SERVING THE FACILIT Y CLE ANING & MAINTENANCE INDUSTRY
JUNE 2019
� NUISANCE ANIMALS: KEEPING RACCOONS AT BAY � GET IN LINE WITH ONLINE TRAINING � GREEN ROOFS: SUSTAINABLE SHELTERS FOR PESTS?
ON THE LEVEL
PA R T O F T H E
Stephanie Toomey’s honest approach to business key to building long-lasting employee, client relationships
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� CONTENTS JUNE 2019
PHOTOS BY MIGUEL HORTIGUELA
SPOTLIGHT 12 No Horsing Around Staying on track at Woodbine by Jeff Porchak
PEST CONTROL 20 It’s Not Easy Being Green Vegetative roofs a pest paradise by Alice Sinia
EXTERIOR CARE 24 Turf Talk Fertilizer tips for a healthylooking lawn by H. Ben Hamza 26 Don’t be a Drip Regular inspections spot irrigation system problems before they balloon by Craig Otto
COVER STORY 8
Leading the Way Stephanie Toomey exemplifies entrepreneur spirit through passion, perseverance and affinity for continuous improvement by Clare Tattersall
28 The Trouble with Gum Incorrect disposal leaves an unsightly litter problem behind by Andrew Meades
IN EVERY ISSUE 4
Editor’s Letter Motivational growth
18 Expert Q+A Raccoons: Masked avenger or bandit? 29 Clean Matters Higher learning
Chewing gum is the most prevalent small litter item found on sidewalks in Toronto, causing them to look dirty and posing a threat to pets and wildlife.
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/ editor’s letter /
MOTIVATIONAL GROWTH
O
f late, I’ve taken to reading inspirational books about notable female leaders. Then, upon meeting Stephanie Toomey, I realized there was no need to buy every bestseller (though I’ll probably continue as I’m a bit of a bookworm); strong, motivating women are all around us. Toomey’s story is every bit as compelling as those I’ve read, just on a smaller scale. President of two successful companies, both of which she built from the bottomup, Toomey is passionate about her profession, possesses a no-quit, can-do attitude and is genuinely authentic, which I believe is what attracts customers to her businesses (along with the exceptional customer experience they provide). What’s more, she’s a proponent of giving back to the communities within which she works and also mentors other enterprising women. You can read all about Toomey’s rise in the cleaning industry in Leading the Way. Our spotlight this issue is devoted to a single recreational space: Toronto’s Woodbine Racetrack. Opened in 1956, it is the only horse racing track in North America that stages or is capable of staging thoroughbred and standardbred horse racing programs on the same day. No Horsing Around walks readers through the maintenance requirements of Woodbine’s track surfaces, which need to be kept in tip-top shape throughout the racing season. From here we turn to two critter control matters, the first being pesky raccoons. Our expert Q+A addresses how to keep these urban dwellers at bay and what to do if they move in. Then, It’s Not Easy Being Green explores the ‘downside’ of having a green roof and practical steps that can be taken to ensure this space remains a sanctuary for guests, not pests. Rounding out this issue is our industry focus on exterior care. Topics covered include the role fertilization plays in lawn health, the importance of routine irrigation system maintenance and a concrete way to remove chewing gum from pavement. With the first day of summer just weeks away, ISSA Show Canada will have come and gone by the time I ‘pen’ my next editor’s letter. I hope everyone who attends enjoys the inaugural trade show and conference. Held in tandem with the REMI Show, it promises to be an amazing event!
CLARE TATTERSALL claret@mediaedge.ca
Editor Clare Tattersall claret@mediaedge.ca Digital Editor Zandile Chiwanza zandilec@mediaedge.ca
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Annette Carlucci Rachel Selbie rachels@mediaedge.ca
Sales Kelly Nicholls kellyn@mediaedge.ca
Contributing Writers
H. Ben Hamza Andrew Meades Jennifer Meek Craig Otto Jeff Porchak Alice Sinia
Circulation Anthony Campbell circulation@mediaedge.ca Facility Cleaning & Maintenance is published five times a year by:
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NEW TRADE SHOW PROMISES ENRICHING, EDUCATIONAL EXPERIENCE With just days until ISSA Show Canada, there’s no time like the present to register for the new, unique trade show and conference. To be held June 11-13, at the Metro Toronto Convention Centre, ISSA Show Canada is the result of a partnership between the worldwide cleaning industry association, ISSA, the International Facility Management Association (IFMA) and MediaEdge’s Real Estate Management Industry (REMI) Network. The goal of the show, to be held in tandem with the REMI Show, is to provide a platform to connect like-minded industry professionals focused on keeping buildings clean and green, and operating in a sustainable and energy-efficient manner. “It’s been exciting for me to see this powerful joint venture between ISSA, IFMA and the REMI Network take shape and come to life,” said ISSA Canada executive director, Mike Nosko. “We’ve worked hard to ensure it embraces the shared goals and priorities of Canada’s cleaning professionals, as well as real estate development, occupancy, management and maintenance personnel.” The trade show floor will be comprised of a complete continuum of resources designed for the ‘built environment.’ From sanitary maintenance products to HVAC, office furnishings, electrical and building products to security, financial and IT services and systems, all the pieces of the puzzle will be assembled under one roof and showcased by more than 100 exhibitors. In addition to the trade show, a host of educational sessions and certification workshops are planned to further enhance the attendee experience. Top-notch presenters will reinforce best practices and tackle the most challenging issues, including minimum wage adjustments, infection control, strategic business practices, and much more. Delegates
will also have an opportunity to become certified through ISSA’s industryleading certification programs, namely the Cleaning Management Industry (CMI) Accredited Auditing Professional (AAP) and Cleaning Industry Management Standard (CIMS) ISSA Certification Expert (I.C.E.) workshops. Attendees can choose from a two-day or one-day delegate registration, and obtain full access to all education sessions, the trade show floor and a variety of networking opportunities. One-day delegate pass holders for June 12 will also receive full access to the trade show floor reception (3:30-5 p.m.) and the all-industry reception (5-7:30 p.m.) being held that day. It’s a great opportunity to “meet new friends, discover new resources, learn about what’s trending and discover how to be more successful tomorrow,” said Nosko. To register, go to www.ISSAShowCanada.com.
ISSA SHOW CANADA OFFERS CERTIFICATION OPPORTUNITIES ISSA Canada will host two valuable certification training opportunities during ISSA Show Canada. “Certification provides cleaning professionals with important competitive advantages,” said ISSA Canada executive director, Mike Nosko. “Both of the top-notch programs we are offering can accelerate leadership and achievement for individual participants, as well as the companies they represent.” The Cleaning Management Industry (CMI) Accredited Auditing Professional (AAP) certification program is designed for cleaning professionals that want to master quality assurance and building audits. Custodial supervisors, lead workers and managers, distributor sales representatives and industry consultants will gain a thorough understanding of quality assurance best practices and assessment tools. Additionally, each participant will receive a free, 30-day trial subscription to the Smart Inspect software app (valid for new users only), which will be used to construct a live building audit during the program on June 11. “AAP will hold quality assurance professionals to a standard in which they run an audit,” said Nosko. “Their customers will be provided with 6 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
added value and peace of mind when their facilities achieve a new level of clean.” The second training opportunity is the Cleaning Industry Management Standard (CIMS) ISSA Certification Expert (I.C.E.) workshop. To be held directly following ISSA Show Canada on June 14, the full-day workshop is designed to equip participants with the knowledge and skills they need to become operational and budgetary masters. The practical curriculum will help position those who complete the certification program as indispensable resources, especially as custodial operations continue to reduce budgets. In fact, certified CIMS I.C.E. experts have saved their customers and organizations more than six figures annually by helping them comply with CIMS and achieve certification to the CIMS standard. To register for the CMI APP certification program, contact TJ Grim at tj@issa.com or 847-982-0800. For CIMS I.C.E. certification program registration, contact Lucas Wendt at lucas@issa.com or 847982-3473. Alternatively, you can visit www.ISSAShowCanada.com to register for either training opportunity.
ISSA NEWS PANEL DISCUSSION SHEDS LIGHT ON PLIGHT OF BSCs Provincial minimum wage adjustments and labour cost increases are presenting new challenges across the country. For building service contractors, in particular, these new costs are having a direct and immediate impact on operating budgets. In an effort to help this group successfully navigate this issue, ISSA Show Canada will offer an in-depth and interactive discussion with an expert panel of senior executives from leading facility management companies in Canada. “Our building service contractor community (will) hear, firsthand, how they can be more successful in their business dealings,” said ISSA Canada executive director, Mike Nosko. The expert panel is comprised of John Castelhano, AVP strategic sourcing and procurement, North America, Brookfield Global Integrated Solutions; Kimberly Train, director of national programs, Oxford Properties; David Matarosso, vice-president of property management, Bentall Kennedy; and Sante Esposito, vicepresident, Eastern Canada, REMS, Colliers International. They will discuss and debate everything from how pricing adjustments were presented to the pros and cons, major takeaways, and expectations and recommendations for how future adjustments can be managed. A Q&A will be held following the session presentation to provide
attendees an opportunity to obtain answers to pressing matters. “We have strategically formed this panel to emphasize our goal of unifying the industry,” said Nosko. “By engaging the building service contractor community with the facility management sector, everyone can be on the same page for success on both sides.” The education session, titled ‘Plight of the Building Service Contractor, will be held June 13, at 1 p.m., in room 206 EF at the Metro Toronto Convention Centre.
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/ cover story /
LEADING THE WAY
Stephanie Toomey exemplifies entrepreneur spirit through passion, perseverance and affinity for continuous improvement by Clare Tattersall
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or many decades, the corporate side of the commercial cleaning industry has been largely male-dominated. However, change is afoot as is the case with most businesses today. Diversity in the workplace has become an important issue, resulting in more opportunities for women in executive positions — something Stephanie Toomey has longed to see. Like the majority of women who have achieved success in the cleaning industry, Toomey did not assume her position in the ‘boardroom’ by climbing the corporate ladder; rather, the president of Admiral Janitorial built the company from the bottom-up, with the support of her business associate, Jimmy Kastanis, and their respective families. “I’ve always had a desire to be an entrepreneur,” says Toomey, who adds she originally didn’t foresee a career in cleaning despite very early exposure through her father who worked in the industry himself. But, “when the opportunity to operate a business presented itself, it made sense.” That occasion came in the late ‘90s, when Toomey met Kastanis. Brought together by their decades of shared experience — Toomey began cleaning offices
part-time at age 17 to help finance her education at what’s now the Ontario College of Art and Design University, while Kastanis has been involved in the industry since his early teens — the pair decided to pool their strengths and take the plunge into business. This marked the beginning of Admiral whose goal is to provide an exceptional customer experience and the highest level of service at a great value. “It was an exciting time,” she says. “The prospect of starting a new business, no matter how daunting, is something you just don’t pass up.” Combined with her cleaning background, Toomey’s strong work ethic, infectious cando attitude and ability to develop and build relationships made her the natural choice to lead the fledgling company into the next century. She immediately channelled her efforts into drumming up business while simultaneously holding down a full-time job as an insurance adjuster and eventually juggling life as a new mom. Slowly, Admiral gained traction and in 2013, Toomey’s tenaciousness paid off. “We needed a couple new jobs at the time, so I decided to mail brochures to a bunch of companies I found in a local news-
/ cover story /
“Beyond their strategies, it doesn’t matter whether you’re a client with Admiral or EcoGreen — we are with our customers every step to ensure their business stays as polished as they are.”
paper,” explains Toomey. “Soon after, I received a call from a golf course in Oakville. Jimmy and I met with the regional manager who immediately saw the value we offer, the great pride we take in our work and that we genuinely want to take care of the cleanliness of other people’s businesses so they can focus on what matters most to them.” That single meeting not only resulted in a contract with the golf course, which required Admiral to staff up and Toomey to jump into the business full-time, but it also marked the start of expansion into the recreation market. Today, Admiral provides cleaning to many seasonal sites. This is in addition to the other 100-plus locations the company services across the Greater Toronto Area (GTA) in the industrial, commercial, manufacturing and office building sectors.
terprises and, as a result, offers more tailored core services. Its target clientele is primarily in Halton region, though the company has gained market share in the Niagara region thanks to Toomey’s knack for creating meaningful connections. “The approach for each of these companies aligns with the size and scale of our clients’ business needs,” explains Toomey, who adds that EcoGreen also employs a line of uniquely designed natural cleaning products. These include odourless cleaners and scented essential oils that have many benefits for human health. “Beyond their strategies,” she continues, “it doesn’t matter whether you’re a client with Admiral or EcoGreen. We are with our customers every step to ensure their business stays as polished as they are.”
TWO OF A KIND
AN ADMIRABLE CAUSE
Now with two offices, one in Mississauga and the other in Georgetown, Ont., Admiral is poised for even greater growth, though Toomey’s in no immediate rush to rapidly expand the business as she’s simultaneously focused on a second company, EcoGreen Janitorial Services Inc. Originally established in 2011 to offer eco-friendly services, Toomey has since refocused the company’s mission to better meet customers’ growing demands that go beyond green cleaning. Today, while similar to Admiral in that both pride themselves on their attention to detail, ability to deliver a personalized experience and proactive approach to cleaning, the two companies differ in their scope of services and business strategies. Admiral is geared to midto large-sized companies. Its offerings include janitorial and day porter services, f loor cleaning and finishing, carpet and upholstery cleaning, window cleaning, odour control, and pre- and post-construction cleanup. EcoGreen takes care of start-ups and smaller en-
With a proven track record of delivering exceptional service, Toomey credits her companies’ success to her dedicated team, which is comprised of a variety of specialists. One such person is site manager Kastanis, who is adept in customer service, product recommendations and training, among other things. “His skill set is truly remarkable,” she professes. Also of note is the company’s sales team, says Toomey, whose extensive knowledge of the cleaning industry has played a pivotal role in Admiral’s consistent year-over-year business gains. Besides her stellar staff, Toomey is grateful for her loyal customer base and the supportive communities within which she works. In an effort to give back, she sponsors kids who play minor league ice hockey — a cause she’s backed for the past five years. “I saw kids that were knockout athletes but their parents couldn’t put them in hockey because of the high costs,” says Toomey,
10 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
whose son is a member of the Greater Toronto Hockey League. “It was important to me that we help them out so they could play, too. This past year, for instance, we paid for a team’s equipment and jerseys.” Outside the rink, Toomey spends time mentoring other enterprising women, whenever possible, that she has met through her local Mastermind Groups. Mastermind brings like-minded individuals together from different work backgrounds to connect and create opportunities for a higher level of achievement. Toomey originally joined to be in the company of other outstanding women but has found it to be even more rewarding. “I have acquired tools and greater motivation to overcome obstacles to growth and have gained new business as a result,” she says. Always striving to be the best she can be in a predominantly male-dominated industry, Toomey is currently in the process of obtaining WBE certification for both Admiral and EcoGreen. An acronym for Women Business Enterprises, WBE is a non-profit organization that is opening doors for Canadian women-owned businesses to large corporate and government supply chains across North America. To be eligible for certification, a company must be at least 51 per cent owned, managed and controlled by women, and willing to undergo a stringent on-site audit that can take several weeks to complete. Certified WBEs join a powerful business network and gain a marketing edge, allowing them to accelerate advancement of their companies. “It’s another step in building the companies,” says Toomey. And an exciting one at that for someone who hopes to inspire other women and serve as an example for the next generation of entrepreneurs. “If you aim high, work hard and are passionate about what you believe in, no one can keep you down.” /
/ spotlight /
12 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
PHOTOS BY MICHAEL BURNS PHOTOGRAPHY
/ spotlight /
NO HORSING AROUND Staying on track at Woodbine by Jeff Porchak
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or more than 130 days from April to December, thousand-pound athletes running at speeds approaching 80 kilometres per hour compete regularly at Toronto’s Woodbine Racetrack. These horses, worth six and seven figures, are prized by their breeders and trainers, so it’s paramount that Woodbine maintain optimal conditions on both of its racing surfaces: Tapeta and turf.
TIME FOR TAPETA
The majority of races conducted at Woodbine take place on the Tapeta track, which was installed in 2016. The composition of the surface, which should last more than a decade, allows for racing in any weather condition. Tapeta is a trademarked synthetic material comprised of approximately 85 per cent silica sand and nine per cent fibre, with wax and elastic making up the remainder. The depth of the material on the track is maintained at seven inches, resting on a porous asphalt base that allows water to flow through to a vertical drainage system. Due to its synthetic nature, the Tapeta racing surface can be readied for a season of racing much quicker than the turf track, which is more dependent on the elements. The preparation of the Tapeta track starts once the frost comes out of the ground in spring. At this time, the Tapeta mixture
is rototilled to achieve and ensure a uniform consistency. A special harrow, called a gallop master, then packs the Tapeta back down and smooths it out to the desired depth and consistency. This process takes approximately four hours to fully prepare the track for a race card. Woodbine’s racing executives and track specialists regularly assess environmental and race day factors, and consult with its horsemen’s group and jockey’s guild to determine the suitability of scheduling races on any of its track surfaces, with paramount consideration given to the safety of riders, drivers and horses. A group of five or six track surface specialists walk the entire one-mile oval on a weekly basis, checking the track every 10 feet to ensure it has the proper depth and presents a surface free of low and high spots. While the surface can easily withstand the diverse climate of southwestern Ontario, extreme heat in the Tapeta can cause the wax to get hot and change the consistency. In this case, the track is cooled with a water spray to help the wax harden. A special heat gun can be aimed at the track to assess the need for cooling. The track is also constantly monitored to ensure the quality of materials. More sand, wax or fibre can be added to the track, if required; the fibre can break down and wax evaporate.
HISTORY MADE ON HOME TURF
Woodbine’s turf track is a hardy Kentucky bluegrass that does well in cold weather climates. It’s grown over a sand and dirtbased growing medium. A sand base allows for better and quicker drainage after rain. Woodbine’s turf track is a hardy Kentucky bluegrass that does well in cold weather climates. It’s grown over a sand and dirt-based growing medium. A sand base allows for better and quicker drainage after rain. The turf course, like the Tapeta, is installed over a vertical drainage system. Preparing the turf course for the racing season is a much more complex and timeconsuming process. Once the frost comes out of the ground, Woodbine can start readying its world-renowned E.P. Taylor turf course. At the start of the year, the turf requires thatching to remove dead grass at the surface. The clippings are removed by a giant vacuum pulled behind a tractor. The turf track is then entirely aerated and reseeded. This process takes multiple days for each step, if weather permits. For the seeds to germinate, both sun/heat and rain are required. Rain can be replaced by irrigation if the forecast looks dry. Germination of the seeds takes approximately seven to 10 days. Once the grass starts to grow, the turf is fertilized. Woodbine typically hosts racing on the turf from the middle of May to midNovember, but that varies due to weather. www.REMInetwork.com / 13
/ spotlight /
On race day, track surface specialists use a device called a Going Stick, which gives a measure of compaction of the turf course and the turf strength. Portions of the turf track with more wear might not drain as well. These areas receive a deeper aeration to allow for better drainage. It’s important to ensure the track isn’t too tight so that water can filter through. Track officials consult with growing medium specialists on grass seed, weed control and fertilizer to ensure the health of the turf. The grass is kept at a height of five inches, cut at least weekly and vacuumed to remove trimmings. The E.P. Taylor turf course has five lanes to vary the main path used by the horses during a given race. A lane will last roughly one week before it requires maintenance. At this time, the lane will receive more seed and soil, and be given the appropriate amount of time before racing can resume over it — roughly four or five weeks so that the turf can grow back. The track has been surveyed and marked to allow for the moving of the rail and the respective mid-race markers. Moving the rail takes approximately one day. 14 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
On race day, track surface specialists use a device called a Going Stick. The tool gives a measure of compaction of the turf course and the turf strength, producing a number that’s an average of the whole course. This information is vital to the wagering public for handicapping and horse people for proper equipment. After every race, a group of seven or eight people walk the track with a wooden mallet to replace divots made by the horse’s hooves. If a divot can’t be found, the spot is filled in with soil and seed. After the last race on a card, the track is generally left alone until the next morning. At that time, the track is examined and all divots from the day before are replaced, making sure there are no holes
anywhere. If the turf is firm, the divots should not be very large. If the divots are large, that’s an indication of low turf root strength, which is not desirable for racing. The turns of a racetrack present a concern due to the corkscrew effect exerted on that section of the surface, so divots are always bigger on turns. Generally, there are three or four turf races on a card. The wear depends on how big the fields are and the firmness of the turf. If the turf is firm, there won’t be as much damage. Turf that is good will see more damage. If the turf is yielding, there will be a lot of damage and the lane won’t last one week. Yielding turf could cause some races to move to the all-weather Tapeta surface in the event larger profile races require turf later in a card. Woodbine will soon feature a second inner turf course, giving the racetrack operator the opportunity to grow its racing product and become the premier turf destination in North America. The new turf was installed last year and should be ready for action in June. /
Jeff Porchak is a veteran horse racing industry writer with more than 17 years’ experience in harness racing media. He’s the director of digital communications for Standardbred Canada, one of the industry’s leading websites for news and information.
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THE IMPORTANCE OF CLEANING IN A PUBLIC FACILITY Many building owners and managers still view cleaning as a “cost.” But cleaning should be regarded as an investment. It helps improve team spirit, enhances worker productivity, improves employee attendance, helps protect building assets, and when viewed in dollars-andcents terms, cleaning pays for itself many times over. Those are big, bold statements on the value of effective cleaning. So, just to prove our point, let’s examine some studies on the benefits of cleaning, and we’ll let you decide if cleaning is a cost or investment. Improved Productivity According to ISSA, the worldwide cleaning association, one of the many benefits of a clean facility is the decrease of harmful contaminants in the indoor environment. A clean and hygienic facility gives building occupants a visual comfort level and reduces potential
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risks that may be associated with buildings that are not as clean.
locations so that private discussions can be kept private.
And this can result in dollars-and-cents savings. For instance, ISSA notes employees’ productivity levels were found to be heavily influenced by the cleanliness of the facility they worked in.
To help trim costs, the insurance company decided to do two things:
Preserving Building Assets A major North American insurance company installed carpet in their hundreds of office locations. The carpet had to be cleaned once or twice per year and in most cases, only lasted roughly three or four years. Maintaining and replacing the carpet cost the insurance company hundreds of thousands of dollars every year. The insurance company toyed with the idea of removing the carpet, but found that when they did so, agents and customers felt a lack of privacy discussing their insurance needs. Carpet helps quiet
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They cut the carpet cleaning frequencies to about once per year, hoping to save thousands of dollars every year. They hired a cleaning consultant to suggest ways to help them find a way to keep the carpet lasting longer.
To their surprise, the cleaning consultant advised the company that they needed to increase cleaning frequencies, not decrease them. Reluctantly, the insurance company followed his advice and set up a pilot program. In a select number of locations, instead of carpet being cleaned just once per year, it was cleaned two, three, and in some cases, four times per year depending on carpet soiling.
After two years, the insurance company analyzed the outcomes. What they found was that the carpet cleaned more frequently was now lasting five to seven years, instead of only three. This meant the carpet did not have to be replaced as often which resulted in the insurance company saving thousands of dollars annually. This result was mirrored in studies by the Institute of Inspection Cleaning and Restoration Certification (IICRC) and the Carpet and Rug Institute (CRI). They found that a planned carpet maintenance program that involves more frequent carpet cleaning extends a carpet’s useful life, “well beyond the manufacturer’s estimated life cycle, ultimately paying for itself in deferred replacement costs.”
Nilfisk can help with all your facility cleaning needs, visit us at www.nilfisk.ca to learn more.
MASKED AVENGER OR BANDIT? Q+A: What to do about raccoons
18 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
/ pest control /
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ew urban critters inspire as much division among public opinion than the raccoon. A familiar sight in cities across the country, some welcome the furry masked mammal because of a popular misconception that they regularly eat rats and mice, while others feel the nocturnal animal is nothing but a nuisance, reviled for tipping over trash cans and raiding dumpsters. Here, Jim Hill of Terminix, a pest control company under the umbrella of ServiceMaster, addresses what attracts raccoons to a site, signs of property infestation and provides tips to keep them off your property. What brings raccoons to a property?
Raccoons are not attracted to properties by nature. They are typically attracted by their primary food sources (insects, berries and fruit), but may scavenge through garbage cans or dumpsters for food on occasion in search of an easy meal. Can they get into a building?
Yes. Raccoons may seek structural flaws to exploit, even a hole just two inches wide. They tend to pursue attics or upper floors, but can nest under decks or other exterior structures. Raccoons can also climb onto roofs with the aid of overhanging tree branches and gain access from cracks or a chimney.
What kind of damage can raccoons do if they take up residence?
Raccoons don’t intentionally cause damage but may do so in gaining access or making an exit. For instance, they may loosen shingles or uncap a chimney to infiltrate a building. Once inside, raccoons often use insulation as nesting materials. If they become trapped indoors because their entry point has been sealed, they may chew through the wall or ceiling to get out. What are the signs of infestation?
Raccoons tend to make a lot of noise, so that’s typically the first sign. You may hear scratching, rustling and squeaking, especially after regular business hours. Other signs include dark smudge marks around the entry hole created when their oily fur coat rubs against it as they track in and out; foul odours since raccoons may set up latrines near their dens; disheveled dumpsters and turned over trash cans; and small piles of droppings on the ground near trees or on the roof. What’s involved in the raccoon removal process?
Getting rid of raccoons is not always easy, so it’s best to call in a pest management professional that will use food bait to lure the animals into humane trappings. Once captured, they can then be transported to a governmentapproved area for release.
What can facility managers do to prevent raccoons from establishing themselves on their property?
To reduce the possibility of attracting raccoons, facility managers should eliminate food sources by properly securing trash can and dumpster lids, picking up fallen fruit from the ground if the property contains fruit trees or berry bushes, and keeping their property litter-free. Raccoons are creatures of habit and may return every night but if their food sources are addressed, they may move on. Facility managers should also make an effort to walk their property at least monthly to ensure everything is as it should be. Trim overgrown foliage to prevent raccoons from climbing onto the roof and secure any loose shingles in case they do. Large holes that have appeared over a short period of time are suspect and should be filled. However, before doing so, a pest management professional should verify no raccoons are still present. You don’t want to permanently seal entrances without first confirming that any animals are out of the den. As an added precaution, consider installing motion flood lights around the property. Raccoons aren’t fond of bright lights, so taking this step can help scare them away; however, they may eventually become used to the lights. A pest management professional can help with property inspection or setting up a trail camera to monitor activity. / www.REMInetwork.com / 19
20 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
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IT’S NOT EASY BEING GREEN Vegetative roofs a pest paradise by Alice Sinia
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ollowing the trend to ‘go green,’ many facilities are having their roofs covered (in part or in whole) with growing plants. Vegetative roofs, also know as green roofs, help reduce stormwater runoff, regulate building temperatures, improve air quality and moderate the urban heat island effect. Their aesthetic and social advantages also abound. For instance, they’re prettier to look at than concrete, asphalt or gravel, and they expand the usefulness of a building by providing amenity space. But while green roofs are an incredible engineering feat that has countless benefits, their lush greenery puts facilities at risk for an invasion of pests. A PESKY PROBLEM
Like people, pests need food, water and shelter to survive, so it’s not a surprise that the layers of vegetation and ornamental plants appeal to them. The types of pests that are attracted to green roofs run the gamut but the most problematic are rodents, birds and insects. Rats are excellent climbers and can be extremely destructive. They can chew through irrigation systems, the roof membrane and structural components in search of warmth to create nests. Once rats have burrowed into a building, it is difficult to get rid of them since they are prodigious breeders. A single female can produce four to six litters a year, each of which contains six to eight young, making it responsible for up to 40 new rodents. Rats can also carry a number of pathogens that can be transmitted through physical contact, bites, by contamination or by fleas that are feeding on them. Green roofs provide an attractive habitat to birds, particularly pigeons and sparrows. While this contributes to bird conservation in urban areas, birds can cause great damage as their acid droppings are corrosive to
many building materials. Their droppings also pose a health hazard as they have been associated with a number of diseases. Insects such as caterpillars, aphids, beetles, ants, bees, hornets and wasps are typically the biggest group of unwanted guests. They can harm green roof plants by feeding on them and pose a risk to people. Insect bites and stings can be painful, and are of particular concern to those who have allergies and may require medical attention. WARNING SIGNS
The roof is easily forgotten during scheduled facility inspections but it is a crucial part of any maintenance routine. The facility manager should make it a habit to visit the green roof at least once a month to make sure vegetation is in good health and there are no signs of pest infestation. The same methods used to look for insects and animals on building grounds can be applied to a green roof. Signs of pest activity include rodent droppings, gnaw marks, rub markings, live or dead pests, burrowing, nests and any plant damage. AN OUNCE OF PREVENTION
The most effective way to prevent pest infestation is to have an integrated pest management program in place. Such a program is proactive rather than reactive, employing pest control strategies that have minimal environmental impact. The facility manager should speak with their pest management professional about which pests are attracted to vegetation. It
is then prudent to check with the facility’s landscaping contractor to see if a plan is in place to reduce the likelihood of pest infestation. It may include not planting fleshy fruiting plants, overly dense shrubs or brightly coloured plants, and keeping mulch levels to a minimum. Any plants that are planted should be routinely monitored for pests. Gaps, cracks or holes around doors, pipes and fixtures should be sealed, and missing or torn ventilation screens replaced to prevent pests from entering the building. Leaks and excess moisture sources should also be repaired as soon as possible as the damage it can cause may be attractive to pests. For instance, ants like to nest in decaying or moisture-damaged wood. If the green roof has a water feature, such as a pond or fountain, it is important that the facility manager ensure water is circulated frequently. Mosquitoes will not lay eggs in water that is regularly flowing as larvae can only survive in stagnant water. The facility manager should be mindful of not overwatering their vegetative roof, too, as ponding water can easily become a breeding ground for mosquitoes. Pooling of water may also occur if the green roof’s irrigation system is not working properly. Damaged sprinkler lines or heads should be replaced to prevent this from occurring. Lidded trash receptacles should be placed on the roof if accessible to the public. To make them less attractive havens for pests, containers should be tightly sealed at all times and emptied regularly. /
Alice Sinia, Ph.D., is the quality assurance manager, regulatory/lab services, for Orkin Canada. With more than 20 years’ experience, Alice’s focus is government regulations that pertain to the pest control industry, as well as providing technical support in pest/insect identification to Orkin branch offices and clients. Alice can be reached at asinia@orkincanada.com.
www.REMInetwork.com / 21
SPONSORED CONTENT Enbridge Smart Savings
Measure by Measure Cutting costs and keeping property owners happy
Keeping tenants happy, buildings occupied, and property values high are top priorities for property management firms. In reality, that's easier said than done – especially in an era where “plugged-in” lifestyles, rising labour costs, and rental regulations are making it increasingly difficult for property stakeholders to find financial breathing room.
“The rental market is inundated with not just energy-related concerns, but also rent control, new building evaluations and regulations, and lower vacancy rates,” agrees George Hantzis, Large Commercial Energy Solutions Manager with Enbridge, adding, “all of those things intensify the challenges to keep tenants satisfied while continuing to grow a business.”
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They also emphasize the need to partake in energy retrofits and smart cost-saving measures to lean out operating costs and free up money for their core business: delivering quality rental supply. “There's no one thing that will improve your bottom line. That's why, when people like us go into a facility to help property owners or managers find ways to save energy, we are always looking at the issue from a holistic approach,” says Dominic DiMuzio, Enbridge Multi-Residential Energy Solutions Consultant. Enbridge's team of technical experts collectively work with hundreds of multire s i d e n t i a l b u i l d i n g s a n n u a l l y t o h e l p stakeholders optimize their energy usage and save money. It's that hands-on experience that has equipped them with cost-saving insights and proven energy smart measures. Here are just a few:
Tweak your controls A few system tweaks can go a long way. Energy Consultants can play a big role in identifying energy-wasting procedures and make small – yet impactful – changes that will result in long-term savings. For example Carmine Faiella, Multi-Residential Energy Solutions Consultant offers this advice, “when you reduce your set point temperatures the savings are automatic. That said, you need to be careful and considerate of tenant comfort.” Get with the program A number of energy-saving consultation programs are available to property stakeholders at no cost. In some cases, such as Enbridge's Commercial Custom Retrofit Incentives programs, participants can receive
financial rewards for implementing energysaving measures. “We'll work with customers, free of charge, to identify energy efficiency opportunities that save natural gas and in return save them money. And if they implement any of our recommendations, we will cover up to 50 per cent of the project cost,” explains Hantzis. “These programs are available, and they've been proven to work – so there's no downside to trying them.” Adds DiMuzio Good tenants plus stable occupancy rates equal high property values (and happy owners). It's a simple formula that's becoming harder to apply. With some smart energy measures and assistance from those in the know, property managers can find a friendly balance.
Make smarter retrofits When it comes time to replace or upgrade critical building components, consider that an ideal opportunity to not only seek a more energy-efficient solution, but to upgrade connected systems. “When a customer is changing their boiler, for instance, that's an ideal time to also take a look at changing the way they pump those boilers or control them,” offers DiMuzio. As for what jobs to prioritize, Hantzis adds: “We’ve had a lot of success working with property managers on boiler efficiency upgrades, as well as installing Variable Frequency Drives (VFDs) on ventilation systems. If those have not been done, I would recommend doing those first.” Do more with what you have There are several ways to optimize savings with existing equipment. For example, one is to introduce an advanced building automation system (BAS) that monitors, manages, and reduces energy usage on an interval level. Another is to install pipe insulation across all hot water systems. And pipe insulation typically delivers a quick return on investment.” “It's all about sustained savings,” says Chinmayee Rindani, Multi-Residential Energy Solutions Consultant. “When your building is monitored, you can track if there are any manual adjustments made on site that are pushing your energy costs up. Understanding your property’s energy consumption through monitoring can provide a roadmap to future opportunities and sustained energy savings.
For more information on Enbridge's efficiency programs, or to learn about how Enbridge’s Energy Solutions Consultants have helped multi-residential customers in the past, visit www.enbridgesmartsavings.com/business.
/ exterior care /
TURF TALK Fertilizer tips for a healthy-looking lawn by H. Ben Hamza
C
hoosing the right lawn fertilizer can be intimidating since it plays such a critical role in helping turf grass remain healthy and green all year long. Taking the time to know the options before purchasing, and understanding when and how to fertilize will help set a facility’s lawn up for success.
NUTRITION BASICS
Lawns require the correct amounts of essential nutrients in order to survive and thrive. For example, nitrogen promotes a lawn’s lush green colour. Fertilizer provides nutrients that may not be naturally available to grass plants in sufficient amounts or are missing due to soil conditions. It also helps promote new growth and build turf density. The type of fertilizer used and amount applied will depend on the grass type and time of year. Due to the various climatic conditions across the country, specific lawn needs can differ by geography and soil composition. GRASS UNDERTONES
Cool season grasses like Kentucky bluegrass, tall fescue and ryegrass grow in Canada, and do exceptionally well in spring and fall when air temperatures range between 60 and 75 F. The optimal time to fertilize is during fall. These grasses tend to slowdown and not need much fertilization in summer months when temperatures soar above 85 F. BACK TO EARTH
Sandy soils drain well but have low nutrient 24 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
holding capacity, so lawns with this type of soil need more water and nutrients to maintain healthy turf grass colour and growth. These soils are typically present in Canada. Soil pH can make or break a lawn. It is a measure of acidity or alkalinity of soil on a scale of 0-14, with a pH of 7 neutral, 0-7 acidic and 7-14 alkaline. Turf grasses do well in soil with a pH value of 6.5 to 7. If a lawn is too acidic, with a pH less than 5, lime may need to be added once a year to help raise the pH value. If the soil is too alkaline (pH values much higher than 7), it may benefit from sulfur applications to reduce the pH to near neutral. A NUMBERS GAME
Most complete fertilizers include percentages that represent three different nutrients: nitrogen (N), which promotes growth; phosphorus (P), which stimulates root and seedling development; and potassium (K), which promotes tolerance against disease and drought. It’s important to select a ratio that provides the right nutrients for the local climate and lawn’s type. A typical ratio of 2-1-1 is common. However, phosphorus should not be applied to soils that show high levels of this nutrient as too much may stunt plant growth. PURCHASE AND RELEASE
Most in-store fertilizers are available in three
forms: quick-release granules, slow-release granules and organic slow-release fertilizer. This classification is based on how quickly the nitrogen becomes available to the plant roots in the soil. Quick-release nitrogen fertilizer helps nitrogen become readily available to grass plants. Lawn response usually occurs within 7 to 10 days. Slow-release nitrogen fertilizer releases nitrogen over time and lasts longer in the soil. Organic slow-release fertilizer is made from natural sources. It relies on soil microbes to break fertilizers down and release the nitrogen in the soil over a period of time. Ultimately, grass plants use nitrogen in the same form irrespective of where it comes from. SPREAD IT AROUND
It’s important to carefully follow product instructions when applying fertilizer to avoid ‘fertilizer burn.’ This occurs as a result of an excess of nitrogen salts with over application. Signs of fertilizer burn include scorched grass blades. To avoid this, a spreader should be used for even distribution. Once applied, lightly water the lawn to activate the fertilizer. Fertilization results take time and may not show up immediately, so be patient. Do not fertilize again as it is not good for plants. /
H. Ben Hamza, Ph.D., is director of technical operations at TruGreen, North America’s largest professional lawn care company.
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DON’T BE A DRIP Regular inspections spot irrigation system problems before they balloon by Craig Otto
I
rrigation systems play an important role in a facility’s appearance by keeping landscapes looking their best. While the basic components of a commercial system are similar to those of a residential one, it usually has more zones in order to cover a larger area, additional sprinklers and operates at specific times of day when watering can take place. A commercial system is also more prone to vandalism due to its larger size and greater on-site foot traffic. ON CLOSER INSPECTION
It’s important to regularly observe an irrigation system in operation and provide any necessary maintenance as soon as possible to ensure optimal performance and water efficiency. At commercial properties, the system should be inspected twice a month, with sufficient time 26 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
given to each zone to ensure it’s in top working condition. During the walk-through, note the system’s overall design and installation to determine whether it follows irrigation best practices. The system should provide head-to-head coverage (sprinklers properly spaced so that a spray or rotor’s throw radius ends where the next one begins); matched precipitation rates (all sprinklers on the same zone emit water at the same rate so that certain areas are not too wet while others are too dry); and hydrozoning (plants with similar water requirements are grouped together). This walk-through should bring any maintenance issues to light, such as tilted or sunken sprinklers, which can greatly diminish the uniformity of a system’s coverage, or broken sprinklers or pipes.
The system’s operating water pressure should also be evaluated at this time. When too high, sprinklers emit water as mist or fog, which will likely drift away instead of landing on its coverage area. Conversely, when pressure is too low, sprinklers will not spray water the proper distance, resulting in dry areas and what’s commonly referred to as ‘green donuts’ (non-uniform areas of turf). The inspection should look at plant appearance and health, too, keeping in mind overwatered and underwatered plants can often exhibit the same symptoms. For instance, wilting or yellowing is not a good indication of dehydration; plants that exhibit these signs are more likely to have received too much water. Check the soil in the immediate area to determine whether there’s too much or
/ exterior care /
too little moisture present before making any scheduling adjustments. REPAIR AWARE
When properly maintained, an irrigation system can provide many years of excellent service. However, commercial systems often suffer from a lack of regular maintenance, causing major issues to go unnoticed for a long time. This leads to significant water waste and even site damage when parts of the landscape receive too much or too little water. This damage manifests itself as exceptionally dry areas, soaked areas or erosion. If, during an inspection, a damaged nozzle or faulty sprinkler seal is discovered, it needs to be replaced. Sprinklers that are simply out of adjustment can be fixed fairly easily. When valves exhibit leaks or other problems, removing any debris that may be affecting their performance is the first course of action. Many valve issues can be resolved simply by taking them apart and cleaning them. When a sprinkler head needs to be replaced, it’s important to ensure the new head emits the same amount of water as its
predecessor. This includes proper nozzle sizing as well as product consistency by using the same model of spray or rotor. If an entire zone could benefit from a spray or rotor upgrade for better coverage and efficiency, all sprinklers in the zone should be changed, not just one. A WISE INVESTMENT
The timer, or controller, is the irrigation system’s brain. That’s why today’s ‘smart’ or weather-based controllers offer facilities the best solution when it comes to efficient irrigation scheduling. These newer models automatically adjust the irrigation schedule as weather and watering requirements change throughout the year. In fact, they can update schedules every day as needed, something most facility managers and their maintenance teams simply don’t have time to do.
Without weather-based controllers, the best a facility manager can do is make monthly seasonal adjustments to the watering schedule, which is better than nothing. Still, the more often a schedule is adjusted to meet that day’s unique needs, the more efficient the system will become. Many newer controller models can be managed from smart phones or tablets using mobile apps, making it easier than ever to adjust schedules and monitor weather conditions. However, an irrigation system is only as efficient as its weakest component; having a sophisticated controller will not conserve water or improve system performance if sprays, rotors or drip systems aren’t working efficiently. Regularly inspecting the irrigation system and making any necessary fixes or upgrades is the best way to ensure as little water is being used as possible in the pursuit of a healthy, beautiful landscape. /
Craig Otto is a technical trainer for the services division of Rain Bird Corp. He is also owner of Minneapolis-based Irrigation Otto. Rain Bird is a leading global manufacturer and provider of irrigation products and services, including online training on irrigation basics.
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/ exterior care /
THE TROUBLE WITH GUM Incorrect disposal leaves an unsightly litter problem behind by Andrew Meades
A
man looks around for a garbage can as he realizes the piece of chewing gum in his mouth has long lost its flavour. Seeing nothing in his immediate vicinity, he ducks his head and spits. Out flies the stale gum onto the pavement where it is later pressed down by a random shoe and cemented to its new home on the sidewalk. With time, the gum will no longer present a sticky situation, hardening and turning black with dirt. According to the City of Toronto’s latest litter audit, gum is the largest small litter problem. It isn’t just unsightly but it can be problematic for facility managers as it reduces the respect for, and appearance of, a property. Gum litter also hurts the environment. Gum’s base components mean it isn’t biodegradable, so once it sticks to a sidewalk or street it needs to be manually removed. Using a regular cold pressure washer and/or brute force to tackle this problem can do damage to sidewalks and streets. Some gum types also leave oil stains long after they’ve been removed, which a cold pressure washer can’t remedy. Add in the 28 / FACILITY CLEANING & MAINTENANCE / JUNE 2019
headache of trying to clean up in an area with high foot traffic and it can be hard to do the job properly. High heat (steam) or extreme cold (dry ice blasting) both do a good job of removing gum litter. Steam is a time-consuming, ‘pinpoint’ clean but with its smaller machines and surface area there is less disturbance to pedestrian traffic. Work can be completed during the day to avoid noise bylaws at night (when pedestrian traffic is less). Dry ice blasting, while also effective, is expensive and requires specialized equipment and practice. Unfortunately, neither of these options are practical solutions when tackling a large surface area, especially when asphalt is involved since it is easily disturbed during a forceful cleaning.
So, what’s the ideal solution to this problem? A hot pressure wash of the entire sidewalk or surface. This gets rid of the gum litter, cleans up the surface grime (because there is nothing worse than small clean patches leftover from where the gum litter used to reside) and brings the pavement back to a clean slate. The best approach to removal is to set up a maintenance plan. This keeps a property looking clean year-round and gets gum litter off a surface while it’s still relatively fresh. Still not convinced? A good pressure washing company should be willing to do a demonstration with their hot wash equipment before signing a contract. /
Andrew Meades is the founder of Meades Restoration (formerly GTA Gum Removal). Andrew began his career in the cleaning industry in 2010, removing chewing gum litter from Toronto sidewalks with a small Italian steam machine. He has since diversified his offerings and now restores architectural metal and building exteriors as well. Andrew can be reached at 249-359-7733 or andrew@meadesrestoration.ca.
/ clean matters /
HIGHER LEARNING E-training technology offers opportunity to improve workers’ skills, enhance quality of service by Jennifer Meek
O
nline learning systems are becoming a popular training option in the cleaning industry. These costeffective tools provide janitorial workers with easy access to a broad range of courses that, when taken, can improve their level of performance, elevate their role and enhance their career potential. But with so many online learning platforms now available, how do employers determine which is the best investment for their custodial team? Quite simply, ask questions. Cleaning equipment, products and technology are constantly evolving, so training must be revised to reflect those changes. Find out how frequently course content is
updated and the platform’s method of continuous improvement. Employers should ensure workers can obtain important training information anywhere, anytime, including in the middle of a job, if necessary. The best online learning programs can be accessed from any electronic device, including desktop computers, laptops, tablets and even smart phones. Ease of access is also important. If workers aren’t comfortable using the program, they’re not going to engage with the training software. Establish whether the platform is geared to the ‘tech-savvy’ or a wide range of people with different levels of online comfort.
Make sure the program includes the option to review past courses, document training and provide recommended learning pathways to workers, too. Without this function, workers aren’t accountable for completing courses and, as a result, may be less motivated to continue taking them. Eventually, training will fall by the wayside. Individually paced online training programs work best when there’s a testing component, so look to see if one is incorporated at the end of each course. This helps with the learning process and workers are more inclined to take the course seriously. Some newer programs allow users to provide course feedback, further engaging them in the training platform. www.REMInetwork.com / 29
/ clean matters / THE ART OF MOTIVATION
Once an online learning platform has been selected, it’s time to put it to good use. To set workers up for success, employers should create a designated workstation where online training can be completed. Keep in mind that age may influence workers’ engagement preferences. If some learn better in their own environment, it might be beneficial to provide access to the online platform from home or via personal mobile devices. In addition to ease of access, a little encouragement will go a long way to motivating training participation. Offer incentives for course completion, such as gift cards, pizza parties, executive recognition, opportunities for advancement and even paid time off. Newer online learning programs have partnered with certification organizations to provide even more resources for users, including the option to attain specific trade-focused certifications. These programs have the added benefit of a built-in incentive for workers to embark on the learning pathway.
Upon completion, they will achieve a tangible item: certification. Another way to spur participation is to encourage healthy competition. Some online learning programs have a tracking feature built into their platforms, allowing teams to monitor their course completion progress against others. This not only serves to motivate workers but also helps build collaborative teams. PREMIUM BLEND
There’s never quite a substitute for hands-on training in any field, particularly when new processes and equipment are involved. However, it’s not always possible to continuously offer one-on-one training to each member of a custodial team. Coordinating group train-
ing can also prove difficult. Employers must find and secure appropriate space, and then coordinate multiple schedules to ensure everyone can participate. In some instances, entire areas within a building may need to be shut down or core workers taken off duty to accommodate the training session, which may not be viable. A combination of hands-on and online training through a learning platform offers increased flexibility, greater engagement with learning materials and improved knowledge retention. The end result is higher performance and productivity levels across workers. Adopting a blended approach to training also encourages workers to take ownership of their learning and development, which provides greater employee satisfaction. /
Jennifer Meek is director of marketing at Charlotte Products Ltd., a leading manufacturer of sustainable cleaning products. She has been involved with the green and professional cleaning industries for more than 13 years. Charlotte recently launched an online learning platform that combines product and process-specific training with ISSA’s Cleaning Management Institute (CMI)-verified certification courses to provide a comprehensive, on-demand course catalogue for custodial teams. Jennifer can be reached at meek@charlotteproducts.com.
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