Facility Cleaning & Maintenance by MediaEdge

SERVING THE FACILIT Y CLE ANING & MAINTENANCE INDUSTRY

AUGUST/SEPTEMBER 2016

� CLEANING CONUNDRUM: DAY OR NIGHT? � SUSTAINABLE CARPET CARE � CREATING AN EFFECTIVE CLIENT SURVEY

LEADING THE WAY Chris Draayer steers Commercial Cleaning Services’ growth plans in Ontario and beyond

PA R T O F T H E

PM#40063056

P A R T

O F

T H E

Clorox® handles it. It’s not just sneezes, coughs and hands that spread germs — it’s “Hot Spots” like doorknobs, handrails, keyboards, phones and restroom surfaces. They are all hot spots that harbour bacteria & viruses. As we travel throughout our day — offices, schools, health clubs — we come in contact with viruses and bacteria everywhere.

SMART and TOUGH

Cold & Flu germs can survive on high touch surfaces for 48 hours. Clorox® disinfectants kill 99.9% of illness-causing viruses and bacteria in minutes. Help keep your world healthier with Clorox® disinfectants and cleaners.

THE COMPLETE CLEAN

Urine Trouble? Eliminate urine stains and odour with new Clorox® Urine Remover. 3 in 4 People are DISGUSTED by urine stains and odours.

Cleaning professionals report that removing urine odours is their

No. 1 CLEANING PRIORITY.

Tough jobs demand smart solutions. Urine is one of the toughest stains to clean and odours to remove. New Clorox® Urine Remover breaks down urine to quickly eliminate odours and remove stains from both hard and soft surfaces. © 2015 Clorox Professional Products Company

Use as directed on label.

1. Clorox Professional Products Company and ClearVoice Research (February 2012). Online Survey of Professional Cleaning Service Industry Decision Makers. (Survey of 933 cleaning industry decision makers across various industries)

� CONTENTS AUGUST/SEPTEMBER 2016 PHOTOS BY ROBYN RUSSELL

SPOTLIGHT 14 Seeing the Light of Day Switching to daytime cleaning makes ‘cents’ for some office buildings by John Tsertos 18 Mastering the Tenant Move How to properly prep a unit for the next occupant by Steve Huck 20 Keeping Up the Facade Regular window cleaning maintains good first impression by Michael Morozov

BUSINESS MANAGEMENT 22 Money Matters 10 ways to reduce cleaning costs by Tobi Colbert

COVER STORY 10 Raising the Bar Commercial Cleaning Services takes commitment to quality to whole new level by Clare Tattersall

IN EVERY ISSUE 8 Editor’s Letter When Opportunity Knocks 24 Expert Q+A Client Surveys: Help or Hype? 38 Clean Matters The Quiet Cleaner

Ontario’s Ministry of Labour must be notified before any worker begins window cleaning at a building for which a suspended scaffold, boatswain’s chair or similar suspension equipment is used. 4 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

26 Creating Value with Cleaning Inspections Five steps to getting it right by Judy Gillies

SUSTAINABILITY 30 Building Blocks of Success Distributors play important role in creating sustainable cleaning programs by Michael Wilson 32 Navigating the Floor Thicket Carpet maintenance for environmentally preferred products by Lee Senter 35 Deep Impact Innovations in floor pad technology help reduce facilities’ ecological footprint by John Miller 36 A Forest of Green Demand for tree-free, recycled paper products continues to grow by Suzanne Blanchet

Donâ&#x20AC;&#x2122;t Compromise... Get the Original.

Tried, Tested & Approved by Contractors www.kissner.com

THIS MONTHâ&#x20AC;&#x2122;S ONLINE EXCLUSIVES ALL THE BUZZ

Aging facilities face increased pest pressure While all buildings need protection against potential pests, older buildings can face increased pest pressures and unique challenges if left unprepared. The likelihood of pest infestation increases as buildings age, and facility managers need to understand the risk factors before an infestation occurs, introducing numerous health and safety concerns.

UVGI technology emerges in infection control.

FROM THE GREEN BIN

Line paint fades faster under new regs In recent years, facility managers may have noticed that the line paint in their parking lots is fading more quickly and, consequently, needs to be reapplied more frequently. A reason for this change may be new Environment Canada regulations that set a limit on volatile organic compounds (VOC) in traffic-marking coatings.

How to start a preventive maintenance program The question of how to start a preventive maintenance (PM) program is extremely common, and for good reason. With budgets tight and workers stretched thin, PM has become a nice-tohave instead of a must-have for many organizations. Many operations and maintenance crews find themselves operating in a reactive environment, never knowing what major equipment failure will occur next.

Dilution control is key to realizing the benefits of eco-friendly sanitation products.

EXPERT ADVICE

Advice on how to deter and respond to building vandalism.

CONNECT WITH US ON:

www.REMInetwork.com

LIGHTWEIGHT. FULLY LOADED. Upgrade to the new Super Coach Pro® and discover a higher level of cleaning efficiency, comfort and power. FREEDOM OF MOVEMENT FlexFit® articulating harness responds to the motion of the user – increasing comfort and reducing fatigue

INCREASED PADDING New harness with enhanced back and shoulder pads and open weave, heat-dissipating design available May 1 to upgrade on existing Super Coach Pro units*

EASY FILTER BAG INSPECTION Quick-release, die cast latches improve filter compartment seal

NOTICEABLY QUIETER At only 65.8 dBA, the SCP does not disrupt nearby conversation

TRIANGULAR SHAPE Conforms to the back for a closer fit – reduces accidental contact with walls and doorways

REDUCED EMISSIONS

HEALTHIER INDOOR AIR Advanced Four Level® Filtration system captures many allergens and asthma triggers

Your older ProTeam backpacks have been reliable players for many years, but the Super Coach Pro is the new MVP. Upgrade your fleet and experience the advantage.

ProTeamNextGen.com * Enhanced harness available to upgrade on existing Super Coach Pro units starting May 1. New Super Coach Pros will include the upgraded harness starting late Summer 2016.

Easy-access post-motor HEPA media filters capture microscopic particulates and carbon motor dust

/ editor’s letter /

WHEN OPPORTUNITY KNOCKS The end of summer signals the start of the academic year for elementary, high school, and college/university students. While it has been quite some time since I’ve stepped into an educational facility, I fondly remember my first day of grad school and my last. Upon entering to study journalism, I was thirsty to learn everything I could about the age-old craft. Once my studies had come to an end, I was eager to put my education to work. Fortunately, I landed a job right out the door, as an editor for a community newspaper. However, many of my peers weren’t so lucky. Finding employment related to your field of study is a problem for many recent college/university graduates. Demand for jobs simply outstrips supply in a lot of sectors. The reality of the job market sends some graduates back to school to further or broaden their education, while others pursue opportunities that never would’ve crossed their mind. Commercial Cleaning Services’ Chris Draayer falls into the latter camp. Now the owner and president of a leading janitorial service company in the Niagara region, Draayer’s formal education is in construction engineering — a far cry from the cleaning industry. We delve into what brought Draayer to Commercial Cleaning Services in our cover story this issue, and how he has moved the company forward to become a major player in Ontario’s janitorial service industry. From here we turn to our sector spotlight: office buildings. This time around we work from the inside-out. To begin, we look at the pros and cons of daytime cleaning. Then, we review the necessary steps to properly prepare a vacant unit for its next tenant. Rounding out this section, we delve into the importance of regular window cleaning and the requisite tools of the trade. Next, we move on to our industry focuses: business management and sustainability. Topics covered include money-saving cleaning methods; the importance of cleaning inspections; the value-added role of distributors; how to care for sustainable carpet fibres; advancements in floor pad technology; and tree-free and recycled paper products. As well, our Expert Q+A tackles client surveys and whether they’re worth their while.

CLARE TATTERSALL claret@mediaedge.ca

Editor Clare Tattersall claret@mediaedge.ca Digital Editor Rebecca Melnyk rebeccam@mediaedge.ca

Publisher Tristan Cater tristanc@mediaedge.ca

Senior Designer

Designer

Annette Carlucci Jennifer Carter

Production Manager Rachel Selbie rachels@mediaedge.ca Contributing Writers

uzanne Blanchet S Tobi Colbert Judy Gillies Steve Huck John Miller Michael Morozov Lee Senter John Tsertos Michael Wilson

Circulation Maria Siassina circulation@mediaedge.ca

Facility Cleaning & Maintenance is published six times a year by:

5255 Yonge St., Suite 1000 Toronto, Ontario M2N 6P4

President

Kevin Brown kevinb@mediaedge.ca

Group Publisher

Melissa Valentini melissav@mediaedge.ca Copyright 2016 Canada Post Canadian Publications Mail Sales Product Agreement No. 40063056 ISSN 1712-140X Circulation ext. 234 Subscription Rates: Canada: 1 year, $50*, 2 years, $80*, US $75 International $100, Single Copy Sales: Canada: $12* * Plus applicable taxes Requests for permission to reprint any portion of this magazine should be sent to Melissa Valentini

FORMERLY KNOWN AS

bit.ly/FCM-FB /CleaningMaint bit.ly/FCM-LinkedIn 8 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

Request a demo at ungerglobal.com www.ungerglobal.com

/ cover story /

RAISING THE BAR

Commercial Cleaning Services takes commitment to quality to whole new level

by Clare Tattersall

estled in the heart of the Niagara peninsula, Niagara College has become a leader in applied education, training and student satisfaction, consistently ranking among Ontario’s top colleges in this area. Since opening its doors in Welland, Ont., nearly half a century ago, the post-secondary institution has expanded to include three campuses in the region. Hundreds of thousands of students have passed through their doors throughout the years, many of which found employment upon graduation, albeit not always in their field of study. In the spring of 1994, Chris Draayer left the college for what he thought would be the last time. With diploma in hand, he was focused on putting his construction engineering education to good use; however, the industry had other plans for the 23-year-old. After successfully landing a few small projects, business failed to pick up due to a lull in construction activity in the region. So, rather than waiting for a rebound in the construction industry, Draayer grabbed an opportunity that his soon to be father-in-law, Albert Mraz,

10 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

offered, which pushed him toward a path that has proven to be quite fruitful. “Albert asked if I’d join his business and I accepted,” says Draayer about Commercial Cleaning Services, one of the region’s leading janitorial service providers. “I didn’t know how long I’d be with the company but it would get me through the next year or two until the construction industry turned around.” Within a few years, construction employment was on the rise and so too was Draayer at Commercial Cleaning Services. After starting out as a heavy duty project cleaner, he rose through the ranks to work in progressive operational and account management roles. By 2001, Mraz and Draayer had completed a formal succession plan, which included Draayer becoming a shareholder and business partner. Over the next 10 years, he assisted his father-in-law with general management duties until fully acquiring the company in 2011. Draayer is now president and owner of Commercial Cleaning Services but Mraz’s presence is still felt in the company’s St. Catharines head office.

/ cover story /

“He’s an old school businessman who still likes to come to the office every day, seven days a week,” says Draayer with great admiration. And it’s no wonder given that Mraz dedicated much of his life to building the business from the ground up. A HIGHER STANDARD

Commercial Cleaning Services’ story dates back to 1953, when a 16-year-old Mraz started cleaning windows and providing janitorial services to local businesses. Beginning with his very first client — a cigar store in downtown St. Catharines — Mraz was committed to providing personal, consistent and quality service, which led to the company’s growth. By the time Commercial Cleaning Services became a second generation family business 40-plus years later, it had evolved into a leading janitorial service provider in the Niagara region, with more than 60 employees cleaning 1.5 million square feet of space. Its client list comprised many of the area’s largest employers in both the public and private sector, and spanned across multiple industries, including the office, industrial, education, retail and hospitality markets. The addition of Draayer in 1995, brought renewed energy to the regional service provider as well as a new outlook. Draayer fondly recalls requesting a pager his first week on the job so that he could be reached 24-7. Since then, he’s traded it in for a smartphone but just like the pager, it remains on night and day, which is reassuring to clients that he’s only a call away. Draayer’s focus on service has helped him realize his vision of growing the business outside the Niagara region. Today, Commercial Cleaning Services has in excess of 800 employees that clean more than 25 million square feet across the province daily. The company has expanded its service offerings, adding specialty services such as post-construction cleanup and high-level cleaning, as well as its client base, which now includes military bases, educational facilities, and food and manufacturing plants, among others. “The company experienced significant growth starting around 2005, when two

large corporate real estate and facility management clients — ProFac, now SNC-Lavalin, and Royal LePage Facility Management Services — invited us to bid on contracts servicing multisite locations across the Greater Toronto Area and Southwestern Ontario,” says Draayer. “Commercial Cleaning Services was successful in winning their business and with these contracts in place we expanded the geographic reach of the company.” With a proven track record of delivering exceptional service and a loyal client base, Commercial Cleaning Services is looking to increase its market share once again. Dan Soucie, vice-president of business development, anticipates 50 per cent growth in the next five years, concentrated predominantly in the geographic areas and industry sectors the company is currently operating in. He does foresee the business extending its reach beyond the province’s borders, however, any growth will not be in the traditional sense. “National expansion wouldn’t be on our radar if it wasn’t for some of our larger clients that have approached us about it. They like what we’re doing in our current service region and they also like the idea of having more quality options in addition to the few national companies currently in the marketplace,” explains Soucie. “So we’re talking with other regional service providers across the country of similar size and with the same values to form a strategic business alliance. This will allow us to service our client needs and participate in request for proposals for cleaning services on a national scale.” Of these values, one of the most important is that partnering companies be CIMS-certified, like Commercial Cleaning Services. Administered by the International Sanitary Supply Association (ISSA), the Cleaning Industry Management Standard (CIMS) is the only standard specific to the cleaning industry in Canada and the U.S. It applies to an organization’s management practices, internal operations and delivery of service to customers. Conformance demonstrates the company is structured to

12 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

provide consistent, high-level janitorial and maintenance services. “It’s ‘the’ quality standard in the industry,” says Soucie, who notes Commercial Cleaning Services was the second cleaning company in Canada to obtain certification in 2009. “We’re extremely proud to say the company is certified with honours, which is a huge accomplishment given there are many contractors that haven’t yet achieved certification, let alone that degree.” To obtain certification, a contractor must undergo a comprehensive assessment conducted by an accredited, third party testing agent. Prior to this, the contractor must conduct an internal review to be sure it meets CIMS certification requirements. This is an extensive task that can take quite some time. In the case of Commercial Cleaning Services, it took a year to prepare for the threeday audit. After achieving certification, an organization is then subject to reassessment every two years to keep the designation in good standing. Cleaning contractors can also obtain CIMS-GB. The ‘green building’ component of the certification establishes the contractor is capable of providing an environmentally preferable cleaning service and assisting clients in earning LEED EB:O&M (Leadership in Energy and Environmental Design for Existing Buildings: Operations & Maintenance) points. Commercial Cleaning Services has achieved this designation as well, again with honours. Further, Draayer, along with other members of the company’s senior management team, is a CIMS ISSA Certification Expert (ICE), which means he is capable of providing training and consulting services to other cleaning companies interested in complying with, and preparing to be certified to, the standard. The company is also currently working toward CITS (Cleaning Industry Training Standard) certification, which it expects to achieve this fall. CITS is a new ISSA initiative that measures the quality of a company’s existing training programs and verifies that they adhere to a strict set of standards. Those who obtain the designation have the ability to certify frontline cleaning professionals within their organization.

/ cover story /

�

LEFT TO RIGHT: DAN SOUCIE, VICE-PRESIDENT OF BUSINESS DEVELOPMENT; DAN HUININK, VICE-PRESIDENT OF REGIONAL OPERATIONS; CHRIS DRAAYER, PRESIDENT AND OWNER; AND SAM VECCHI, ACCOUNT MANAGER AT NIAGARA COLLEGE’S NIAGARA-ON-THE-LAKE CAMPUS. LOCATED IN SOUTHERN ONTARIO, THE SCHOOL IS ONE OF COMMERCIAL CLEANING SERVICES’ CLIENTS.

COMING FULL CIRCLE

Commercial Cleaning Services’ commitment to quality has certainly been key in keeping the company in business for more than 60 years. Its staff has also played an important role. “Our employees are the most important part of Commercial Cleaning Services,” says Draayer. “We have staff that have been with the company in excess of 40 years, which is rare in an industry known for its high turnover rate.”

Draayer attributes high retention to the positive work environment and team culture the company fosters, with staff appreciation and employee engagement being a key focus of management. He adds that on-going training and opportunities for advancement have had a positive impact on job satisfaction and, consequently, employee turnover. Like him, most of the company’s senior managers started out cleaning before

transitioning into supervisory roles. One such person is vice-president of regional operations, Dan Huinink, who joined Commercial Cleaning Services just two years after his long-time friend, Draayer. Neither predicted their career paths when they were studying together at Niagara College, nor did they expect to be back on campus 20 years later at the school that prepared them so well. / www.REMInetwork.com / 13

SEEING THE LIGHT OF DAY Switching to daytime cleaning makes ‘cents’ for some office buildings by John Tsertos

ay versus night cleaning is a hot topic once again as building managers try to find ways to make their properties more efficient and cost-effective. But despite an evolution in thinking regarding the two options, there is still no industry-wide consensus. While most multi-residential and institutional properties have adopted the day cleaning model — the performance of cleaning services during normal business operating hours — many office buildings continue to use traditional nighttime janitorial services, where cleaning is performed before and after the workday. When debating whether day cleaning is a good fit, building managers should weigh the potential pros and cons of

14 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

the method. Ultimately, though, the best cleaning time will hinge on the circumstances of the individual property. These typically include the building type, use, tenant mix and traffic. A BRIGHT OUTLOOK

Proponents of day cleaning often cite reduced energy costs as the key benefit. When janitorial work is performed at the same time the building is occupied and utilities are already in use, building systems (such as lighting and HVAC) don’t have to be left on at night. Some building managers that have made the switch from night to day cleaning have reported a reduction in energy costs by four per cent, while others have achieved

QuietClean Bagless Upright ®

SAVE TIME. SAVE MONEY. GO HEPA. GO BAGLESS. SC5745

SC5845

CRI approved and LEED compliant.

Never Buy Bags Again. These two QuietClean® models feature a large, 3.5 qt. easy-empty dust cup and a washable, sealed HEPA filtration system that captures 99.97% of dust and allergen particles. For more information on Sanitaire products, contact Stewart Bowie at stewart.bowie@electrolux.com or 905-813-7400 ext. 8430.

www.sanitairevac.com

/ spotlight /

By moving cleaning out of the shadows, janitorial staff gain a sense of professionalism and pride that is currently in short supply in the industry.

as much as 14 per cent in energy savings. These savings are, of course, program dependent. Beyond reduced energy usage and the associated cost advantage, building managers that utilize day cleaning also purport that it provides greater building security at night, which is one of the reasons behind the Canadian government’s adoption of this method at all federally-occupied facilities. Other cited benefits include the potential to earn LEED (Leadership in Energy and Environmental Design) and/or BOMA BEST (Building Environmental Standards) points from the Canada Green Building Council and Building Owners and Managers Association, respectively; reduce tenant complaints; improve cleaning staff morale; and curb cleaning costs. Cleaning in plain sight of those who are directly impacted by the work also shows building occupants that janitorial staff are performing their duties. If dissatisfied, they can talk directly to the cleaner as opposed to filing a complaint with building management. As well, by moving cleaning out of the shadows, janitorial staff gain a sense of professionalism and pride that is currently in short supply in the industry. This, in turn, has a positive effect on employee turnover. High turnover rates can lead to lower quality of service, resulting in increased cleaning complaints and greater costs related to replacing departed employees.

an unoccupied space. Janitorial staff will undoubtedly be interrupted more often during their workday routine to accommodate building occupants’ cleaning requests. As a result, certain tasks may be left unfinished. Some type of supplemental cleaning will need to be introduced during off-peak hours to offset time loss. These are periods when most occupants are not present in the building — either early in the morning or later in the afternoon. During this time, certain janitorial functions will need to be performed, such as floor finishing and deep washroom cleaning, among other important tasks. Skeptics of day cleaning also cite tenant buy-in and safety as chief concerns. Building occupants often fear that daytime cleaning tasks, such as noisy vacuuming and trash removal, will be obtrusive. Then there is the risk of people slipping and tripping on wet floors and over electrical chords, respectively, and inhaling potentially harmful cleaning agent fumes. While these concerns are legitimate, they are, perhaps, based on a lack of, or misinformation about, the cleaning industry. For instance, most vacuums used today by janitorial staff are batterypowered and worn as a backpack. These devices are equipped with HEPA (highefficiency particulate air) filters, which trap fine allergen particles, and are designed to have dramatically lower decibel levels when operating. As for strong smelling cleaning agents, the

introduction and widespread adoption of EcoLogo certified cleaning products means the days of noxious fumes that may induce respiratory problems, allergic reactions and headaches are virtually a thing of the past. Probably the most important consideration before making the transition is implementation, which is crucial to the cleaning program’s success. There are various operational issues that need to be addressed beforehand, including labour requirements, scheduling (of employees and around building occupant activities), selecting day-appropriate cleaning agents and equipment, and staff training, among others. THE HYBRID SOLUTION

In situations where building managers find the pros and cons of day cleaning are equally weighted, they may want to consider a hybrid approach. In this model, ‘light-duty’ cleaning tasks, such as dusting and vacuuming, are performed during the day, while more labour intensive or ‘heavy-duty’ cleaning functions, including mopping and floor finishing, are performed during off-peak hours and on weekends, if necessary. This approach addresses day cleaning safety and distraction concerns. When it comes to tenant buyin and successful implementation, communication with building occupants and custodial staff is really the key. Here, an experienced building service contractor can help develop an effective communications plan to inform and educate building occupants about the changeover to daytime cleaning, in whole or in part, and train the custodial crew. A building service contractor can also assist with preparing a feasibility study to determine whether the switch makes ‘cents,’ and perform audits to measure the continued cost-effectiveness of the program and ensure productivity and service quality remains at an optimal level. /

THE OTHER SIDE OF THE DAY

When considering the cost of switching to day cleaning, building managers need to think about how it will impact productivity. An occupied building is generally more difficult to clean than

John Tsertos is chief financial officer of Commercial Facility Services (CFS), a commercial contract cleaning company that services properties within the Greater Toronto Area. John has more than 25 years’ business experience in various fields that includes small business management and international transactional work.

16 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

SlingVac

Multipurpose Dust-Mop & Vacuum

HydroVac

Compact Scrubber/Dryer

TaskVac

Compact Upright

With the Oreck Commercial HydroVac™, SlingVac™ and TaskVac™, there’s a cord less vacuum for each task—from cleaning and drying floor spills to keeping hard-to-reach places free of dirt. Powered by a quick-change—and charge—lithium ion battery, our M-PWR™ 20V line of cordless commercial products gives you power and performance when you need it most—allowing you to maintain your spotless reputation.

Empowering Performance. Empowering Productivity. For more information, visit oreckcommercial.com.

MASTERING THE TENANT MOVE How to properly prep a unit for the next occupant by Steve Huck

18 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

/ spotlight /

leanliness is considered by many tenants to be a key indicator that office space is move-in ready. So when the time comes for an old tenant to move out and a new one to move in, performing a deep, detailed clean is necessary to ensure the unit shows its best.

DIGGING DEEP

When a tenant occupies a space for several years there is a natural buildup of dust, bacteria, dirt and debris, especially under heavy and non-moveable objects. While visible surfaces tend to be cleaned on a regular basis, the unit requires deep cleaning to remove buildup from these hidden or hard-to-reach areas. This should be done as soon as a tenant vacates the premises to avoid inviting foreign contaminants into the unit, such as unwanted bugs, bacteria and viruses, as this can pose a potential health hazard. Excess dust is often found on windowsills, ledges, blinds, ceiling fans, baseboards, door frames and HVAC vents. Extra attention should be paid to places like restrooms and kitchens, where bacteria and debris might hide in small spaces, nooks or even on floor tiles. A deep clean is also a great way to extend the life of furniture and non-moveable objects, such as built-in cabinetry, and, at the least, ensure theyâ&#x20AC;&#x2122;re in top-notch shape for the next tenant.

and the number of employees required to accomplish the job. This typically involves a unit walk-through with the building service contractor. Excessive dust on baseboards, vents, ledges, door frames, windowsills and blinds can be removed using a highefficiency particulate air (HEPA) filtration backpack vacuum with a brush attachment. A microfibre towel and appropriate disinfectant cleaner can also be used to remove stubborn soil. Restrooms typically need grout cleaning and odour control. Floor tiles that have been neglected and built-up organic soils should be stripped, scrubbed, recoated and polished. Baseboards are prone to spills and splashes, which can be absorbed into the wood or become sticky. As a result, they may require extra care, especially hardto-reach areas like the crevice between the trim and floor. Baseboards should first be vacuumed to remove as much dust and dirt as possible. Stains can then be addressed with a deep scrub. Over time, foot traffic can wear down the finish and protective coat of floors, leaving them dirty and dull. After a tenant moves out, vinyl composition tile (VCT) should be stripped to remove the old finish and then a minimum of three coats of new finish applied. If all ceramic tile, a scrub and recoat with a new finish will help remove stains, superficial scrapes and scratches.

It is important to keep in mind that hard floor care is time-consuming and requires training, experience and expertise. An improperly finished floor can leave a residue that picks up even more dirt and debris than before, ultimately causing more damage. Hot water extraction is an effective way to restore carpets if drying time is available. If not, low-moisture encapsulation is ideal for floors that will be walked on soon after cleaning. Indoor and outdoor window cleaning should be done at the same time. Cleaning only the interior window can cause the exterior to appear dirty. Using advanced commercial window cleaning tools, such as a water-fed pole system, aids in cleaning multi-story office buildings efficiently and properly. Any fabric-covered surface should also be cleaned to remove soil. If chairs, cubicle walls and blinds look dirty and worn, or have been neglected for some time, crystal encapsulation or hot water extraction can greatly enhance their appearance. After the cleaning service is performed, both the facility manager and building service contractor should conduct a thorough inspection to confirm all areas are up to standard. Walking through the cleaned space with the incoming tenant is also important. Not only does it confirm that the tenant is comfortable with the space and ready to move in, but it also goes a long way to building a lasting relationship. /

NO STONE LEFT UNTURNED

Depending on the size of the office space, it typically only takes one day to deep clean a unit and ensure it is tenantready. Beforehand, an evaluation should be conducted to determine what needs to be cleaned, essential equipment and tools,

Steve Huck, divisional business development manager, west division, Coverall North America Inc., is a 23-year industry veteran. He has been with Coverall since 1998, and has held the BSCAIâ&#x20AC;&#x2122;s (Building Service Contractors Association International) Certified Building Services Executive (CBSE) designation since 2008, demonstrating his professional achievement in building service contracting.

www.REMInetwork.com / 19

KEEPING UP THE FACADE Regular window cleaning maintains good first impression by Michael Morozov

indows serve multiple purposes. They provide a connection to the outside world, natural daylight, passive solar gain, protection from the elements and, of course, aesthetic appeal. What’s rarely considered, though, is the quality of the glass and its maintenance. For example, the general consensus is that window glass is smooth; in fact, it has what glass manufacturers call ‘lattice’ or ‘honeycomb’ patterns. The pits and peaks in the glass make for a rough surface. They also allow for stains and discolouration. Over time, with corrosion, the honeycomb patterns become more distinct and rough, making it difficult to see through the glass, clean it and keep it clean. At some point the damage is irreversible.

THE SCHEDULE MAKERS

There are no fast-and-hard rules about how often to clean office building windows; however, the general consensus is to clean glass in low-traffic areas once per year and in high-traffic areas every one to three months. That being said, the environment, weather and location will impact cleaning frequency. Glass with existing pits naturally absorb acids and alkali solutions (found in pollution), which can eventually lead to corrosion. Office buildings surrounded by higher levels of toxicity should be cleaned more often. So should windows on buildings in regions with higher rainfall as water leaves mineral deposits and unattractive spots on glass. Properties located in climates that are prone to snow and dust storms will need to be cleaned more frequently, too. Office buildings in high-traffic areas (vehicular and pedestrian) get dirty much faster, and those in close proximity to an ocean and trees are subjected to salt and 20 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

/ spotlight /

sap, respectively, which are corrosive. Tree sap is particularly problematic to remove once hardened, so it should be cleansed away as soon as possible. TOOLS OF THE TRADE

A wide variety of equipment is required to clean lowrise and highrise office building windows. The best-known of these tools is probably the squeegee, used to spread or wipe off cleaning solution or water from a glass surface. It is composed of three separate parts: a rubber blade, channel (the metal that holds the blade) and handle. To get more action out of a squeegee, remove the rubber when it stops performing and starts leaving streaks. Flip it so the opposite side of the rubber is used. Doing this will double its lifespan. Dog-earing the squeegee channel will also improve performance. This involves using a pair of pliers to bend the squeegee channel down at both ends toward the blade so that the rubber doesn’t ride up. Keeping the rubber close to the glass helps prevent water from bleeding out from the channel’s edges. A T-bar with washer sleeve is used to apply soap and water to the window and gently scrub off dirt and debris. This tool is far more effective than using a sponge or non-abrasive scrub pad. A glass scraper is handy to remove stubborn dirt and debris that can’t be scrubbed off with a T-bar. When properly used, it saves time and elbow grease without harming the glass surface. A rectangular bucket is ideal for dipping squeegees and scrubbers. Most modern window cleaning buckets are equipped with a T-bar holder (or sieve). It’s basically a place for the T-bar to rest

so that cleaners don’t have to stick their hand into the bucket of water to retrieve it when ready to wash the next window. Despite water typically being readily available, it’s best for cleaners to arrive on-site with their own supply. Depending on the job, a couple 16-litre jugs of potable water will often suffice. This saves time and avoids inconveniencing the building manager. While a window cleaning pole can be fitted at the upper end with a squeegee or T-bar for improved reach, a ladder is essential, particularly if cleaning an office building greater than three-storeys (the longest poles are approximately 70 feet). Consider a ladder with a locking mechanism and safety features like ladder mitts. Fitted at the end of the rails, these grippy urethane pads keep the ladder from damaging support surfaces and, more importantly, reduce the risk of side movement. A bucket on a belt (or ‘boab’) is ideal for use on ladders or in narrow spaces. Designed to hang from a cleaner’s tool belt, it’s essentially a holster for the squeegee, T-bar and scraper. A variety of cleaning products can be used to make windows sparkle; however, a mixture of soap, vinegar and water is truly the cleaning dream team. In any case, when working with tinted windows, it’s important to avoid using cleaning solutions that contain ammonia since it will degrade the adhesives used in tinting and affect the scratch coating.

Additional equipment is needed for work at greater heights (more than three-storeys). This includes: descenders; carabiners; boatswain’s chairs; helmets and gloves; harnesses; lanyards; roof rigs and anchors; rope grabs and backup devices; rope protectors; safety cones, buckets and tape; descent control devices; suction cup grabbers; anchor slings and cross arm straps; tie off pads; and tool bungee and other drop prevention accessories. TAKE CARE

Highrise window washing is risky business for cleaners and pedestrian traffic so it’s important to take the necessary safety precautions. To begin, tools and equipment should be inspected before every descent to ensure it’s in safe working condition and, if applicable, it meets local regulations and standards. To guarantee the utmost in safety, workers should also undergo regular training and attend safety meetings on current and updated window cleaning equipment. Next, a thorough job site assessment should be conducted to identify any hazards or obstacles. This is also a good time to determine exactly what equipment will be needed, such as a portable roof-rigging device, and how to best tackle the job. It is advisable to coordinate with the building manager beforehand to determine if there are any time-of-day conflicts to avoid disrupting building occupants. This small step goes a long way toward ensuring the job runs smoothly. /

Michael Morozov is the owner and operator of Gold Standard Property Care. Established in 2008, Gold Standard Property Care services more than 18,000 customers per annum in lowrise and highrise buildings, and has nine offices from coast-to-coast. Michael can be reached at 416-400-3271 or michael.morozov@gspccanada.com.

www.REMInetwork.com / 21

/ business management /

MONEY MATTERS 10 ways to reduce cleaning costs by Tobi Colbert

educing cleaning costs is a common goal for facility managers and cleaning contractors. Traditionally, the focus has been on minimizing labour expenditures; after all, labour accounts for between 70 and 90 per cent of overall cleaning costs. However, major savings can be achieved by reducing supply costs. Here are 10 ways cleaning contractors, large and small, and facility managers can cut supply costs to keep more green in their organizations’ pockets.

4 Join the ‘5 Gallon Club.’ Manufacturers offer a reduced price when cleaning chemicals are purchased in five-gallon containers. 5 Buy concentrated and check dilution ratios. The more concentrated the cleaning solution, the longer it will last. The same goes for a cleaning solution with a higher dilution ratio. A cleaning solution that costs $25 per gallon with a ratio of 5:1 (five parts water to one-part solution) is more costeffective in the long-run despite the higher initial price tag than a product that costs $20 per gallon with a ratio of 3:1.

life. Establish an equipment replacement program that provides for replacement intervals to reduce capital and maintenance costs (for example, vacuum cleaners will be replaced every five to seven years).

8 Use but don’t abuse. Cleaning tools and equipment often must be replaced before the end of their useful life because of abuse. Train staff on how to properly, safely and efficiently use and care for cleaning equipment, and provide regular educational updates.

1 Avoid ‘on the fly’ or ‘on the spot’ purchasing. This refers to purchasing a product in a hurry without giving it much thought, often just to test it out. If interested in test driving a product, such as a cleaning solution, contact the distributor or manufacturer. Many are happy to provide product samples to advance sales opportunities.

ucts that are more effective and/or help improve worker productivity. Even if they cost more than comparable products, the labour-related savings will likely more than pay for the investment.

2 Look for multi-surface cleaning tools

7 Postpone purchasing. This applies

that do the work of a variety of cleaning products. This applies to both cleaning chemicals and equipment.

most specifically to equipment. Many cleaning machines are unnecessarily replaced before the end of their useful

3 Choose quality over cost. Higher quality products are often easier to use, more durable, last longer and perform more effectively than their cheaper counterparts, saving money in the long-run.

Tobi Colbert is director of business development and member services at the National Service Alliance (NSA), a group purchasing organization serving the professional contract cleaning industry. She can be reached at tobi@nansa.org.

6 Focus on performance. Select prod-

22 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

9 Join forces on procurement. Savings are possible when a product is bought in bulk. Partner with another organization to purchase larger amounts of a product at one time to enjoy greater buying power and reap the monetary rewards. 10 Negotiate price. Sometimes large purchasers can negotiate a price ceiling, which is essentially a fixed price. This ensures that if there are cost increases, they will not be passed on. /

MAKE EVERY DAY A

Get the “new floor” look every time

NEWLY REFORMULATED Grand Opening UHS Floor Finish

• Offers an unbeatable floor finish performance

The Complete P&G Pro Line System Finished Floor Cleaner

• Removes up to 59% more soil than the leading competitor so you can extend the life of your floor finish

Heavy Duty Floor Stripper

• Consistently removes up to 10+ layers* of floor finish to minimize time and labour invested in stripping *when applied and used as directed

To learn more or schedule an evaluation, please call 1-800-332-7787 Visit www.pgpro.ca or contact your P&G Professional representative today

/ business management /

HELP OR HYPE? Q+A: Client surveys valuable asset if properly executed

ustomers are the lifeblood of any service-oriented business. Without them, a business will cease to exist. It’s therefore in your best interest to keep clients happy. The best way to measure their satisfaction is to conduct a customer survey. However, creating a useful survey is easier said than done. Here, Caden Hutchens of CleanTelligent, a quality management and janitorial software solution, weighs in on how building service contractors can get the responses they need to keep customers coming back for more instead of heading for the door.

What steps are involved in creating an effective client survey?

How can a client survey boost business?

Should business service contractors test their survey before sending it out?

A client survey is a great way to gauge your clients’ mood and how they regard you currently. It’s a good indication of what you’re doing well and pinpoints areas that require improvement. A client survey also shows your customers that you are actively engaged and care about what they have to say.

First, establish which areas of your cleaning business may require extra attention. Then, determine the best questions to ask to gain that insight, making sure you will receive measurable data based on the answers. What is the most critical component?

Knowing the right questions to ask is one of the most critical parts of an effective client survey. You need to create questions that require more than a simple ‘yes’ or ‘no’ response. Be aware of your audience’s concerns and pain points so you can get the responses you need.

It never hurts to do a sample run, maybe with one or two clients, to determine if the questions you’re asking are providing the most effective answers. What role can technology play in client surveys?

Technology provides instant communica-

24 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

tion. Feedback from online and mobile device surveys can be received and implemented quickly, while simultaneously making clients happy by giving them a quick and easy channel to speak their minds. The survey results are in. Now what?

Now it’s time to evaluate the results, create a plan of action that addresses your clients’ feedback and put the plan into practice. Don’t forget to continue evaluating and revisiting your processes to see if there are even better ways to solve the issues. How important are client surveys in today’s marketplace?

In today’s world of technology and mass communication, the ability to gain feedback from clients is critical. You need to know where they stand and how they feel because there is a lot of competition in the marketplace. Letting your clients know that they have a voice and you want to provide them with the best service possible could be the tipping point in choosing (or staying with) your company over a competitor. /

OFFER IAL R T

Y R A T N E OMPLIM

OFFER AL RI

CREATING VALUE WITH CLEANING INSPECTIONS Five steps to getting it right by Judy Gillies

uccessful cleaning operations deliver the quality of service customers expect while responding proactively, rather than reactively, to issues that arise. Cleaning inspections play a vital role in creating such value to customers. Done properly, cleaning inspections help measure quality outcomes and identify deficiencies in operations while establishing accountability throughout an organization. They are also a great way to provide a snapshot of cleaning operations that can be validated with quantifiable data. The goal of cleaning inspections is not to find fault or point fingers. The purpose is to collect the data required to be the most informed person around the table when talking about cleaning, whether with customers or personnel. Many elements go into developing an effective process for cleaning inspections and a quality audit system. These can be broken down into the following five steps.

STEP 1: ESTABLISH CONSISTENT STANDARDS

‘Quality outcomes’ can be subjective. Developing standards that can be applied

fairly and consistently is key to the audit system. The number and frequency of inspections will be determined by the amount and type of data needed to accurately measure the quality of cleaning. For example, a company might determine it needs to inspect 25 per cent of washrooms, 10 per cent of classrooms, and so forth, each month. When setting a number and frequency, it is important to know the customer’s top priorities. Washrooms and entrances, for example, are high priorities for most facilities. Rooms to inspect should be chosen randomly with no advanced notice. Although visual auditing is the most popular, fluorescent marking and ATP (adenosine triphosphate) testing are currently being used in some facilities. These audits go beyond visual inspection, providing accurate and traceable verification of a surface’s hygienic status. Ratings is an area where many audit systems fall short. Ratings should be well-defined in order to establish a fair outcome and get everyone on the same page. Customers may have their own

26 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

defined ratings but typically the ratings would be pass/fail, 1 to 10, a percentage (1 to 100 per cent) or an APPA rating (1 to 5), used predominantly in the educational environment and LEED (Leadership in Energy and Environmental Design) cleaning audits. STEP 2: CHOOSE THE RIGHT TECHNOLOGY

Innovative software and technology is changing the way inspections are done. Choose software that is easy to set up, provides real-time results and can be used on a range of mobile devices. Key to selecting the right program is the ability to customize. Adding or deleting items from inspections should be simple and straightforward. The user should have the capacity to apply a specific item weighting system. So, for example, a floor is more heavily weighted because it has a higher impact on the customer. The program should also include detailed reporting capabilities to track scoring items and detailed line item scores, as well as have the capability to break out inspections by building, floor, washroom, inspector, and so on.

WITH INNOVATION COMES CHANGE CSSA responds to demand, shifts Can Clean conference to new venue Innovation is a mantra within Canada’s cleaning and facility management industry. In support of this community, the Canadian Sanitation Supply Association (CSSA) is committed to making Can Clean 2017 the most innovative conference to date. Located on the grounds of historic Exhibition Place, Can Clean 2017 will take place May 9-10, at the Enercare Centre — Canada’s largest and most environmentally responsible convention centre. Besides the great location on the waterfront in downtown Toronto, the convention centre is substantially larger than venues of years past. Offering more than 1 million square feet of flexible space, it features elegant sophistication, easy show set up, ample business meeting space and the latest technologies. With the change in venue comes an elevated experience for attendees. Some event highlights include a dynamic lineup of presenters and speakers, gourmet food stations throughout, cocktail events and an NHL autograph signing. Not to be forgotten is the return of the Innovation Centre, which will showcase dozens of never before seen state-of-the-art products, providing attendees with hands-on training and demonstrations. In addition to improving the conference facility infrastructure, the CSSA is collaborating with new associations to expand attendance from critical market segments, including the health care, hospitality, building service contracting, property management, restoration and grocery industries, among others. —Warren Jacobs, president, CSSA

The number and frequency of inspections will be determined by the amount and type of data needed to accurately measure the quality of cleaning.

STEP 3: TRAIN PERSONNEL OR HIRE A THIRD PARTY PROFESSIONAL

To get the most value out of cleaning audits, inspectors must be trained in and understand the core fundamentals of the inspection process. Someone who doesn’t understand the ratings, for instance, could impact audit results and paint a very different picture from the real outcome, thus causing credibility issues and needless frustration. For this reason, third party professional audits are becoming more popular. A person outside the organization can audit without bias or partiality. STEP 4: UNDERSTAND THE CLIENT’S CURRENT QUALITY LEVEL

Once the system’s set up, a baseline audit is necessary to get a picture of where the client is today. This baseline audit will then be compared with subsequent audits to develop a trend analysis to determine whether the client’s cleaning operation has improved or deteriorated. For a baseline audit, a list of items by room type must be developed to establish a consistent basis for future audits. These items should tie back to the service being provided. Inspected rooms might have two or three people cleaning the room, depending on whether it is being cleaned by zone or team cleaned, so a broad range of rooms must be included in the assessment.

STEP 5: ANALYZE THE INFORMATION

Just having the data isn’t enough; now it’s time to take the information and use it. Act upon deficiencies immediately before they escalate. Don’t automatically jump to the conclusion of cleaner error. There are a multitude of reasons why an item might fail inspection, including faulty equipment or improper cleaning products and procedures; cleaners who are unclear about their responsibilities; non-cleanable or damaged surfaces; the cleaner was pulled off the room and reallocated to another task; or improper training of the cleaner. Follow-up on the correction of deficiencies is also extremely important, so the issue does not repeat. Cleaning audits provide a tool for two-way communication with cleaning staff. Use pictures to communicate more succinctly on deficient items or have cleaners assist in the audit to see for themselves what needs to be improved. Use these cleaning audits as an opportunity to give positive feedback as well, as this is often lacking in the industry. Provide reports to clients that are tailored to their needs. Summary reports that communicate outcomes, deficiencies and how the problem is being addressed might be just what a busy executive wants, while a more detailed report may be required for cleaning supervisors. /

Judy Gillies is president of The Surge Group Inc., a cleaning consulting company that specializes in improving cleaning operations, third party cleaning (LEED) audits and software technology. She can be reached at 1-888-951-2033

IT'S A GOOD DAY WHEN...

No one was too hot or too cold and everything ran like clockwork!

no one called to complain (and you made it home for dinner)

ABM Takes the Burden Off Facility Managers Count on us for individual services from parking lot to rooftop. • Janitorial Services • Electrical Solutions • Energy Solutions • EV Charging Stations

• Facilities Engineering • HVAC & Mechanical • Landscape & Grounds • Parking & Transportation

Get started with ABM, visit abm.com or call 905.530.2225

/ sustainability /

BUILDING BLOCKS OF SUCCESS Distributors play important role in creating sustainable cleaning programs by Michael Wilson

en years ago, cleaning contractors and facility managers started to get serious about adopting a green cleaning program. However, most weren’t quite sure where to begin. So what did they do? They turned to distributors of cleaning and janitorial supplies for assistance. After all, distributors sold green cleaning products, were educated by manufacturers on how to use them and, in most cases, had attended the earliest industry seminars on how to design and implement a green cleaning program. Today, most cleaning contractors and facility managers have implemented an effective green cleaning strategy. The goal now is to incorporate sustainability into the program. Similar to a decade ago, many in the industry are just becoming familiar with the concept ‘ecological footprint,’ and therefore require guidance to be more sustainable. Enter, once again, distributors who are armed with the knowledge and expertise to help lead cleaning contractors and facility managers toward environmental stewardship.

and has a direct impact on an organization’s bottom line — buying fewer products saves on both purchasing and storage costs. Product consolidation involves eliminating cleaning solutions used for just one purpose (specialist products) and replacing them with products that can be used on multiple surfaces or for a variety of tasks. The first step in this process is to perform a supply audit. It involves creating a detailed inventory of cleaning solutions being used, where and for what purpose. This is the most effective way to eliminate products that are no longer used or needed. Once complete, it’s time to stock up on environmentally preferable all-purpose products. This is where a facility/company’s distributor can best help, especially since all green cleaning solutions aren’t created equal. Just like with traditional cleaning products, what works for one facility might not be suitable for another. Distributors have access to web-based ‘dashboard’ systems that help match cleaning solutions with a facility’s cleaning needs. Factors taken into consideration include surface types, product performance and cost-effectiveness, among others.

These systems can also help pinpoint which products are the most sustainable. The vast majority of green-certified cleaning solutions today contain nontoxic chemicals, meet stringent safety criteria, qualify as high-performing, are manufactured with recycled and recyclable materials, and are packaged in an environmentally friendly manner. This makes it difficult for facility managers and cleaning contractors to differentiate one product from another as more or less sustainable. However, distributors equipped with web-based consulting software have the ability to uncover further sustainability opportunities by inputting additional data into the interface, such as container size. Green cleaning solutions that are available in five-gallon containers are more sustainable than those in smaller bottles as less packaging material is required, resulting in less waste. As well, these larger-sized products are often highly concentrated so the cleaning solution lasts longer, which mitigates transportation’s impact on the climate in the form of fuel savings and reduced greenhouse gas emissions. /

A MATTER OF ADVICE

Consolidating products is a good way to limit environmental impact and support sustainability goals. It also simplifies the cleaning process, reduces training requirements, improves worker productivity

Michael Wilson is director of marketing for Afflink, a leading sales and marketing organization for the facility management, health care, education, industrial and hospitality industries. Afflink is the developer of the eLev8 system, an analytical tool that provides supply chain solutions. Michael can be reached at wmwilson@afflink.com.

30 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

D SE

PDU

CAP ADAPTER

CLO

BOTTLE INSERT

Proven Products... Protection... Performance

S YS T E M

WALL MOUNTED DISPENSER

• Provide accurate dilutions • Eliminate mixing mistakes • Increase end-user safety • Prevent toxic spills • Reduce chemical waste

www.rdindustries.com

Untitled-7 1

sales@rdindustries.com 2016-06-23 11:27 AM

ARMADA BRC 40/22

ARMADA BRC ergonomics 40/22 Walk forward Walk forward ergonomics Easy maintenance Easy maintenance Set it and go Set it and go Realworld worldpracticality practicality Real

DRIVING INNOVATION FORWARD DRIVING INNOVATION FORWARD THE EXTREMELY AGILE WALK FORWARD EXTRACTOR

THE EXTREMELY AGILE WALK FORWARD EXTRACTOR

www.windsorkarchergroup.

www.windsorkarchergroup. Untitled-4 1

Call us: +1 888 705 9444

2016-06-15 11:11 AM www.REMInetwork.com / 31

NAVIGATING THE FLOOR THICKET Carpet maintenance for environmentally preferred products by Lee Senter

32 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

/ sustainability /

acility managers are becoming increasingly aware of the benefits of carpet made from sustainable fibres. This eco-friendly option minimizes indoor air pollution and mitigates health problems caused by toxic floor surfaces. But with so many ‘greener’ flooring choices on the market today, how does a facility manager select and care for the right product? To begin, it’s important to understand how these textile floor coverings are made. WOVEN VERSUS TUFTED

Piled carpet is either woven or tufted. Facility managers in search of the ‘greenest’ option often turn to woven. However, tufted floor textiles account for more than 95 per cent of carpets and rugs in North America. Woven carpet is created on looms by simultaneously interlacing face yarns and backing yarns, eliminating the need for adhesive to bind it together. Its backing is often made of natural fibres such as jute and cotton, which are notorious for shrinkage when wetted out. There are three basic kinds of machine-woven carpet: Velvet, Wilton and Asminster. Velvet and Wilton carpets that have patterns of one or two colours often have backings of multiple natural fibres. These can shrink tremendously due to the content of the filling yarns used in the frames. Axminster also shrinks. When it does, it can only be stretched back in one direction. As a result, great attention must be paid to

carpet construction, carpet cleaning methods and drying times when cleaning any woven broadloom. Tufted carpet is made on a giant multi-needle sewing machine. An adhesive coating is applied to the back of the carpet to anchor the tufts in place and prevent them from being pulled out under normal circumstances. A secondary backing is then added for dimensional stability. Most tufted carpets have polypropylene primary and secondary backings with synthetic sustainable face fibres made of triexta, polyester, nylon and wool. TRIEXTA

Triexta is a relatively new fibre made from polymers of the polyester family and corn glucose (instead of petroleum). Some triexta can have up to 37 per cent corn glucose in its composition. By replacing petroleum with corn glucose, fewer chemicals are put into the fibre, which means fewer chemicals come out of it in the form of volatile organic compounds (VOCs). Since triexta is so new to the marketplace, there is not enough data to determine the long-term performance of these carpet products. But it is safe to say that triexta is almost completely stain-resistant and it is lipophilic, which means it attracts oily soils. When maintaining triexta, detergentfree cleaners are preferred as many cleaning solutions contain co-solvents and degreasers. Their residues will cling to the fibres, causing a dull appearance and rapid re-soiling.

POLYESTER

PET (polyethylene terephthalate) polyester carpet is made from recycled plastic bottles. The bottles are ground into tiny pieces and melted into chips, which are then converted into the fibres. This helps to keep millions of plastic bottles out of landfills, and saves on the use of resources in the production of polyester. Carpet made with polyester fibres can be found in only a few commercial building applications. While it performs well when it comes to stain removal, it attracts and holds oily soils and cleaning residues, and repels water. Using very hot water and higher pH preconditioners can help loosen adsorbed soil from the fibres. NYLON

There are two types of textile nylon — nylon 6 and nylon 6,6. Nylon 6 has been recycled for many years and is repolymerized into carpet fibre. Nylon is the most versatile of all fibres. It can be manufactured in a variety of colours and styles, and offers long-term performance. Because of this, recycled nylon is commonly found in commercial carpet. Nylon is also easy to clean since it does not have an affinity for oily soils, though stains can be a problem. The fibre absorbs moisture and can attract acid dyes from, for example, soda drinks. When cleaning, it is important to use products that are safe for ‘fifth generation’ nylon. The fibre is prone to colour loss from high pH cleaners. www.REMInetwork.com / 33

/ sustainability /

WOOL

Wool is found in both tufted and woven carpets. Unlike other common carpet fibres, it is naturally flame resistant. Wool used in commercial carpet comes from sheep. Its yarns are much shorter than synthetic fibres and composed of a protein substance called keratin. These staple fibres are resilient, withstanding wear and tear in high traffic areas, and take in dyes readily. This means wool carpet is available in countless colours; however, it can also stain easily. Wool carpet can be damaged by high alkaline cleaning solutions. The carpet can also fade or dye may bleed when improper chemistries are used. It’s recommended only cleaning solutions that carry the WoolSafe seal of approval be used when cleaning wool. CELLULOSIC

Some commercial buildings may contain carpet made from cellulosic fibres, such as jute and sisal, though it’s not common.

By replacing petroleum with corn glucose, fewer chemicals are put into triexta, which means fewer chemicals come out of it in the form of volatile organic compounds.

Cellulosic fibres (created from the seeds and stems of plants) are more often seen in designer rugs with canvas or leather bindings. These rugs are not resilient and brown very easily when wetted out or unevenly wetted. The main method used to clean jute or sisal rugs is dry powder cleaning. Water-based methods run the risk of carpet shrinkage or

James (Lee) Senter is the owner of Fresh and Clean, and a Toronto carpet inspector. He performs maintenance specifications for most of the major carpet mills and teaches IICRC (Institute of Inspection, Cleaning and Restoration Certification) approved Carpet Cleaning Technician (CCT) and Commercial Carpet Maintenance Technician (CCMT) courses. Lee can be reached at info@torontocarpetinspector.com.

ELITE SERVICE, ELITE RESULTS!

WE PAINT

creating an odd chemical reaction with these bast fibres. When used as face yarns on carpet, cellulosic fibres lose colour easily, similar to blue jeans. Great care must be taken to utilize products and stain removers that are safe for use on this natural fibre. Spot test any cleaner in an inconspicuous area before applying to the entire surface. /

Interior and Exterior: Offices, Condos, Apartments, Warehouses, Parkades and more!

WE DELIVER Quality Work & Convenience: Accommodating short notice and after hour work!

WE PROVIDE Simple Project Management: Using our Online Client Interface for job tracking

Free & Detailed Estimates, Full Liability Coverage, Workers Compensation, 2 Year Guarantee

1(877)663‐5483 | 1(647)546‐4053 ELITETRADEPAINTING.COM/OAKVILLE

34 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

Deb Sun Protect Quarter Page Ad.pdf 1 14/06/2016 2:47:37 PM

/ sustainability /

DEEP IMPACT Innovations in floor pad technology help reduce facilities’ ecological footprint by John Miller

loor pads are a staple in any maintenance professional’s arsenal and just like other cleaning products, they’ve evolved with the green movement. Since the mid-2000s, building service contractors have been able to purchase pads manufactured using 100 per cent recycled polyethylene terephthalate (PET) fibre (primarily from soda and water bottles) and water-based latex resins. This green manufacturing practice diverts millions of plastic bottles from landfills every year without sacrificing functionality of the product — the fibre itself yields a strong tensile strength and produces a durable and consistent web formation. But what happens after these floor pads are used and discarded? Unfortunately, they end up in landfills where it can take hundreds (possibly thousands) of years for them to degrade into their basic organic components. Given the complexity and chemical composition of the components used in manufacturing floor pads, neither recycling nor composting are considered feasible options for these types of products. CLOSING THE CIRCLE

In recent years, with advancements in technology and in response to demand for even more eco-friendly products, full cycle floor pads have been introduced to the marketplace. These pads have the same overall appearance, durability and performance as conventional pads. And similar to their conventional counterparts,

they can be used for various floor cleaning applications, including stripping, scrubbing, polishing and burnishing. Of course, there are many variables that impact which material works best. Building service contractors should always consider the chemical type, machine, floor substrate, current maintenance and/or cleaning regimen, and condition of the floor before determining which floor pad type is appropriate for the application. Full cycle floor pads are made from recycled PET plastic and then specially formulated to biodegrade at a far faster rate than conventional pads, once discarded

WHAT’S THE

into an active landfill. While actual conditions vary from landfill to landfill, which will affect the rate of biodegradation, this significantly shorter time frame allows participating landfills that have methaneto-energy collection systems in place to capture landfill emissions (as opposed to allowing the methane to emit to the atmosphere) and makes way for it to be converted to fuel for vehicles, power plants, homes and manufacturing facilities. By turning today’s waste into tomorrow’s energy, manufacturers are taking the next step in conserving the environment and reducing mankind’s impact on it. /

POINT?

Facility managers are increasingly demanding eco-friendly products to satisfy their internal sustainability initiatives and earn credits toward Leadership in Energy and Environmental Design (LEED) certification for building owners. Even though there are no certifications or even a category for floor pads, building service contractors that adhere to Canada Green Building Council (CaGBC) guidelines when purchasing or using floor care products can help earn LEED certification points for their clients.

John Miller is executive vice-president of sales and marketing for Americo Manufacturing Co. Inc., a global producer of floor pads, cleaning accessories and floor matting. The company is the manufacturer behind Full Cycle, a trademarked floor pad line that is a testament to Americo’s commitment to recycling and enhanced biodegradation. John can be reached at info@americomfg.com. www.REMInetwork.com / 35

A FOREST OF GREEN Demand for tree-free, recycled paper products continues to grow by Suzanne Blanchet

oilet paper, tissues and paper towels have become so commonplace that, until recently, they’ve been consumed without much thought. Few considered how new products were produced — they’re generally made from virgin paper, using a combination of hardwood and softwood trees, water, chemicals for extracting fibre and bleaches like chlorine dioxide. Today, many consumers want to enjoy the convenience of these disposable items without damaging the environment. Paper product producers have responded by changing their manufacturing methods to provide eco-friendly alternatives. Some companies have even succeeded in combining recovery services and manufacturing activities to recycle collected office mixed papers and cardboards. TELL IT TO THE TREES

Tree-free paper is a trend that has begun to take hold. Due to rising demand for environmentally responsible options, manufacturers are more commonly turning to alter-

native fibre sources like bamboo and sugar cane to make their products, both of which have become substitutes for virgin fibres from trees. A sustainable option for virgin materials remains; companies can also source products made with fibres from certified sources. The Forest Stewardship Council (FSC) has a rigid evaluation process to ensure virgin tree fibres used to manufacture a product are from managed forests that are held to strict environmental and social standards. NEXT GENERATION PRODUCTS

Recycled bathroom tissue and paper hand towels are now mainstream and remain the most sustainable option for paper products. The recovered paper found in these products is washed, de-inked, pulped and then pulverized and reformed. Numerous reports indicate the manufacturing process requires less total energy and water than the production of paper products from virgin fibre. The end result is a recycled product

36 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

that is comparable to virgin paper items in terms of durability, thickness and softness. CONSUMPTION CONTROL

In recent years, much of the sustainable innovations in the paper product industry have focused on the reduction of paper usage and, by association, maintenance costs. Folded hand towel users are infamous for grabbing more than they need, which leads to increased paper consumption. To curb this, many features have been developed and added to dispensing systems for hand towels, bathroom tissue and napkins to effectively limit the quantity of paper taken as well as reduce the chance of cross contamination. Mechanisms in roll towel dispensers for paper hand towels can now be customized to provide controlled paper dispensing. With this feature, users are provided with a towel that’s length has been predetermined, which greatly reduces overall consumption. Some dispensers are also available with an end-of-roll transfer system. This ensures all

/ sustainability /

rolls are used to the end before transferring to a new roll, eliminating stub roll waste. Other dispensers for bathroom tissue products include a special mechanism that protects a back-up roll, only dispensing it when the initial roll is completely finished. SEAL OF APPROVAL

Choosing the most sustainable paper products is relatively easy these days. Simply look for maximum recycled content and post-consumer input, as well as third party certifications. This information is displayed on the products’ packaging. In particular, keep an eye out for environmental standard compliance symbols like EcoLogo, Green Seal and Green-e. EcoLogo works to advance global sustainability, environmental health and safety by supporting the growth and development of environmentally preferable products, services and organizations.

Green Seal is an independent non-profit organization that develops life cycle-based sustainability standards for products and services for companies, and offers third party certification for those that meet specific criteria. Green-e is an independent consumer protection program for the sale of renewable energy and greenhouse gas reduction in the retail market. THE FUTURE IS NOW

Manufacturers’ research and development teams continue to strive to evolve sustainable paper improvements. Some companies are working on growing their offering of recycled paper and packaging options, while others

are striving to bring new and innovative products made with certified virgin fibres or alternative materials to market. As the sustainable paper market grows, so do the ideas. Working alongside the environmentally friendly paper products, recent advances in smart technology will allow facility managers to analyze data from their dispensers to promote a more sustainable facility. Towel dispensers coupled with the ‘Internet of things’ track usage and send proactive alerts to managers. In industries like health care, where hand washing is imperative, these facilities will be able to monitor and analyze their data to improve their efficiency and hand hygiene compliance rates. /

Suzanne Blanchet is senior vice-president, corporate development, and director, sustainability and innovation, at Cascades. Cascades produces, converts and markets packaging and tissue products that are composed mainly of recycled fibres.

BACK TO ROUTINE

BACK TO CLEAN We have the products you need to bring CLEAN back into your life!

JANITORIAL SERVICES

COMMERCIAL CARPET CLEANING

HARD FLOOR CLEANING & CARE

UPHOLSTERY CLEANING

POST CONSTRUCTION CLEANING

Your trusted single source for all your supplies Call our customer ser vice hotline 1 800 263 2137 Visit our website gtfrench.ca www.REMInetwork.com / 37 GT 0132 16 Sanitation Canada Sept R2.indd 1

2016-08-24 11:28 AM

/ clean matters /

THE QUIET CLEANER

Poor indoor air quality (IAQ) is a real concern that can affect your health and comfort. It has been tied to symptoms like headaches, fatigue, dizziness, nausea, and irritation of the eyes, nose, throat and skin, as well as linked to chronic heart and lung problems, and cancer. A growing body of scientific evidence indicates that indoor air pollution may be as much or more of a problem than outside air pollution, even in the largest and most industrialized countries. The U.S. Environmental Protection Agency estimates indoor air is up to five times more polluted than outdoor air. Although the most effective way to improve IAQ is to eliminate or reduce specific sources of pollution, such as chemical cleaning products and flooring that off-gases, plants can help purify the air we breathe indoors. According to a NASA study, efficient air cleaning may be accomplished with at least one plant per 100 square feet of office space. But while all plants filter out harmful volatile organic compounds (VOCs) in the air, they are not created equal. Some species are better indoor air cleaners, including spider plant, peace lily and bamboo palm.

Spider plant. This resilient, adaptable and easy to grow plant, with its rich foliage and tiny white flowers, battles benzene, formaldehyde, carbon monoxide and xylene.

Peace lily. This beautiful evergreen plant removes the three most common VOCs — formaldehyde, benzene and trichloroethylene — from the air and can combat toluene and xylene.

38 / FACILITY CLEANING & MAINTENANCE / AUGUST/SEPTEMBER 2016

Bamboo palm. This plant is particularly effective at filtering out benzene and trichloroethylene. It’s also a good choice for placing around furniture that could be off-gassing formaldehyde.

NO TIME FOR DOWNTIME. Give your team the freedom to cover more space in less time with the HUSHTONE™ 6Q Backpacks from Hoover Commercial. The lightweight design and ergonomic harness enable easy maneuverability and helps minimize downtime. The new HUSHTONE™ 6Q Cordless Backpack boasts a quick-change M-PWR 40V battery to keep your operation running strong. For reliable, portable power, trust Hoover Commercial.

Coming in summer 2016.

Available now.

Take Pride in Your Floors. We Do. Since 1958, we’ve set the industry standard for performance, productivity, durability and sustainability. That’s because 3M™ Floor Pads are engineered with abrasive mineral throughout the pad – not just on the surface. This means less waste and improved efficiencies to save you money.

Contact your 3M Representative to learn more about 3M’s full line of pads. 1-800-3M HELPS (364-3577)