac Safe City Program overseen by the City of Toronto’s Emergency Medical Services (EMS). “That needs to be determined ahead of time and stated in the plan.”

Site assessments and emergency response plans are required initial steps for the voluntary participants in the Toronto EMS program. Approximately 1,300 AEDs have thus far been placed, primarily in public, but also in some privately owned buildings.

(Pollock projects that number will grow to about 1,500 by the end of 2012, partly due to funds from Ontario’s $10-million province-wide Defibrillator Access Initiative, which will underwrite installation of AEDs in all of the Toronto Catholic District School Board’s elementary schools within the next six months.)

Devices registered through the program are integrated into Toronto’s 911 database so that emergency medical dispatchers will immediately see there is an AED on-site when they key in address information and can inform callers as part of the pre-arrival instructions. The registry to be maintained by the Heart & Stroke Foundation in Manitoba will provide the same kind of

resource for EMS paramedics in that province as they receive 911 calls.

RESPONSIBILITY & PROTECTION Manitoba-based property owners/managers must register every AED on-site and update the information any time the location of an AED is moved. Other elements of legislation set rules for signage, regular testing and the documentation of testing and maintenance. The Act also provides protection from liability to all who meet its stated requirements.

“That’s important if facilities are not designated to comply with the legislation, but they still want to do it,” says Leandro Zylberman, a lawyer practicing with Thompson, Dorfman, Sweatman LLP in Winnipeg. “The legislation is based on the idea of the owner/occupier acting in good faith in terms of where AEDs are located, the signage and maintenance, and it will protect them if they comply with everything.”

Meanwhile, even though health and emergency services experts underline the benefits of trained personnel who can step in with little or no hesitation, it is not mandatory under the Act. “Training is not prescribed in our legislation because if you require people to be trained then you don’t really have public access,” Zalnasky notes. “We do, however, recommend CPR and AED training, if possible.”

The Heart & Stroke Foundation in

“Anybody from the general public could use one and manage just fine.”

Canadian Property Management | September 2012 9

health&safety Manitoba has produced the Community “We have that all summed up in a AED Toolkit to guide facility owners/ checklist that tells you the questions to ask,” managers through the steps of choosing, Zalnasky says. installing and maintaining the devices Though not enshrined in the legislation, and being prepared to respond. Many trained staff will invariably be an element suppliers/distributors also offer site of any facility’s emergency plan – and assessment, training and follow-up more than one trained staffer per shift is maintenance services, which can relieve recommended. “What if it’s the person pressure on in-house resources and the who is trained who is in cardiac arrest?” need for expertise, but property owners/ Zalnasky asks. managers are advised to be aware of what “AEDs are very simple and anybody from CARMA_CondoBusiness_01-19-2009_CS2--F.pdf 2/3/09 PM services they will need when making the general public5:41:35 could use one and manage their choices. just fine, but, in an emergency, you don’t

know how people are going to react so there is an advantage in having trained people on hand,” Pollock concurs.

Indeed, even with AEDs within a threeminute range, trained intervention is still recommended. “Bystander CPR is the best treatment that a cardiac arrest patient can receive until a defibrillator and advanced medical care arrive,” states the Heart & Stroke Foundation’s Position Statement on Public Access to Automated External Defibrillators.

PUBLIC BUY-IN Manitoba’s legislation is the first in Canada, although not the first attempt among provinces. A private member’s bill, the proposed Defibrillator Access Act, received all-party support for first and second reading in the Ontario legislature in the spring of 2010, but did not make it onto the order paper for third reading before the session ended and an election was called for October 2011.

Legislation has not yet been reintroduced in Ontario’s current parliamentary session, but informed observers expect to see similar Bills there or elsewhere, possibly next in British Columbia. AEDs are also mandated in several U.S. jurisdictions.

“It doesn’t seem like an onerous piece of legislation and it seems like owners generally recognize the benefits outweigh the costs. It’s going to look great when people are saved,” Zylberman reflects. “Leaving the law aside, there is the business aspect of it. Who wants the negative publicity if an incident occurred and they didn’t have an AED or it wasn’t working properly? It just doesn’t make business sense.”

Likewise, the Building Owners and Managers Association (BOMA) of Manitoba reports no notable concerns expressed by its membership.

“We started quite a few years ago with awareness and we haven’t really ever had negative feedback,” Zalnasky affirms. “I was really pleased with how relatively easy this went in Manitoba and, certainly, the government was right onside.”

In the future, AEDs may be just another status quo component of any building’s health and safety regimen.

“They are all required to have fire extinguishers and no one ever questions that,” Zalnasky says. “It’s far more likely that there will be a cardiac arrest in a building than cause to use a fire extinguisher.” zz For more information, see the Heart & Stroke Foundation of Manitoba web site at www.heartandstroke.mb.ca or Toronto’s Cardiac Safe City web site at www.torontoemssafecity.com.

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riskmanagement

H2Oh!

Flooding Brings Immediate and Downstream Costs

By Jason D. Reid

Water spills, leaks and floods are a common occurrence that can have a costly impact on public/ employee safety and building operations. Immediate disruptions might arise from power failures, facility equipment/system failures, property damage and communication failures. In the longer term, there may be litigation, reputation damage and associated fallout.

Organizations must ask the right questions in advance of emergencies to better prepare the workplace and be in position to recover quickly from interruptions. Employers and property/ 12 September 2012 | Canadian Property Management

facility managers can face regulatory actions and civil litigation if they do not effectively prevent or manage situations caused by facility flooding.

Internal floods are considered a typical occurrence within the property m a n a g e m e n t i n d u s t r y. P o s s i b l e sources include domestic water lines, chilled water (chemically treated) lines, fire protection sprinkler pipes and, of course, sewer lines.

recognized flood sources as a result of pipe and/or tank failure, which will provide due diligence.

Sewers openings/drains within restaurant/food court environments should be “snaked� for buildup of grease and debris – often due to unauthorized disposal. This should be routinely done at three-month intervals.

Property management and building security teams should monitor local weather forecasts and alerts, and be PREVENTION & MITIGATION aware of inclement weather warnings.

Begin with an internal flooding (IF) A few simple steps when Environment risk assessment. This is a probabilistic Canada issues rainfall or thunderstorm risk assessment of flooding and other

riskmanagement warnings and/or watches can help to prevent flood penetration from outside sources. For example, be sure to clear debris from storm sewer grates at the exterior perimeter of the building since, depending on the season, these grates can be clogged with a combination of snow, ice, leaves, discarded garbage and cigarette butts.

Pre-identify domestic water line isolation valves for rapid access in the event of a break.

Using up to date drawings and floor plans, highlight these areas and train on-site security/operational personnel on shutoff procedures.

Store buckets, safety barriers/tape, squeegees and absorbent materials in convenient locations for easy access. A small “waterbed” pump and garden hose are effective and inexpensive investments for use during such emergencies that costs less than $100.

Mechanical and electrical equipment should be installed on raised platforms or slabs. The same applies to the storage of all consumables, storage materials and retail merchandise stock.

RESPONSE & SAFEGUARDS Policies and procedures for response and recovery allow for the rapid isolation and recovery from internal leaks and floods. For example, clear, concise procedures and tactical use drawings for accidental sprinkler releases are rarely found within the property management industry, yet such incidents are considered a major risk to property operations and property conservation.

A sprinkler isolation valve may be more than 1,000 feet away from the head, and even after it’s closed, water can continue to run for up to 15 minutes, spilling 150 litres per minute.

If personnel can cut that time in half, they will have prevented a lot of damage and the cost of those damages.

Building staff and security personnel can respond more quickly and effectively when they know where the isolation valves and secondary valves are located, and the steps to take to stop a broken sprinkler head from releasing water at the source.

Safety and training is of the utmost importance for building and security staff who are likely to be the first responders.

Hazards in the water are a concern. Personal protective equipment (PPE) such as gloves, masks, boots and protective clothing may be necessary to comply with both emergency management best practices and Occupational Health & Safety requirements.

Notably, chilled water contains an assortment of anti-corrosion chemicals, scale inhibitors and biocides, while floods involving sewage water are particularly problematic.

For example, in June 2012, flooding at Toronto’s Union Station closed the facility and a large stretch of the subway system for more than six hours.

Underground retail concourses in nearby office tower complexes were also affected.

First responders were faced with safety concerns related to electrical equipment, fecal material and other hazardous microorganisms that can cause disease.

These germs can be transmitted by touching contaminated items or by tracking them into uncontaminated areas on shoes and clothing.

RECOVERY In the recovery stage, a root cause analysis is recommended to investigate causes and inform an action plan to prevent and/or mitigate future similar floods. This process supports and engages building operations personnel in their roles and responsibilities, and provides documented due diligence for liability and insurance requirements.

A risk assessment for both short and long-term impacts comes next. For example, undetected contamination may be present in walls, cavities, electrical appliances and insulation.

These can pose an immediate health and safety concern and/or have longterm effects like mould, increased allergens causing occupant complaints, odours, corrosion and electrical faults.

Tenant and employee communications are a vital component of the emergency management plan and must be considered at all stages during a major flood emergency. This might include updates on building access and workplace operational status, and issues such as potential development of workplace hazards caused by the flood.

Communications tend to be directed to the media, public and authorities

during a major building incident, but employee communication should not be neglected.

Effective communication supports employee safety, morale and associated decision making, and corporate reputation at the employee level. All this translates into a direct communication pipeline to the public.

SPILL & LEAK MONITORING Meanwhile, simple liquid spills – everything from water to hydraulic fluid to soft drinks – are one of the most common hazards within property/ facility management. In Ontario alone, the Workers Safety & Insurance Board reports more than 17,000 lost-time injuries due to slips, trips and falls in the workplace, and, on average, more than 80 people are injured every day. It’s estimated that a single WSIB claim can cost an organization nearly $12,000 and that does not include potential lawsuits/damages.

Whether caused by minor leaks or spillage of retail products, policies should be in place for reporting, safeguarding and effective clean-up of spills. Security patrols can help with this through documentation of times, locations and frequency of spills, which can also offer evidence of an ongoing prevention program and due diligence during possible litigation.

Ostensibly minor leaks within mechanical rooms, janitor closets, common areas, ceilings, etc. should be seen as advance warning of a potential or pending crisis. If, for example, building and security personnel check routinely and report a small puddle collecting beneath a piece of equipment, that may prevent larger leaks or spills, possible slips and falls or a costly equipment failure in the future.

Rapid detection and reporting of minor leaks also prevent undue waste of water and/or energy, and support cost management efforts. zz Jason D. Reid is the principal consultant for National Life Safety Group, a provider of facility life safety and emergency management services. For more information, see the web site at www.nationallifesafetygroup.ca.

Canadian Property Management | September 2012 13

lifesafety

Caution Afoot

Design Considerations for a Commonplace Peril

By Barbara Carss As an open passage to a vertical drop, stairs are one of the most prominent hazards in a building, yet also the route to safety in an emergency evacuation. Configuration, handrails, step dimensions and surface tread all play a role in how sure-footedly users can descend or ascend.

Space between risers or guardrails poses additional risk for tripping, catching or tempting transgressors to drop items through

14 September 2012 | Canadian Property Management

the gaps. Meanwhile, an aging population and the trend to a larger body mass index are challenging traditional assumptions about the clearance required for upward and downward traffic to pass side-by-side.

Engineering and life safety specialists advising the Canadian Commission on Building and Fire Codes (CCBFC) are currently examining all of these concerns in preparation for possible new or revised rules that would be introduced in the next

lifesafety CODE CHANGE REQUESTS Revisions and added rules to the National Building Code often arise from emerging technologies and construction practices that present new ways to achieve or enhance safety and building performance, or they respond to a previously unforeseen circumstance that has presented a life safety hazard. Those factors must first be communicated in paperwork, however, via the official form known as the Code Change Request or CCR. “Even a member of a [National Building Code] standing committee would have to submit a CCR in the official manner to initiate the process,” says Jonathan Rubes, principal of the engineering firm, Rubes Code

edition of the National Building Code in 2015. The Joint Task Group (JTG) on Stairs, Ramps, Handrails and Guards has tackled an accumulation of submissions requesting changes to the building code – commonly known by the acronym CCRs for code change requests – related to both larger buildings covered in Part 3 of the code and small buildings covered in Part 9.

“We were mandated to look at a lot of outstanding CCRs, some from nearly 20 years ago, and also to look at the inconsistencies between Part 3 and Part 9,” says Jonathan Rubes, the JTG’s Co-Chair and principal of the engineering firm, Rubes Code Consultants. “For example, a 600-square-metre, three-storey public building falls under Part 9, while a 700-square-metre building is governed by Part 3. Does it make sense to have differing criteria for two such similar buildings?”

Harmonization of those criteria would be less pertinent for developers or designers of larger commercial, institutional and multi-residential buildings since Part 3 requirements already represent the more stringent level of safety in almost every case. Thus far, most of the potentially contentious measures under consideration would affect stairs in residential dwellings.

Impacts in larger buildings would more likely take the form of new restrictions on design choices rather than increased capital costs.

Consultants and a member of several standing committees over the past 30 years.

The CCR documentation requires proponents to state their reasoning and provide some analysis of the costs and benefits of the proposed change.

Industry associations, health and safety organizations and/or agencies charged with safeguarding the public, such as the Association of Fire Chiefs, for example, typically submit the majority of CCRs. “It doesn’t have to be in perfect code language,” Rubes advises. “If you fill it out and send it to the National Research Council, it has to be looked at. It has entered the process.”

The current code requirement and longstanding industry norm is a minimum of 1,100 millimetres (mm) or 44 inches.

However, respected NFPA (National Fire Protection Association) standards now recommend at least a 56-inch (1,420 mm) stair width in buildings where the stairs would potentially carry an occupancy load of 2,000 or more people.

“There are cost implications if you increase a stair from 1,100 mm to even 1,350 mm or to 1,400 or 1,500,” Rubes says.

The CCR instigating the JTG’s contemplations suggests a minimum stair width of 1,400 mm in Part 3 buildings to respond to the increase in body mass index across the overall population. Narrower widths can also be more problematic if parallel lines of passers-by cross into and obstruct each other’s path.

“If there are a large number of people coming down the stairs and you’ve got the fire department coming up, it can become very, very congested,” says Philip Rizcallah, Senior Technical Advisor with the Canadian Codes Centre at the National Research Council.

“If designers choose to follow the NFPA standard, that is great because the requirement was based on counter flow issues – i.e. when firefighters are attempting to go up versus the flow of occupants out of the building,” affirms EVACUATION LOGISTICS Sean Tracey, the NFPA’s Canadian Discussion about the width of exit stairs Regional Director. “Congestion slows – i.e. stairwells – is a notable exception. down both groups, and delays

evacuation and the start of firefighting operations.”

Nevertheless, such occasions should be rare if evacuations are properly coordinated. The vast majority of fires in high-rise buildings are contained to one floor, and two-stage fire alarms provide a tool for orderly phased evacuations.

K n o w l e d g e a b l e o b s e r v e r s a r e n ’t predicting any imminent move to change the code, in large part because, with one indelible exception, there are few precedents for the concern.

“There is a premise that it’s not necessary to evacuate an entire sprinklered high-rise building,” Rubes says. “The twin towers are, fortunately, a very rare example of the need to completely evacuate.”

Tracey suggests many property managers simply need better training. “We want to make sure they use the two-stage alarm systems. We want to avoid a full general alarm dumping the entire building [into the stairwell] after five minutes.

That’s what overloads the exits,” he stresses.

Even if wider stairwells weren’t universally required, the building code can and does mandate enhanced safety measures for certain types of occupancies, while developers can always voluntarily opt to build wider stairwells. That’s likely antithetical to the current condominium market economics, in which neither developers nor prospective buyers would choose to forego dwelling unit space to the stairwell, but it could be a feature the market and/or regulators will demand in seniors’ projects.

“I have noticed that there are considerably wider stairwells in some of the newer retirement lifestyle buildings and that would obviously be a benefit if Emergency Services needs to bring someone down the stairwell in a gurney chair,” observes Michele Farley, President of Fire Consulting Services Ltd. and a member of the CCBFC’s Task Group on Use & Egress. “Certainly, wider is better when you need to evacuate in an emergency.”

LOW-CAPITAL SAFEGUARDS Other CCRs under review focus on generally cost-neutral elements of construction in larger Part 3 buildings.

“They’re more about some challenges that architects run into. It’s not really a cost implication, but it may affect design choices,” Rubes says.

Canadian Property Management | September 2012 15

lifesafety These include consideration of: handrail shape; current inconsistent handrail height requirements between the stairs and the landing; the configuration of mixed run stairs that include both straight and curved sections; and whether the code should specify a counterclockwise direction for curved stairs to ensure that the outer curve will be on the side where users conventionally walk downward.

“In North America, like we drive on the right, we walk on the right,” Rubes explains. “It’s more important to have wider tread [i.e. the outer curve] going down than going up so, if you’re walking on the right, you’d like that wider tread to be on the right.”

The JTG is also taking a second look at the protective barrier guarding the open edge of the stairs – commonly known as the guard – following a failed attempt to introduce a code amendment in this current code cycle.

Proponents for the Canadian railing manufacturing industry have called for a relaxation of the current prohibition on climbable guards.

“The industry group is saying that the wording itself is a fallacy because you can climb anything,” Rizcallah notes.

Design choices are now limited to smooth vertical pickets, solid glass or plexiglass panels, while critics of the current code are seeking some flexibility for more decorative railings, particularly in the residential sector.

“Again, it’s probably a bigger issue for residential buildings,” Rubes reiterates. “One of the controversies or dilemmas there is: should rules that apply to safety be different in a dwelling unit than in a public building?”

occupancies such as theatres and stadiums. “We are looking at removing and revising all the requirements we have in the building code that deal with guards in assembly occupancies. What we have in our code now is 35 to 40 years old,” Rizcallah says.

“There will not be any amendment [to the current 2010 code] arising from any of these items,” he adds. “We are far enough into the code cycle now that if it hasn’t been considered before 2013, it will be incorporated into the next cycle for the 2015 code.”

All changes recommended for the 2015 code will be released for public review and comment. Applicable standing committees will then review the responses before issuing final recommendations.

“That’s why it’s very important for people to comment,” Rubes asserts.

“There is a tendency for opponents to comment and supporters to stay quiet, but when that gets communicated back to the standing committee, it sees a bunch of people objecting to it and nobody supporting it.” zz

CONSULTATION, COMMENT & REVIEW The JTG is managing its work through four sub-task groups to specifically address fall protection, structural loads, width and height, and dimension and configuration. Final recommendations will be forwarded to two CCBFC standing committees, for Use & Egress and Housing & Small Buildings, where they may be accepted, rejected and/or revised, or the standing committees may add recommendations of their own.

Other separate task groups are also studying accessibility in relation to stairs, ramps and handrails, and For more information, see the Canadian Codes i s s u e s r e l a t e d t o a s s e m b l y Centre’s web site at www.nationalcodes.nrc.gc.ca.

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lifesafety

Exit Strategy Owners and Tenants Share Obligation for Orderly Evacuation Sean Tracey, Canadian Regional Director, National Fire Protection Association (NFPA)

J.D. Killeen, Director of National Sales and Security Solutions, G4S Secure Solutions (Canada) Ltd.

Tracy Jastrow, Director of Sales and Marketing, IRIS Maintenance Solutions

Brett Reddock, President, Unparalleled Technologies

Grant Petre, Vice President, Operations, Harding Fire Protection Services

Kevin Boudewyn, Boudewyn Training & Consulting

Risks to health and safety can be disastrously compounded if life safety systems and evacuation routes are compromised and/or building staff and occupants haven’t been trained to respond appropriately in a crisis situation. In a Question & Answer format, experts in fire protection, health & safety and emergency procedures point to potential hazards that require vigilance and/or preparedness measures that can improve response times and better safeguard people and property – Editor.

Canadian Property Management: What are common life safety hazards and sources of risk in industrial/ commercial/institutional (ICI) and multi-residential facilities?

Tracey: The most common hazards in each of these building types may be the risk of fire or other emergencies such as a crowd incident, violence or threat of violence, chemical release, etc. The severity of the life safety hazard can vary because each occupancy type has differing factors that need to be considered. In malls, we generally have alert members of the public who are not familiar with their surrounds, whereas in residential buildings and care facilities we can have occupants with limited or no capability for selfpreservation who are familiar with their surrounds.

maintained emergency exits; fire code violations; and poor understanding of fire and life safety protocols.

Some typical sources of fire include: electrical malfunctions; hot work, i.e. welding, soldering etc.; and/or combustible materials near a source of heat or flame.

Common sources of injuries are: slip and trip hazards; improper safety routines around equipment; improper personal protection equipment, i.e. safety footwear, eye protection; and unsafe practices in the workplace.

Exposure to hazardous material can occur when occupants/employees are unaware of potential hazards, for example with cleaning products.

Improper storage, handling and disposal of chemicals are another major cause of exposure and injuries.

manufacturing plants, nursing homes, warehouses, farming operations and restaurants/bars. Electrical fires are typically a result of poor maintenance, unqualified personnel and/or human error, such as overloading electrical outlets.

Loose connections, undersized and overloaded wiring and insulation breakdown on conductors are the most common causes of electrical malfunctions such as arcing. Poor maintenance of electrical rooms – i.e. dusty, dirty and used for storage – significantly increases the chances of electrical malfunction resulting in catastrophic fire.

Killeen: The most common life safety hazards are common to all buildings and include: poor preparation and planning; trip and slip hazards; poorly

Jastrow: Electrical fires consistently rank among the top five causes of commercial building fires involving health clinics and hospitals,

Tracey: The major threat in fire is initially smoke from burning contents.

Rarely is it the structure itself that is involved in the fire.

18 September 2012 | Canadian Property Management

Canadian Property Management: What are major threats in a fire?

What can obstruct evacuation? How can property/facilities managers mitigate these hazards?

lifesafety

To control smoke, we rely on early detection and suppression. We want to get the occupants into an exit system as quickly and safely as possible.

Evacuation can be obstructed because of delays in alerting and obscuration by smoke. As well, I see many cases of exit routes being blocked by building owners storing materials. In health care facilities, we see exit corridors blocked by linen carts, etc.

Facility managers should regularly walk through exit paths and record these inspections. Think in terms of parking versus stopping: it is okay to stop, but not to park. If equipment is being used to perform a task, it is okay to be in the exits, but it cannot be stored there.

Jastrow: It is vitally important that staff who come into contact with the electrical equipment be trained in electrical safety, lock out/tag out procedures and personal protective equipment (PPE) requirements. An

annual predictive maintenance check using thermography and ultrasound analysis will uncover anomalies in the electrical distribution system that are not visible to the naked eye and left unattended can result in equipment malfunction, power disruption and possibly electrical fires. It is also important to keep the area around electrical and mechanical apparatus clean and clear of dust or debris.

Canadian Property Management: What backup systems and contingencies should building owners/managers have in place to respond to power loss, emergency situations and/or other operational interruptions?

Killeen: All commercial buildings should have a working and tested backup emergency power system. This can either be a generator or battery backup for critical systems and infrastructure.

Emergency power should be viewed as a system to allow orderly evacuation, the protection of premises and the protection of data. At minimum, critical systems such as fire systems, emergency lighting and emergency P.A. systems should all have independent operational battery backups.

Reddock: There are a number of systems and contingencies available, like generators, remote hosting, etc.

To understand what level and type of contingencies are necessary, the owner/manager must first understand what is essential or critical to the business and then define what types of incidents can affect the functions of the business and how.

Canadian Property Management: How can building occupants be encouraged to evacuate efficiently?

How much leeway does a property m a n a g e r h a v e t o a d d re s s t h e situation if tenants aren’t Canadian Property Management | September 2012 19

lifesafety responding appropriately to fire drills and/or other safety concerns?

Tracey: Occupants need to have confidence in the building notification system and, when practical, be trained on the signals and required action.

Reaction time can be significantly reduced with effective voice systems and when occupants understand the required action.

Properly trained Fire Wardens can assist in conveying the need to evacuate and ensure their areas are evacuated. All this builds confidence in these safety systems. Unfortunately, there is little leeway for property managers in this regard. The Fire Codes hold them accountable for the actions of their tenants.

Make sure the alarm system is used effectively and with reliable messaging to best insure the tenants will have trust in these systems. Twostage alarm systems must be used to guide staged evacuation in tall

buildings. (See associated story, page 14) A full general alarm will direct the entire occupancy into the stairwell, thus overloading the exits.

In a false alarm scenario, a general alarm disrupts work for the entire building and can undermine occupants’ faith in the system. Worst still, in a real fire, it could delay firefighter response.

Pe t r e : F i r e Wa r d e n s c a n m o s t definitely be better trained, managed and chosen. It often seems that only major facilities even have these systems in place. Property managers probably have very little leeway in compelling tenants to participate in drills etc., but perhaps if leases stipulated participation (and subsequent fines/eviction) they would have more authority to enforce/track evacuation participation.

Boudewyn: Both building occupants and property managers are legally

obliged to maintain the life safety systems and procedures within the building, and provide personnel to be trained. Within tenants’ premises, it could easily be argued that the supervisor is obliged by default if there are no other volunteers to be the Fire Warden.

While the tenants are in the building, safety for occupants is a joint responsibility of the occupant groups and property management. Once they are outside the building, the role of tenants’ supervisors has not dissolved. Evacuees are still considered to be working and subject to the provisions of the Occupational Health and Safety Act, while the employer/supervisor carries responsibility for employees’ safety.

The tenants must provide representatives to be Fire Wardens for their floor areas and must take part in training and practice drills. Failing to do so could be considered negligence on the part of the tenant.

The Fire Plan is the main safety document of a commercial building,

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lifesafety and is the one document that would surely be used as evidence in an inquest. As per an approved Fire Plan, the property management must provide the training and conduct practice drills to give the wardens and occupants the experience needed in an evacuation. This includes providing an opportunity to analyze the plan for previously unforeseen contingencies through a process of feedback after a drill or evacuation event.

Occupants are responsible for taking part in training and drills, organizing and initiating the evacuation of their staff and accounting for any people left behind.

Outside the building, they are responsible for moving the evacuees away from the danger zone.

Building and property management staff are responsible for training and occupants’ egress from the building, providing firefighters with access to the building and gathering information from occupants – i.e. who is left in the

building – to pass on to the Fire Department.

Canadian Property Management: What are the key regulatory requirements for building owners/ managers? How is compliance monitored?

Tracey: Ultimately, the Fire Code holds the building owners/managers responsible for compliance. The key requirement is to comply with the requirements in section 2.8 of the Fire Code on Emergency Planning. It will identify those buildings that require a fire safety plan, the components to be addressed in these plans, as well as how often fire drills are needed.

Building life safety systems are also to be maintained in accordance with the Fire Code requirements.

Compliance assurance has been made even more important with the changes to the section 217/1 of the Criminal Code of Canada. These

changes have extended liability for crimes of negligence where the acts or omissions exhibit a marked departure from the standard normally expected in the circumstances. These changes also broaden when the corporation is accountable to include directors, employees, lead hands, agents and even contractors.

Boudewyn: Monitoring compliance is usually done after the fact. There just isn’t enough fire prevention or labour inspectors out there to visit every property before an incident occurs. Any approval process, such as filing a building permit or submitting a fire plan does warrant an inspection, but the trigger for being paid a visit by one of these officials is usually after they have been notified through a complaint. This may be from the public or police, fire department or medical report – i.e., that’s why a doctor may ask "did this happen at work?" zz

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lifesafety

Source for

Alarm

Unnecessary Calls Tax Responders, Desensitize Building Occupants Nuisance fire alarms divert fire department resources and increasingly have cost repercussions for property owners as a growing number of municipalities introduce fees for the unwarranted dispatch of emergency response services. The National Fire Protection Association (NFPA) and the International Association of Fire Chiefs (IAFC) recently released an overview of common causes of unwanted fire alarms and recommended preventative measures.

The following is an excerpt – Editor.

The I n t e r n at i o n a l A s s o c i at i o n o f F i r e C h i e f s (IAFC) has flagged the response to unwanted alarms as a major challenge for the fire services of North America.

A recent study from the National Fire

P r o t e c t i o n A s s o c i a t i o n ( N F PA ) reports that U.S. fire departments responded to an estimated 2.1 million false alarms in 2009, which included 979,500 responses due to unintentional activations (45%) and 698,000 due to system malfunctions (32%).

A well designed, installed, tested and accepted system is the first line of defence. Once the system has been installed it must have a proper inspection, testing and maintenance (ITM) program. By having qualified individuals inspect, test, and maintain fire alarm system components, many issues that can cause an unwanted alarm can be discovered and corrected.

It is also best to consult with the authority having jurisdiction (AHJ)

and design professionals on the optimal method to reduce unwanted alarms in a manner that complies with the codes and design intent of the system.

DETECTION PRINCIPLES & TRIGGERS Smoke detectors are associated with many unwanted alarms, although this may not be the result of a faulty detector. Components respond to the surrounding conditions. Burnt toast, steam or dust may activate the smoke detector because it cannot differentiate smoke from other particulates.

Smoke detectors operate on two basic principles: ionization and photoelectric.

Ionization detectors have a very Canadian Property Management | September 2012 23

lifesafety

Detectors and devices can be set off by high humidity, wind, high air movement and cold and hot temperatures. small amount of radioactive material (an alpha emitter) that ionizes the air in the sensing chamber and gives it an effective electrical conductance. Smoke or other airborne particles decrease the conductance of the air when they enter the ionization area, triggering the detector’s alarm when conductance is below a predetermined level.

When a photoelectric detector is inactive, its inner workings are configured so that light rays will not strike the photosensitive device that triggers the alarm. Smoke and/or other particles produce a lightscattering effect, which directs light toward the photosensitive device and causes the detector to respond.

Beam smoke detectors operate on the same light obscuration principle, but, in this case, a beam of light is passed a distance of 33 to 330 feet through a space, such as a large room.

Meanwhile, duct detectors are smoke detectors installed within the HVAC duct work, and may be difficult to locate as they are installed behind ceilings or within mechanical rooms.

Heat detectors can also be associated with unwanted alarms. Unwanted activations can occur when heat detectors are placed in the wrong locations or too near a heating source.

Heat detectors work on two basic principles: fixed temperature and rate-of-rise. Some heat detectors have both technologies within one device.

Fixed-temperature heat detectors are designed to trigger when the temperature of the operating element reaches a specified point.

Rate-of-rise detectors function when the rate of temperature increase exceeds a predetermined value, typically around 7°C to 8°C (12°F to 15°F) per minute. Rate-of-rise detectors are designed to compensate for the normal changes in ambient 24 September 2012 | Canadian Property Management

temperature (less than 6.7°C or 12°F per minute) that are expected under non-fire conditions. Rate compensating detectors respond to a predetermined temperature regardless of the rate of temperature rise.

Manual fire alarm boxes (also called pull stations) can also be associated with unwanted alarms when installed in areas where they can be struck accidentally or in areas subject to malicious activation.

There are two basic types of manual pull stations: single-action and double-action.

A single-action manual fire alarm box requires only one action to operate, making it more prone to activation when struck or leaned on. Double-action manual fire alarm boxes require two actions to operate, generally one to gain access to the activation device and one to activate it.

CONSTRUCTION ZONE PRECAUTIONS Construction dust, hot work, fumes and other construction work cause alarm activation. Once construction is complete, if the detectors are not cleaned and calibrated, they can cause more alarms. Before construction takes place, the AHJ should be involved in the fire protection requirements for the construction site, such as which detectors will be permitted to be out of service, the type of protection required, the notifications required and other issues affecting the building, occupants and fire department response.

Smoke detectors should be covered during construction to prevent dust accumulation in the detector chamber, but these covers should be removed at the end of the workday. If permitted, smoke detectors may be changed to heat detectors during construction and restored back to smoke detectors after work is complete. After construction is completed, all smoke detectors

should be cleaned and sensitivity checked.

Smoke detectors may need to be protected or placed out of service in the immediate area of hot work.

Sawing, grinding and drilling operations all cause dust that can set off a smoke detector. In areas where these activities are taking place, the detector should be temporarily covered or placed out of service.

In areas where painting is taking place, detectors should be removed or covered to prevent paint and paint fumes from entering the chamber or getting on chambers or elements of the detector. Detectors with paint exposure or painted detectors will need to be replaced.

EXPOSURE TO ELEMENTS Detectors and devices can be set off by high humidity, wind, high air movement and cold and hot temperatures. Heat detectors can be s e t o ff w h e n e x p o s e d t o h i g h temperature extremes.

Smoke detectors placed near exterior doorways need more frequent maintenance than other detectors.

They are susceptible to temperature variations, dust, vehicle exhaust, condensation from temperature changes and other conditions that cause them to alarm.

Smoke detectors should be moved away from exterior doorways or, if permitted, changed to heat detectors.

Rate-of-rise heat detectors should not be placed in areas subject to fast temperature changes.

Dust from cleaning and certain cleaning solutions can activate smoke detectors, and they may not be the best protection device in areas with large volumes of dust. If a smoke detector is required, use a vacuum to remove the dust or cover the smoke alarm during cleaning, but be sure to remove the cover when completed. If possible, prevent airborne dust from sweeping.

Duct detectors are subject to dust and humidity. Maintenance of duct detectors is important in reducing unwanted alarms. During maintenance, make sure that the proper type of smoke detector/alarm has been installed in the duct.

N o r m a l l y, d u c t d e t e c t o r s a r e required to transmit a supervisory

lifesafety alarm and should not transmit a fire alarm signal. If duct detectors are required to transmit a fire alarm, the devices should be programmed to transmit a fire alarm.

High humidity can set off the duct detectors. If the humidity is high, changes to the system may be needed to prevent activation. Many times humidity activations are due to the system being shut off when the building is not occupied and then started before occupancy. The system may need to be programmed to run at a higher setting to prevent humidity from entering the system.

WATER FLOW DEVICES Water flow devices (water pressure switches and water flow switches) are installed on automatic fire sprinkler systems as a means of providing an alarm when the system activates. They may be activated by pressure, pressure differential or mechanical sensor.

Water pressure switches operate when the switch actuator senses pressure or differential pressure due to water flow within the sprinkler system.

Water flow switches operate when the flow of water moves a mechanical operator, such as a paddle. In both cases, the point of sensor activation is intended to occur on the detection of the discharge of a certain number of gallons per minute that is equivalent to the amount of water discharged from a single operating sprinkler.

To prevent slight pressure changes and water surges from causing an alarm, water pressure/flow switches have a retard feature that can be programmed to hold the alarm for a set period of time before sending an alarm. The retard time is determined for each system during design. Water flow switches are usually located at the system riser and flow switches are located on the systems.

Water flow/pressure switches can cause unwanted alarms when not set up properly or when changes to the water system have taken place. If unwanted alarms are being received, the retard feature of the switch must be checked to ensure it has been set correctly. It needs to be set to prevent fluctuations of water pressure from setting it off. Have the switch checked out to make sure that it is working and set properly.

Retard chamber drains on the alarm

check valve of sprinkler systems can also become clogged, preventing water from draining from the chamber.

This eliminates or reduces the retard function of the chamber, causing alarm activation. The drain should be checked to make sure it is not blocked and is draining properly Vane type water flow switches should have the retard function set to

eliminate pressure fluctuations.

Retard functions should not be set to “0.” Settings should be per the system design. zz The complete text of Fire Service Guide to Reducing Unwanted Fire Alarms can be found at www.nfpacatalog.org/redgd. Portions of this material are copyright© 2012 NFPA.

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11-12-14 11-06-10 11:37 9:51 AM

security

Security’s Weak Authorized Users Consistently Undermine Controlled Access Mike Fenton, Director of Consulting & Client Support, Paragon Security

Constable Tom McKay, Peel Regional Police

Brett Reddock, President, Unparalleled Technologies

J.D. Killeen, Director of National Sales and Security Solutions, G4S Secure Solutions (Canada) Ltd.

Glenn Thomson, Vice President, Physical Security, Garda

Security threats can come from outside a building or within its occupancy. Vigilance is key to identifying potential risks on both fronts. In this Question & Answer format, security experts suggest some physical and behavioural measures to make a building less welcoming to criminal activity – Editor.

Canadian Property Management: What are most common security threats in industrial/commercial/institutional (ICI) and multi-residential buildings?

What areas of the building are vulnerable?

Fenton: The most common security threats vary by building, type of business, street configuration, income and demographics of the area, and the proximity of what practitioners of Crime Prevention Through Environmental Design (CPTED) would refer to as “negative activity generators.” However, the parking structure is consistently the most vulnerable area in most commercial, retail and residential facilities.

These areas are generally populated only briefly while people drop off and pick up their vehicles – i.e. no witnesses, plus an IPOD or GPS on the dashboard equals a tempting target.

Interestingly, while theft from autos continues to flourish, thefts of autos are way down. Newer vehicle technology makes them more difficult to steal and this has occurred in tandem with police initiatives, such as bait-car programs, dedicated auto theft task forces, etc.

loitering can lead to serious problems if it is not properly monitored or addressed.

All aforementioned areas can be vulnerable when they lack a critical intensity of people to make these areas safe. Ambiguously designed spaces can also be vulnerable to being used and or occupied in unconventional ways by persons who have little or no stake in the area or the property. This can also lead to serious problems if these persons are left to their own devices or are otherwise allowed access without monitoring and/or challenge.

Reddock:Different facilities may commonly experience different types of incidents, but theft, assaults and acts of mischief tend to be common security threats experienced by every type of facility. Location of the facility, the robustness of the security program and even the culture of the organization can be contributing factors.

Areas more open to the public are the most difficult to secure, primarily because there is a need to find a balance between effective non-intrusive security strategies, managing public perception and meeting the core functions of the business.

McKay: Trespassing is the most common For example, private/dedicated parking security threat that is applicable to all areas are increasingly being opened to the these types of buildings. Unstructured public. This has a ripple effect on security, 26 September 2012 | Canadian Property Management

as elevators and other entrances will be accommodating the movement patterns of people who do not work within the building.

Killeen: Statistics show that 72% of all thefts, fraud, sabotage and accidents are caused by a company’s own employees. Another 15 to 20% comes from contractors and consultants.

Only about 5%to 8% are committed by external people.

One of the most dangerous, and often overlooked, situations is threats to occupants brought on by domestic issues and ex-employees. It is imperative that occupants and employees are encouraged to share personal issues to enhance the safety of all. (See associated story, page 34) In office buildings, many concerns centre on access to office areas by undesirable persons that can lead to threats and assault. These often include domestic partners and troubled or ex-employees.

Theft of equipment, personal items and information, or vandalism and damage to property may be perpetrated by employees, contractors or unauthorized persons.

Although malls and shopping centres are private property and commercial enterprises, they are often viewed as public domain.

These often become central meeting points for not only peaceable citizens, but also those with criminal intent. Drug trafficking,

security

Link gang activity, theft and assault can be a problem in these environment. Other common issues include vandalism, loitering and vehicle crime.

Meanwhile, residential buildings present the dilemmas of unauthorized access by undesirable persons aided by tenants; unauthorized or illegal activity on site; and/or tenants inviting undesirable people into the premises.

Vulnerable areas can include main office areas as well as less travelled areas, including: office lobby areas; stairwells; parking garages; laundry areas; back corridors and seldom used building exits.

Canadian Property Management: What are some recommended safety features/equipment, design measures and security staffing to address these threats and vulnerabilities?

Reddock: Recommendations and features of a security program should not only be based on the building, risks, location of the facility, etc., but also on the culture of the business and the mindset of the leadership. An effective security program is made up of a number of components working together and, again, comes down to knowing what you want and determining what you have.

That said, every security program should have: 1. The proper amount of security personnel, accounting for peak and non-peak hours; 2. Proper and regular training of security personnel; 3. An effective tenant/community security education/information program; 4. Concise and comprehensive written security procedures; 5. A concise and comprehensive written emergency response plan; 6. Security cameras, properly positioned; and 7. Access control system Fenton: Parking structures can be made safer by using modern CPTED design concepts such as elevator lobbies and stairwells with lots of windows to create witness identification potential. Parking garages are now also designed with minimal visual barriers.

Today’s garage is much more likely to have light reflective floors, walls and ceilings, and avoid the use of dark colours that absorb light. For example, pipes and columns will be painted white rather than black.

Guard patrols continue to be a big part of most parking structure security programs.

In surface lots, marked vehicles are popular, whereas, underground, bicycle patrols are more popular.

Some organizations have used the CPTED principle of placing a safe activity in an unsafe area. The best example of this is in Windsor where a large hospital relocated its security office to a crime prone parking area. Crime declined dramatically.

Other methods of improving underground garage security include installing car wash bays, vacuum cleaning and window cleaning stations. These activities increase the number of normal users in parking areas who can deter or report crime.

Thomson: Control the people who access the property. Background checks on property management, maintenance staff and contracted suppliers are recommended. Security staff can educate other on-site employees on various tactics, including tailgating and the friendly challenge to people who are not recognized or without ID. Canadian Property Management: How can building occupants compromise/undermine security, and what can property/ facilities managers do to change this behaviour?

McKay: Building occupants most frequently compromise security by letting convenience prevail, such as propping open an exit door to create the most convenient Canadian Property Management | September 2012 27

security route to a destination. This not only leaves the building vulnerable, but can also cause damage and premature wear to door closers and related hardware. Adding a door enunciator/screamer can effectively discipline people who would otherwise compromise security for convenience.

Building occupants also undermine security simply by failing to pay attention – most notably ignoring loiterers and/or assisting them to gain entry to the building.

Building occupants need to assess the potential for trespassing and to challenge piggybacking – i.e. allowing someone to follow them into the building – when it is safe to do so. A simple question such as “are you a resident?” (when others are around) removes a would-be trespasser’s anonymity, while being accepted by most residents as a good security practice.

People should also pay more attention to suspicious activity. For example, if someone is walking through the building wearing a bulky coat on a warm day and hiding his/her face, it’s probably grounds for suspicion.

Leading by example and education are keys to changing behaviour. If a high-rise residential building has a newsletter, a

section should be devoted to security matters, which can be used to pass along timely information, seasonal tips and reminders.

Managers should also take inventory of property signage. Those are “No Trespass” signs with a trespass warning and cctv signs at all major property and building entrances, and a two-sided “Sorry we cannot open the door to strangers and do not open the door to strangers” sign or decal on the interior entry vestibule door.

Property managers looking for resources can turn to the Residential High-Rise Security fact sheet found on the Peel Police web site.

(Go to www.peelpolice.ca and click on Crime Prevention Services.) The site features an extensive inventory of fact sheets on a variety of topics in different languages, including a four page fact sheet on Closed Circuit Television (CCTV).

Fenton: In garages, highly visible wayfinding signage is important because persons who look lost are more likely to be the victims of in-garage grab-and-go robberies or purse snatchings. Signage should also advise people not to leave valuables visible within vehicles.

Canadian Property Management: When – time of day, day of the week, etc. – are perpetrators most likely to strike? What kinds of equipment, materials, furnishings etc. are most attractive to thieves?

Killeen: This is an often asked question with an imprecise answer: it depends. A good way to address it is to identify where vulnerabilities lie and what is attractive to would-be thieves.

Surprisingly, the most common thefts take place during the day under the guise of belonging. Three things are required for a theft to occur – referred to as the “theft triangle” – motive, desire and opportunity. Times with little activity will often enhance the opportunity for theft.

Thomson: Each building is unique and what’s attractive to thieves may vary from location to location. Portable electronics, wallets and purses are vulnerable since theft is generally a crime of opportunity.

However, thieves have been known to steal items as large as photocopiers.

Canadian Property Management: Are there privacy issues related to security cameras that building owners/ managers should be aware of?

Reddock: Yes. CCTV (cameras) must comply with PIPEDA (Personal Information Protection Electronic Documentation Act), a federal Act that governs the collection, use and management of personal information.

PIPEDA has established a number of guidelines that govern the use, implementation and governance of cameras on private properties. More information can be found on the Office of the Privacy Commissioner of Canada web site.

Fenton: Some condominiums have supplemented their parking lot security program by reconfiguring their CCTV systems so residents can observe some of the garage CCTV cameras from their suites. This tactic has had some interesting fallout. For example, the owner of a sports car would, upon arriving home, reposition one of the garage overhead door cameras so he could observe his vehicle. In a more disturbing case, a single male resident used the laundry room camera to watch for unaccompanied women so he could go and proposition them. zz

28 September 2012 | Canadian Property Management

advertisingfeature

Cost vs. Price

It’s more than just price for Kruger Products

How many times have you heard the expression “You get what you pay for”?

When it comes to purchasing paper products for the property management sector this expression could not be more applicable. After all, a cheaper paper product may not be the best cost-saving solution in the long run, and often times we even see this in the short run.

Indeed a property manager may save money on the initial purchase of the product, but could invariably spend more money down the road by choosing an inferior product when additional concerns such as increased labour costs, higher consumption rates, a damaged brand image, and an unsatisfactory end-user experience are all factored in.

That is why Kruger Products, the leading Canadian manufacturer and distributor of towel and tissue products, uses a business model called cost-in-use to help its customers understand the variety of choices they have when selecting paper products and dispensing solutions for their buildings.

Kruger Products L.P., a subsidiary of Kruger Inc., is known for its premium quality tissue, towel and napkin products including Embassy, Esteem and White Swan. Its leading consumer brands include Cashmere bathroom tissue, SpongeTowels paper towels, and Scotties facial tissue.

“At Kruger Products we believe an item’s cost-in-use and an understanding of the overall cost of a product versus just the upfront case price, are important considerations,” said Jay Candido, Corporate Director of Marketing and Operations, Kruger Products Away from Home Division.

But key to understanding cost-in-use is being able to differentiate between the actual cost or price of a product in dollars and cents and the true worth of a product across its entire lifespan as well as how it impacts other areas of a business.

Comparing products or services based on price alone is simplistic and one-dimensional, explained Candido.

“There is always a misperception that if you have a lower case cost up front then it is saving you money, but in reality there is either less in the case or it is a lower quality product,” said Candido.

Kruger Products works with its customers and distributer partners to help them

understand cost-in-use while making their purchasing choices not only when it comes to tissue and paper products, but also as it relates to other products with similar purchasing considerations.

The company has developed a proprietary cost-in-use calculator, which helps the customer break down their current spending patterns and compare them with products it recommends. The result is a clear demonstration of where savings can be made through the right product and dispensing solutions.

“We train our sales people to understand the value that brings to end users,” said Candido. “Our proprietary cost-in-use calculator our sales team uses actually takes end users through each element of cost-inuse and shows them how the overall cost of the product is different from the upfront price that they may see on a case.”

Cost-in-use savings elements • Labour cost savings: Direct savings from longer and/or better quality roll towel and tissue can translate to incremental labour savings for the business because less maintenance servicing is required.

• Reduced consumption: Pairing better quality towel and tissue with controlled dispensing solutions can actually reduce overall consumption, meaning less replacement purchases required over the year.

• Support of brand image: Better quality products influence customers’ perception of a facility, resulting in positive experiences and repeat business.

• Precise product comparison: Buy smart; before comparing two competitive products, make sure all specifications are identical to ensure an accurate comparison is being made.

• Controlled dispensing: Using product dispensing systems that control the amount of product release at one time will help reduce product usage amounts, waste and overall cost.

“We work closely with our customers to help them understand these elements and apply them to their purchasing decisions so that they experience substantial differences to

their bottom lines,” said Candido. “We can show them the value of cost-in-use through our products and help them realize the benefit of using this concept with other parts of their business.”

While price and cost savings might be perceived as the most important consideration, it has been shown that choosing a superior brand has a long lasting effect on the company’s image.

Clean facilities with good quality products/ amenities have a great influence on a building’s overall image. A customer’s impression of the establishment often changes depending on the conditions of the building, its facilities and the quality of products, especially in common areas, like washrooms and front lobbies.

Labour costs can also be reduced significantly by making the right choice. Using longer bathroom tissue and roll towels Kruger Products proudly offers the longest roll towel on the market, its White Swan 1,200 ft translates into less time refilling dispensers and dealing with run-outs. This allows maintenance staff to focus on other, more important, tasks.

From an image perspective, fewer empty rolls in bathroom stalls and paper towel dispensers result in an improved overall building image, knowing that the environment is being well maintained and let’s not forget happier end users.

Also, by offering higher quality, better performing products with dispensing solutions reduces the amount of product that patrons need to use, resulting in fewer replacement purchases over the year, thereby costing less in the longer-run.

“When it comes to tissues and towel products at Kruger Products we don’t believe that cheaper is always better because lower quality products are typically consumed in greater quantities and do a poorer job,” Candido said. “There is more waste and usage on these products. So by moving to our premium systems solution, one that makes sense for your business, we are able to provide value by reducing overall consumption and replacement order costs by offering better absorbency and better strength in our products.”

Written by Scott Anderson - Editor of Building Strategies & Sustainability

health&safety

Consistent Communications Simplify Safety Instructions

New Standard Promotes Universal Understanding of Risk

By Barbara Carss Across-the-board retraining in WHMIS (workplace hazardous materials information system) will likely be required in Canadian workplaces within the next few years upon the introduction of a new international standard. The Globally Harmonized System (GHS) for Classifying and Labelling Chemicals will introduce a universal template for conveying product information in safety data sheets and a consistent labelling format using pictograms.

30 September 2012 | Canadian Property Management

Manufacturers/suppliers will also be following new rules for identifying health, physical and environmental hazards that will give purchasers and users a more comprehensive breakdown of a product’s potential harmful effects. These include additional categories of disclosure, such as risk to the ozone layer and aquatic environment, which will broaden the scope of the material safety data sheets (MSDS) currently mandated through WHMIS.

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health&safety “It is going to make it a lot simpler for workers on the shop floor,” predicts Rob Parker, Senior Occupational Hygienist with Pinchin Environmental Ltd. “With the current system, you can have an MSDS format that is different from product to product. This will standardize it. GHS will also standardize risk phrases so if something is flammable in the old system, it’s still going to be flammable in the new, and there are going to be the same phrases used on flammable product A and flammable products X,Y and Z.” Many of the details are still unknown as Health Canada works toward its stated March 2013 target date for releasing draft regulations. However, Canada’s commitment to the new system is longstanding, beginning with the initial adoption of the concept in 1992 at the United Nations Earth Summit in Rio de Janeiro.

The original objective to develop an easily understandable global system “if feasible, by the year 2000” proved to be somewhat optimistic as the work progressed. It draws from requirements and approaches in four existing systems – including those used in Canada, the United States and the European

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Union, as well as the United Nations Recommendations on the Transport of Dangerous Goods – while taking into account the needs of developing nations and recent scientific advancements.

PROGRESS TO IMPLEMENTATION “None of this has been put into law here in Canada so we make assumptions based on what other jurisdictions are doing,” acknowledges Renzo Dalla Via, Senior Research Specialist with the Ontario-based training and advocacy organization, Workplace Safety & Prevention Services (WSPS). “Our assumption is that Canada intends to be ready for when the U.S. and E.U. are fully implementing GHS.” Toward this end, a joint Canada-U.S. working group was established last year to share expertise and synchronize the two countries’ efforts as much as possible.

Canadian federal officials are currently aiming to have the regulations finalized by January 2014 with implementation to follow in 2015. Provincial governments would then have to enact complementary regulations under their own occupational health and safety statutes.

The U.S. Occupational Safety & Health Administration (OSHA) recently amended its Hazard Communications Standard to correspond with GHS, although the complete switchover to the new rules is expected to be phased in over the next four years. The E.U. similarly adopted new regulations in 2009, with plans to incrementally phase them in by 2015.

Products entering Canada must continue to comply with the current Canadian rules until GHS is formally adopted here.

“I’m sure we are going to see dual labels on products for a period of time,” Parker says. “A lot of companies are already moving to the new safety sheet format. We are seeing that now with things coming from some of the European countries and the U.S., and they will need to be WHMIScompliant here.”

Even after GHS is adopted, discussion thus far indicates that at least two rules not explicitly stated in GHS will continue to apply in Canada. Safety data sheets will have to be updated at a minimum interval of three years, while labelling and product information must be in both English and French.

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32 September 2012 | Canadian Property Management

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health&safety “GHS is not meant to reduce any of the existing rigour and obligation for the protection of the worker or the consumer,” Dalla Via emphasizes.

TRAINING REQUIREMENTS Safety advocates and educators endorse GHS’ greater reliance on pictograms to communicate warnings, but caution that it will take some time and repeated exposure to the images before users reflexively associate a message with a symbol.

“WSPS has been doing a significant amount of work around pictograms and their ability to transcend language and literacy obstacles, but it does require training for it to become known and for it to become inculcated into society,” observes Sandra Miller, Vice President of Innovation and Knowledge Mobilization with WSPS. “Information about the pictograms needs to be posted in places where the activity is taking place, and workers will need to know who they should go to for further guidance.”

Current regulations mandate WHMIS training for all employees who handle or may be exposed to hazardous products or materials. This training typically takes two to three hours to complete. An annual

program review is required, which may also entail refresher training if new controlled products have been introduced into the workplace, or product information or workplace conditions change “The refresher training can be pretty simple and can take less than half-an-hour.

When GHS comes in, I think it will require a more involved level of training. It will probably be more web-based training,” Parker says.

“It’s very obvious that everyone will need to be retrained,” Dalla Via concurs. “Labels will start to look different. Safety data sheets will be different, and a number of companies will tighten up on the way products are designated.”

THE NEXT STEP Nevertheless, GHS is ultimately about messaging, not substance. It aims to simplify and clarify communication about risk, but the products may remain as persistently risky.

“It’s one of the tools in the toolkit, but our real goal is actually to end up with safer products,” asserts Stephen Ashkin, Executive Director of the Green Cleaning Network and an advisor to the U.S. Green

Building Council on green cleaning standards in LEED for Existing Buildings: Operations & Maintenance. “Why should there be hazardous products on the market if safer ones are available?”

He sees a role for ingredient disclosure and more precise labelling in that objective.

“We want to try to use the marketplace to drive safer products. If we can get manufacturers to disclose all the ingredients they use and standardize the nomenclature for those ingredients, we really believe it will be in manufacturers’ interest to produce safer products,” he maintains. “The people who make the products are like cooks and bakers. They don’t make the eggs; they don’t make the flour, but, through the market, we can encourage them to use ingredients that are safer.” zz For more information about GHS, see the Canadian Centre of Occupational Health and Safety web site at www.ccohs.ca/ oshanswers/chemicals/ghs.html?print. For more information about Workplace Safety & Prevention Services, see www.wsps.ca. For more information about the Green Cleaning Network, see www.greencleaningnetwork.org.

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34 September 2012 | Canadian Property Management Untitled-7 1

12-02-29 5:02 PM

Market Watch The State of the GTA Office Sector The books have closed on the first half of 2012, so it’s time to look back at the GTA office market’s recent performance. Now available online, this V-Report addresses how the sector is currently doing. Learn from the experts about key trends in the 416 and 905 area codes, new development and the driving factors behind it as well as what to expect over the next 12 to 18 months.

Andrew McAllan

Glenn Way

Senior Vice-President, Real Estate Management Oxford Properties Group

Vice-President, Asset Management, Greater Toronto Area GWL Realty Advisors Inc.

Not getting our V-Reports? Sign up at vreports@mediaedge.ca for direct delivery to your e-mail inbox.

To sponsor or participate in a V-Report, contact Clare Tattersall at claret@mediaedge.ca.

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health&safety

Minding Mental Health in the Workplace

Organizational Culture Shapes Emotional Environment

By Merv Gilbert and Dan Bilsker

The pending National Standard of Canada for Psychological Health and Safety in the Workplace will use the Plan-Do-Check-Act approach synonymous with the International Organization for Standardization’s ISO standards for performance target-setting, monitoring, measurement and continuous improvement. An associated advance document released earlier this year by the Mental Health Commission of Canada examines employers’ influence and responsibility for supporting effective mental health strategies, outlines practical strategies and actions that can be implemented across various workplaces, and weighs the ultimate benefits for employers, employees, their families and society at large. The following is an excerpt – Editor.

Job design that uses the psychological health and safety (PH&S) lens has immense potential to reduce the risk of psychological injury. Psychologically-informed recruitment and selection recognizes that most employees nowadays spend their time dealing with others and attending to computer screens; they are using their minds more than their muscles.

It is not surprising that psychological injuries are overtaking physical injuries in many sectors. But the processes used to 36 September 2012 | Canadian Property Management

design jobs or select the right people for the right job haven’t always kept up. Updating this process can increase employee fit, satisfaction and productivity and facilitate successful advancement.

Using the PH&S lens for job design means considering the psychological impact of factors such as workload (pacing the flow of work) work scheduling (providing flexibility to support work-life balance) and perceived fairness (soliciting input from staff regarding fairness of reward allocation or work assignment).

Using the PH&S lens for selection means matching an employee’s psychological competencies to job demands: concentration (sustained attention, multi-tasking); emotional intelligence (awareness of own and others’ feelings); self-management (handling stress, balancing work and life); problem solving, etc.

It may be helpful to review existing positions with a focus on psychological requirements, using input from employees who are successfully performing the jobs.

Identifying psychological risk related to specific job tasks is important so that workers with identified psychological concerns are not placed in a job that may injure them or in which they may not be successful.

Although stress management skills can be developed individually in-person or on-line, stress management training is usually provided in a group setting. Stress management interventions generally focus on: (i) the control of distressing or dysfunctional thoughts and emotions triggered by stressful work and personal factors; and (ii) effective problem-solving strategies to identify and address workplace or personal stressors.

Within each of these two areas, a number of specific skills are taught. Here are some common stress management skills: • Time management: efficient use of limited time through prioritizing tasks, protecting time for uninterrupted focus on complex tasks and managing e-mail floods.

• Conflict resolution: effective negotiation methods and appropriate assertiveness.

• Relaxation: enhanced ability to remain physically relaxed and mentally calm despite ongoing stresses, whether through specific relaxation techniques or exercise.

• Structure d p ro b l e m s o l v i n g : addressing particular situational problems in a rational and systematic way leading to responses that are more likely to be effective.

• Realistic thinking: identifying irrational or maladaptive thinking patterns that may STRESS MANAGEMENT be increasing distress and replacing these Enhanced skills for dealing more effectively with more fair and realistic thoughts with personal and workplace stressors may conducive to reduced distress and more help to prevent the onset of significant useful action. personal distress and functional difficulties, as well as more serious psychological RECOGNITION & RESPONSE problems and common mental disorders. Employees with patterns of declining or An employee who has learned to cope inconsistent job performance, interpersonal successfully with the stressful impact of a difficulties or other uncharacteristic new software system, for example, is less behaviours may have psychological health likely to develop psychological problems issues, including the presence of an and reduced work function. emerging or underlying mental disorder that These might be manifest in presenteeism may be related to workplace or home (present at work but with reduced function), factors. Regardless of the source, these increased absence from work, or even behaviours require attention. medical disability leave. Stress management Managers and supervisors are welltraining delivers skills to cope better with positioned to recognize problematic stress before the individual has been behaviours and take action. Manager psychologically harmed. response, or lack of response, often

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health&safety determines whether the situation worsens, perhaps leading to a grievance, accident or extended absence and disability.

These can be difficult conversations for managers. Many aren’t sure what to do or say and lack knowledge of relevant rights, responsibilities and available resources.

Furthermore, managers may be experiencing their own psychological problems and may transmit their distress to employees. It is critical to train and support managers to care for their own psychological health, as well as supporting their staff.

Some larger organizations have developed manager PH&S training programs specific to their business or sector. This may be useful if there are particular aspects of the organization presenting unique challenges (e.g., remote workplaces or safety-sensitive positions).

Excellent resources are also available that provide manager training (in-person, on-line, written materials).

Some important manager skills include: • recognizing workplace behaviours that may reflect a PH&S issue • engaging in useful conversations with distressed employees (‘I noticed…’ ‘How can I help?’ ’Can we follow up?’)

• respecting privacy and human rights • being familiar with organizational policies and resources pertaining to PH&S • supporting workers with psychological issues while at work

• assisting workers with psychological been called “emotional contagion” and it’s disability to return to work in a safe and easy to see how it might happen.

There may also be a risk of emotional sustainable fashion contagion to peers and senior management, Managers should have some access to communicating an organizational culture psychological health experts (external or of poor psychological self-management. internal) who can support and coach them This will have a greater impact on in difficult situations. Communicate the employees than policy statements about intent of the training and support to the PH&S. In the words of one corporate workforce so that employees will expect health consultant: “organizational culture beats policy, every time.” their managers to respond appropriately.

Yet, if emotional contagion can spread negative psychological states or poor coping, MANAGERIAL ROLE MODELS A recent Health Canada study found it can also spread positive psychological that individuals in managerial positions health and better coping. Psychologically are the ones having the most difficulty healthy managers are better managers.

The manager can serve as a positive role with work-home balance. They are at higher risk for psychological health model for handling PH&S, demonstrating effective work-life balance, workload problems than other employees.

Work-home imbalance is one of the management, resilience, conflict resolution major causes. For example, managers have and goal setting. It may be that focusing been recognized for their loyalty and PH&S efforts on managers will create willingness to contribute time and effort, positive changes throughout the entire but this recognition may come at a steep workforce. zz cost if they lose sight of their own PH&S. I t h a s b e e n f o u n d t h a t t h e Merv Gilbert, PhD and Dan Bilsker, PhD are psychological health of managers researchers at the Centre for Applied affects the psychological health of those Research in Mental Health and Addiction at who report to them. If a manager is Simon Fraser University. The complete text overly worried, significantly depressed, of Psychological Health & Safety: An tense and angry or suffering the effects Action Guide for Employers can be found of excessive alcohol use, everyone on on the Mental Health Commission of Canada’s web the work team will be affected. This has site at www.mentalhealthcommission.ca.

PROVINCIAL LEGISLATION TARGETS VIOLENCE AND BULLYING Recent amendments to British Columbia’s Workers Compensation Act now recognize traumatic events and/or workplace stressors as an accepted cause of mental disorders and grounds for compensation. Notably, bullying and harassment are explicitly identified as workplace stressors.

Workers would be eligible if they exhibit a mental or physical condition described in the American Psychiatric Association’s Diagnostic and Statistical Manual of Mental Disorders, which has been diagnosed by a registered psychiatrist or psychologist. However, the legislation also stipulates that disorders arising from employers’ scrutiny or disciplinary actions related to employees’ work and conduct in the workplace will not qualify for compensation.

Previously, the Act only recognized mental stress that was a reaction to a sudden and unexpected traumatic event that occurred in the course of employment.

The move to broaden the scope places B.C. among five Canadian provinces that

38 September 2012 | Canadian Property Management

have enacted rules to counter bullying in the workplace. The Ministry of Labour’s health and safety agency, WorkSafeBC, is also developing model policies and guidelines that employers can use.

“Our government’s position on bullying is straightforward. It’s simply not acceptable at any level,” Margaret McDiarmid, B.C.’s Minister of Labour, Citizens’ Services and Open Government, said upon introducing the amendments in May 2012.

Yet, employers have not been directed to take any specific measures, unlike their peers in Ontario. Since June 2010, employers in that province are required to assess the risk for violence in the workplace, inform employees of their potential vulnerability, and implement responsive policies, procedures and mechanisms for employees to report their concerns.

Alternatively, B.C.’s approach is to create an instrument in the Workers Compensation Act that can be applied in addition to all the

traditional legislative and civil law protections for workers.

“It’s not prescriptive, but it does open up an additional area of claims,” observes Nicole Byres, Chair of the Labour & Employment Group with Clark Wilson LLP. “WorkSafeBC puts out a lot of publications to guide employers, but it’s left up to them to implement these recommendations.”

Elsewhere in Canada, the Saskatchewan legislature also adopted amendments to its provincial Occupational Health & Safety Act in May 2012. Among the newly introduced measures, employers will be required to have a written policy statement and prevention plan to deal with violence if a violent situation has occurred in the workplace or “may reasonably be expected to occur”. This went into effect on September 3, 2012.

For more information, see www.worksafebc.com.

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maintenance/housekeeping

Fresh Approaches to Indoor Air Quality Retailers Showcase Best Practices

Proven and innovative initiatives to promote indoor air quality (IAQ) are among the wide-reaching case studies in 2012 Best Practices, the Professional Retail Store Maintenance Association’s (PRSM) third annual compendium of industry-leading strategies for cost-effective, efficient and sustainable facilities management and operations. For more information, see the web site at www.prsm.com. The following excerpts highlight odour control and chemical dispensing – Editor.

Case Study #1:

Case Study #2:

By Keith Keingstein, BJ Elliott, Carlos Gendron and Rex Boynton

By Michelle Chiba

Ions Induce Stench-Quenching Reaction

Bipolar ionization purifies air, eradicates odours and reduces dependence on outside air ventilation. A food retailer saw all three benefits when the technology was successfully deployed to address odours emanating from its meat department. The aroma had been undermining the store’s ambience, plus infiltrating and clinging to staff members’ clothing potentially affecting productivity and/or employee retention.

Ions are an atmospheric element abundantly found in pristine natural environments. When deliberately introduced into more compromised settings, they interact with and reduce the common contaminants that degrade air quality.

Within a building, air purification technology produces positive and negative ions that are attracted to particulate contaminants with an opposite charge. This creates an agglomeration of larger, heavier particles that drop to ground level where they are more effectively captured by filters in an HVAC system.

The bipolar process does not dilute or mask odours.

Rather, it breaks down their composition and eliminates them at the source. Ions are also effective in reducing volatile organic compounds by turning them into basic odorless elements like carbon dioxide and water vapour.

In this case, induct air purification systems were installed in multiple air-handling units at the supermarket to target shopping and vestibule areas, while portable units were shelf-mounted in butcher work areas and cooler boxes.

Within two days of installation, customers remarked how clean and fresh the air smelled in the store and employees also reported that trapped odours had disappeared from their work attire. Notably, unpleasant odours from the seafood and dumpster areas were eliminated.

As a spinoff benefit, energy savings were gained through a reduced need for outside air ventilation. Although the store’s owner/manager did not measure energy savings in this case, a case study of a similar installation in Florida shows cost savings and reduced outside air use that equated to a 2.9-year payback on the equipment and annual maintenance costs.

Keith Keingstein is President, BOSS Facility Services. BJ Elliott is President, Intelligent Power & Air Solutions. Carlos Gendron is VP, Sales and Marketing and Rex Boynton is a Consultant and member of the Advisory Board with AtmosAir Solutions.

Premeasured Nix on On-Site Chemical Mixing

Prior to 2007, a fragmented approach to in-store cleaning supplies was causing some concerns across the more than 1,900 Home Depot retail locations throughout the United States. There was little cost visibility or centralized control of cleaning chemical expenditures made by the company’s various regional janitorial service providers.

There was no oversight to ensure a consistent set of standards for the chemicals used in cleaning the stores. This could be problematic, for example, if the wrong floor cleaner was used and dulled the high-gloss polish, or inappropriate cleaners or concentrations of cleaning solutions damaged floor-scrubbing equipment.

Meanwhile, store janitor closets were often crowded with cleaning implements and large containers of bulk chemicals, which sometimes hindered the efficiency of the cleaning personnel.

In response, a standardized cleaning chemical program was created based on a portioned chemical concentrate packet system similar to the detergent packets used in residential dishwashers. Instead of buying chemicals in bulk containers, janitorial service providers purchase kits that contain a three-month supply of all of the chemicals required to clean and sanitize each store.

The cleaning concentrate packets are premeasured for use in spray bottles, mop buckets and scrubbers and dissolve when immersed in water. This eliminates the previous challenge with mixing chemicals and attaining the correct concentration.

The current supplier for the chemical packet system aided in determining the chemical formulations to best meet store needs as well as the quantities needed.

By directly negotiating chemical prices with the cleaning chemical supplier and stipulating the usage of the preferred supplier, this system has achieved the goal of cost accountability and control. The Home Depot worked with the manufacturer to analyze stores’ cleaning needs and developed customized cleaning kits for both low- and high-volume locations.

This has fulfilled quality control goals in several ways: the same chemicals are used in every store to maintain cleaning standards nationwide; the packets are colour-coded to ensure that the proper chemicals are used for every task; and the company controls the selection of formulations that deliver optimum cleaning power, while protecting employees and the environment.

Previously, a 90-day supply of cleaning chemicals amounted to approximately 18 cases or 140 2.5-litre bottles. Now, three months of cleaning supplies for the entire store takes up the space of just three of those cases. This has improved cleaning staff efficiency, taken the guesswork out of chemical mixing and reduced exposure to handling chemicals.

Janitorial service providers were skeptical at first because they expected the chemical packet system to be more costly. Instead, they have reported lower, more predictive chemical expenditures and less waste.

Prior to implementing this system, it was not possible to isolate cleaning chemical costs from total cleaning expenditures. However, today, cleaning chemical costs represent only 2% of the hourly cleaning expense.

Michelle Chiba is Manager, Building Services, with The Home Depot.

40 September 2012 | Canadian Property Management

Putting the “quality” back in “air quality.”

Because if your building’s not healthy, neither are your tenants. truth is, we’ve made our buildings so energy efficient that dust, humidity, volatile organic compounds and hidden gases are trapped indoors. and unless treated properly and regularly, the air in your buildings can become a reservoir for dirt and potentially dangerous contaminants and a source of irritation for your tenants.

Clinicair is here to help with a specially selected suite of the latest state-of-the-art services and products to identify and resolve iaQ problems in multi-unit buildings, businesses, and medical and dental offices. and every member of the Clinicair team attends rigorous training and is certified by Healthy indoors Partnership (HiP), the Canadian professional iaQ association.

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maintenance/housekeeping

Salvation for the Squeamish No-Touch Controls Support Health and Accessibility

By Brian Huen Clean and accessible restrooms influence perceptions about the building as a whole. Ambience is important, but it’s even more critical to safeguard public health and ensure convenience and dignity for all potential users.

Touch-free fixtures can support all three outcomes by eliminating manual controls, reducing opportunities for the spread of germs and addressing patrons’ general aversion to surfaces in high-traffic communal spaces. Touch-free controls can be activated with minimal physical exertion, and eliminate handles that can be a repository and transfer point for contamination. Germs can live on surfaces for up to 72 hours, so the best solution is to prevent them from landing on those surfaces in the first place.

Touch-free faucets are now available with an omni-directional sensing zone of up to 7.5 centimetres, making it much easier to start the flow of water. Built-in temperature control

and anti-scald systems protect users, with side benefits of water and energy savings.

Touch-free soap delivery systems help eliminate cross-contamination since there are no controls to be touched with pre-washed hands. Controlled dispensing of a measured amount of concentrated soap reduces waste.

When selecting systems, property managers should consider the system yield – i.e. the number of hand washes per refill. Expected battery life and the format of refills, such as package size and the amount of waste packaging, are among other cost factors.

Automated flushers improve hygiene by eliminating touch-points of crosscontamination. When coupled with around-the-clock automated cleaning systems, labour previously devoted to cleaning toilets and urinals can be freed up for other tasks. Cleaners’ exposure to chemicals is also reduced.

Systems are easy to install, help reduce odours and hard water stains, and maintain drains for up to 60 days. In particular, in-line delivery systems clean wherever water travels, including hard-to-reach areas such as under the rim.

Finally, an automated touch-free door addresses the challenges – and eases the contortions – of exiting while avoiding contact with the door’s surface. New engineering solutions allow patrons to activate the door without pushing a button, and possibly picking up contamination in the process. It should also prevent the unsightly and potentially hazardous buildup of discarded paper towels in the exit area. zz Brian Huen is a Product Manager for Rubbermaid Commercial Products, LLC. For more information, see the web site at www.rcpworksmarter.com.

UngUarded BUildings invite Unwanted activities. commissionaires doesn’t jUst protect yoUr BUilding, it safegUards the people who work there.

In addition to patrolling your office or residential complex, our commissionaires are your security concierges – a welcoming presence that will keep your tenants safe.

With our experienced and engaged gaurds, we are your eyes and ears on site.

www.commissionaires.ca 42 7612023_COMM_CPM September 2012 | Canadian Property Ad_v.3.indd 1 Management

12-09-14 10:52 AM

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