Facility Cleaning & Maintenance * September/October 2019

SERVING THE FACILIT Y CLE ANING & MAINTENANCE INDUSTRY

SEPTEMBER/OCTOBER 2019

� HYDROGEN PEROXIDE VERSUS QUATS � HOW TO PROPERLY MAINTAIN RUBBER, CONCRETE FLOORING � ISSA CLEAN STANDARD: K-12 SCHOOLS

PERSONAL TOUCH Regency Cleaning and Maintenance’s Steve Milner focuses on people before profits PA R T O F T H E

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� CONTENTS SEPTEMBER/OCTOBER 2019 PHOTOS BY MIGUEL HORTIGUELA

SPOTLIGHT 14 Serving Up a Healthy Environment Cafeteria cleaning a matter of student, staff care

by Shirley Klein 16 The Price of Education ISSA standard helps schools objectively assess, control level of cleanliness in their facilities

by Mark Warner

SUSTAINABILITY 18 Inspect for Success

Effective implementation of green cleaning program starts with facility audit

by Louise Taillon

FLOORING

COVER STORY 8

A New Frontier Steve Milner shines as head of Regency Cleaning and Maintenance, which has seen healthy sales growth since 2010 founding

by Clare Tattersall

IN EVERY ISSUE 4

Editor’s Letter The dream job

20 Expert Q+A

Laundry a stain on the environment?

22 In Support of Fitness

Helping rubber floors bounce back

by David L. Smith 24 Caring for Concrete

Maintenance tips for densified, polished floors

by Peter Wagner

EQUIPMENT & SUPPLIES 26 The Cost of Quality Premium paint pricier but worth every penny

by Jim Ireland 28 The Right Ingredients

Some disinfectant chemicals safer than others

by Mark McInnes

30 Clean Matters

Coveted commode

Five of the germiest places in schools are the water fountain spigot, cafeteria tray/plate, washroom faucet, computer keyboard and toilet seat, according to a study of two elementary schools reported by the National Sanitation Foundation. www.REMInetwork.com / 3

/ editor’s letter /

THE DREAM JOB

F

ew kids know what they want do when they grow up. While my brother longed to be a police officer from a very young age — a dream he fulfilled — my sisters and I were never resolute about our job ambitions. I was particularly noncommittal and pursued journalism based on a general interest in the profession and my skillset. Thankfully, it has proven to be a fulfilling field, though I’ve continued to envy those who inherently knew their vocation.

When I met Steve Milner of Regency Cleaning and Maintenance, I was initially surprised to learn that he set aside his long-held career aspirations to follow a different path. Prior to this, I couldn’t conceive of someone ‘abandoning’ their occupational pursuits; however, I soon discovered this was not the case for Milner (and many people who decide to change their callings). While some are steadfast about their life’s work, there are countless others whose endeavours are transient and evolve with age and circumstances. Our cover story, Personal Touch, explores Milner’s segue to the commercial janitorial industry and his subsequent success at the helm of the family-run business.

This issue’s spotlight focuses on education facilities. To begin, we delve into cafeteria cleaning, which is critical to prevent foodborne illness. Then, ISSA’s Mark Warner discusses the association’s clean standard for K-12 schools.

The ensuing pages are filled with articles that range a variety of topics, from sustainability to flooring to equipment and sales. Of note is our Expert Q+A with Hydrofinity’s Mike Ferrance, who addresses how businesses can make their laundry practices more sustainable and reap the associated benefits.

Rounding out this issue, we pay homage to the finalists and winner of the 2019 Cintas Canada’s Best Restroom contest. The location of the top throne may surprise you.

CLARE TATTERSALL claret@mediaedge.ca

Editor Clare Tattersall claret@mediaedge.ca

Publisher

Jonathan Tosti jonathant@mediaedge.ca

Senior Designer

Production Manager

Annette Carlucci Rachel Selbie rachels@mediaedge.ca

Sales Kelly Nicholls kellyn@mediaedge.ca

Contributing Writers

Jim Ireland Shirley Klein Mark McInnes David L. Smith Louise Taillon Peter Wagner Mark Warner

Circulation Anthony Campbell

circulation@mediaedge.ca

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

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

President

Kevin Brown kevinb@mediaedge.ca

Senior Vice-President

Robert Thompson robertt@mediaedge.ca

Director and Group Publisher

Sean Foley

seanf@mediaedge.ca Copyright 2019 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 the Editor, Clare Tattersall FORMERLY KNOWN AS

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PREMIER TRADE SHOW DRAWING EVER-CLOSER ISSA Show North America is fast-approaching but there’s still time to register.

The event, which takes place Nov. 18-21 in Las Vegas, is the largest produced by the worldwide cleaning industry association, with more than 16,000 cleaning and facility solutions professionals and 700-plus exhibits expected. Cleaning industry professionals of all levels will gather to conduct business, sharpen their skills, learn the newest industry trends, discover the latest products and services, and uncover fresh solutions to the day-to-day challenges they face.

For the 10th consecutive year, ISSA Show North America will host co-location partner, the Building Service Contractors Association International, and its 2019 Contracting Success Conference. ISSA will also welcome the Healthy Schools Campaign and its Green Clean Schools education track, leading distributor sales and marketing groups, as well as other industry organizations and their constituents.

“ISSA Show North America is renowned for creating a dynamic venue for professionals in all aspects of the cleaning industry,” said ISSA vicepresident of marketing, Jonathan Adkins. “In addition to the expansive trade show floor filled with the cleaning industry’s latest innovations, we have the most robust education curriculum of any expo in the industry.”

For the first time in the event’s history, more than 100 expert-led education sessions will be available. Show-goers can attend individual sessions or follow one of several curated education tracks: commercial cleaning; distributor; green clean schools (presented by the Healthy Schools Campaign); healthcare (presented by the International Executive Housekeepers Association, a division of ISSA), Latin America; or residential cleaning (presented by the Association of Residential Cleaning Services International, a division of ISSA).

“The conference program covers many other critical areas in addition to the tracks,” said Adkins. “To date, we have six certification workshops on the schedule spanning all four days of the event.”

Other topical sessions cover business management, self-improvement, succession planning, emerging technologies and infection control. More will be added leading up to the event to address the latest trends and developments in the evolving commercial cleaning industry.

2019 is also the 10th anniversary of the ISSA Innovation Award program. The association is celebrating by supplementing the Innovation Showcase with the Innovation Centre (located across the aisle), which will feature demonstrations and presentations from select program entrants.

ISSA Show North America will take place Nov. 18-21, in Las Vegas.

Additional attractions and events include a specialty cleaning area and theatre on the show floor, which will feature unique education sessions and exhibitors from the healthcare, residential and restoration sectors; Solve for X booth, where ‘X’ represents specific industry challenges that attendees will collaborate on through peerto-peer idea exchanges; the ISSA Sports Bar, sponsored by Spartan Chemical Co.; international and Italian pavilions, which together will feature exhibitors from more than 26 countries; first-time exhibitor pavilion and Startup Village, featuring new companies to ISSA Show North America, such as technology solution providers, safety equipment suppliers and others from commercial cleaning and adjacent markets; and discounts to attractions across the Las Vegas strip with a valid ISSA Show North America 2019 trade show badge.

Attendees have two registration options this year. Providing the best value is the all-access pass, which includes a trade show floor badge, entrance to 100-plus education sessions, the popular lunch and learn event (Culture Eats Strategy for Breakfast featuring Kristen Hadeed), ISSA welcome reception, attendee orientation and show floor tours, evening roundtable discussions, ISSA spotlight speaker Marvelless Mark (sponsored by Essity Professional Hygiene North America LLC), and the Technology for Tomorrow panel.

Alternatively, there’s the trade show badge, which includes access to exhibits during trade show hours, Nov. 19-21, and any education opportunities hosted on the show floor.

Registration is open at www.issa.com/show.

ENJOY A NIGHT TO REMEMBER IN VEGAS ISSA Canada will once again host its Canada Night at the the top event for professionals in the cleaning industry, ISSA Show North America.

This year, it will take place Nov. 19, from 5:30-7:30 p.m. at the Bally’s Las Vegas Hotel and Casino.

Canada Night is the highlight of ISSA Canada’s social calendar.

Exclusive to ISSA Canada members, the event offers an ideal platform to meet and socialize with fellow Canadian industry 6 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

representatives while enjoying complimentary snacks and beverages.

“We’re extremely excited to be hosting our annual Canada Night in Las Vegas,” said ISSA Canada executive director, Mike Nosko.

“Canada Night is a time to celebrate the industry in Canada, along with those individuals who represent it.”

If interested in attending or sponsoring a station at the Canadian social event, contact Tracy MacDonald at 905-665-8001, 1-866684-8273 or tracy@issa-canada.com.

ISSA NEWS ISSA SHOW CANADA TO RETURN IN 2020 The dates are set for next year’s ISSA Show Canada.

The trade show and education conference will return to the Metro Toronto Convention Centre June 9-11.

“We are committed to uniting the industry and raising the bar in order to achieve healthier and sustainable buildings,” said ISSA Canada executive director, Mike Nosko. “After last year’s outstanding debut event, ISSA, IFMA and the REMI Network are planning to elevate the standards of professionalism in the cleaning industry even further.

The robust education program planned for ISSA Show Canada 2020 will deliver on that commitment, and result in more knowledgeable and better trained cleaning staff.”

ISSA Show Canada is the result of a partnership between 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 is to provide a platform to connect like-minded industry professionals focused on keeping buildings clean, green and operating in a sustainable and energy-efficient fashion.

On June 10-11, the trade show floor will provide an opportunity for facility, property and operations managers to meet leading suppliers of cleaning products and services, keep up with market trends and share experiences with industry peers — professional development to benefit their buildings, staff and tenants.

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ISSA Show Canada 2020 will be held June 9-11, at the Metro Toronto Convention Centre.

More details on exhibitor opportunities and educational programming will be available soon.

For more information on ISSA Show Canada, contact Chuck Nervick at chuckn@mediaedge.ca or Mike Nosko at mike@issa-canada.com.

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/ cover story /

A NEW

FRONTIER Steve Milner shines as head of Regency Cleaning and Maintenance, which has seen healthy sales growth since 2010 founding

by Clare Tattersall

C

ommercial janitorial staff contribute to a building’s operations and efficiency, and play an important role in public health and safety. Yet, few young people consider it a career path, let alone want to own a cleaning company. Steve Milner is a good example.

Growing up, Steve longed to be an actor. In 1989, instead of following in his father’s entrepreneurial footsteps, he moved to New York City in pursuit of his dream, enrolling in the prestigious American Academy of Dramatic Arts to master the craft. After graduation and upon returning to Toronto, his days were filled with auditions and like most aspiring actors, his evenings were spent waitering in a restaurant to pay the bills while he built his career. Then, he ‘woke up.’ The lack of stability acting offered turned him away from the industry and toward another.

“I had two options: work for somebody I didn’t know or my father,” says Steve.

The choice for him was obvious.

“I liked the idea of joining my dad’s business and learning everything I could from him.”

8 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

Though not his original plan, Steve now wouldn’t want to be in another line of work, which he fell into by circumstance like so many others in the cleaning industry. But what sets him apart from most is he entered the business with his eyes wide open, thanks to his early exposure.

Beginning at a young age, Steve watched his dad, Leonard, build not one but two cleaning companies from the ground up.

Imbued with the desire to better provide for his family, Leonard left his managerial role with the Canadian arm of Westinghouse Electric Corp. in 1967, and sunk his savings into Janitorial Development, which he purchased with five others. Soon after, they franchised the business and opened up locations in Cleveland, Boston, Atlanta, Los Angeles and San Francisco. While business was on the upswing, a series of disagreements led Leonard to sell his shares and reinvest the earnings in Southern Office Cleaning. Established in the early ‘70s, Leonard grew the original Toronto-based business with his then-partner, Al Proctor, later changing the name to Regency Maintenance and relocating to Burlington, Ont., when the two parted ways and Leonard became the sole proprietor. It was around this

/ cover story /

�

time that Steve got to see what his dad did first-hand and the care he put into each and every task.

“My first job was to keep the chords out of his way,” reminisces Steve, who was 11 years old at the time. “Eventually, I was allowed to use the carpet cleaning wand.

That’s a big deal when you’re a kid.”

ACT TWO

When Steve ‘officially’ joined the familyrun business in 1995, he did so in a much different capacity. Then 27, he started in sales and worked solely on commission just like all the other full-time salespeople, his father showing him no favouritism. To supplement his income, Steve personally provided cleaning services for a couple accounts. Over time, he built up his client list and moved through the ranks to a more senior level position, overseeing sales and marketing in Brampton and Mississauga while his father focused on the Hamilton and Burlington areas.

During the next decade, the company grew at a steady pace thanks to its reputation for delivering not only dependable but exceptional commercial janitorial services.

But by 2010, Leonard began to wind-down and so did the company’s operations. As his father neared retirement, Steve decided

to move on and go it alone; however, he never fully left the business behind. After Leonard shuttered the company’s doors, Steve resurrected the name with one slight modification. This marked the beginning of Regency Cleaning and Maintenance and Steve’s second act.

“I wanted to keep the Regency name because it had such a good reputation in the area,” he explains, adding it helped get his foot in some facilities’ doors, though it was his strong work ethic and focus on customer service that earned and kept their business.

Soon after starting his own company, Steve was awarded a major contract by Maple Leaf Sports and Entertainment to clean its new training facility for Toronto FC. Located on 14 acres of land at Downsview Park in north Toronto, it includes a 40,000-square-foot field house. Regency cleaned the facility from its opening in 2012 until 2016, when there was a change in management and a subsequent shake up among its service providers. The two parted ways but Regency left with the cachet of being the first company to clean the training base for the major league soccer team and its academy squads.

“It has provided credibility and helped us get other business,” says Steve.

10 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

REGENCY CLEANING AND MAINTENANCE’S STEVE MILNER CREDITS LESSONS LEARNED FROM HIS FATHER FOR COMPANY’S SUCCESS.

This includes cleaning the clubhouses of some condo townhouse complexes in Burlington, where the company, like his father’s, resides. Other sectors Regency services are the industrial, medical and commercial office building markets, the latter of which accounts for the largest share (80 per cent) of its business. Its clients are primarily in Mississauga, Halton Region and Hamilton, and typically range between 120,000 and 150,000 square feet, primarily due to geographic location. Core offerings include janitorial services, carpet and upholstery cleaning, floor stripping and waxing, facility maintenance, post-construction cleanup and building supplies — an area Steve says deserves more focus.

“We use many cleaning products and facilities are in need of them, so it would be natural to increase our distribution,” he explains, though the company’s still reviewing the logistics of expansion.

Regency is also entertaining geographic growth beyond the Golden Horseshoe. But since Steve doesn’t want to sacrifice the family feel of the business, he would only do so if the right opportunity presented itself.

“I like to maintain personal relationships will all my clients,” he says, attributing this and the company’s top-notch responsive service to its 25 per cent increase in sales this year over last. “Moving beyond our current service region would mean I’d have to hire another me to ensure that face-toface contact. If not, there’s the potential for fractured relationships that could result in lost business.”

This is one of the many lessons he learned from his father. Another is to treat employees like customers. When staff are happy, feel valued, respected and heard, they will be brand advocates and create remarkable experiences for the company’s actual clients. What’s more, they are less likely to leave, and lower employee turnover translates into an improved bottom line.

“You’re only as good as the people you hire and thankfully we have the best working for us.” /

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/ spotlight /

SERVING UP A HEALTHY ENVIRONMENT Cafeteria cleaning a matter of student, staff care

by Shirley Klein

E

very year, as students and teachers cling to the final days of summer vacation, janitorial crews and commercial cleaning service providers are busy prepping facilities for the first day of school. The process is intensive and takes many days but it’s only the first step in ensuring a healthy, safe and productive environment all year long. Regular cleaning is necessary to help mitigate the spread of illnesses and can go a long way to containing an outbreak.

THE IMPACT OF A DIRTY SCHOOL

Germs in schools are an unfortunate truth but a dirty one can make matters worse and even contribute to students getting sick.

Children are more susceptible to illnesses because their immune systems are not fully developed. They are also in close contact with each other, so germs and bacteria can easily proliferate.

Illnesses and/or infections have a detrimental impact on schools. According to the worldwide cleaning industry association, ISSA, 38 million school days are lost each year in the U.S. due to influenza, and teacher absences cost schools more than $25 billion annually.

What’s more, sick days can disrupt the learning process for children and wreak havoc on parents’ schedules.

Having an effective cleaning program in place can help reduce absenteeism, limit teachers and staff from taking unnecessary sick days and provide a more consistent learning environment for everyone.

PLAY IT SAFE WHERE THERE’S FOOD

Some school areas require more attention than others, such as the cafeteria and associated kitchen. These spaces present unique challenges as they’re highly trafficked and typically busy all day, with little downtime between meal rotations.

They also contain numerous high-touch surfaces that make them susceptible to cross-contamination. In-house janitorial teams must be diligent and meticulous when cleaning to ensure healthy, sanitized areas day after day.

Food contact surfaces, including tables, dishes, utensils and food trays, must be cleaned multiple times throughout the day,

with extra attention given to after the breakfast and lunch rush. At the end of each day, a combination of cleaning and sanitization is needed. Wipe down the surfaces to remove any visible soils and then wash with warm or hot water and detergent. This will remove most germs. Next, apply a sanitizer to eliminate the pathogenic threats left behind on surfaces. Allow to air dry after application.

Cafeteria floors must also be cleaned daily, with the added step of disinfection. This involves the use of a stronger concentration of cleaning agents, which should not come in contact with food surfaces.

A commercial cleaning service provider may be needed to ensure cafeteria cleaning is completed with great precision since bacteria can exist on a surface for days and even months. Many providers utilize health-based cleaning protocols that combat 99.9 per cent of illness-causing germs on surfaces and from cross-contamination. /

Shirley Klein is COO of Coverall North America Inc., a leading franchised brand that licenses thousands of entrepreneurs to operate independent commercial cleaning businesses using the Coverall brand and system. She is the strategic and operational leader overseeing the company’s franchise sales and support, business and operational development, cross-functional synergies, as well as operational and franchise training programs.

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THE PRICE OF EDUCATION

ISSA standard helps schools objectively assess, control level of cleanliness in their facilities

by Mark Warner

C

hildren are probably the most valuable persons on the planet, so it’s overwhelmingly important to make sure they’re in an environment that is healthy and safe, while enhancing their performance and productivity. This led to the creation of ISSA Clean Standard: K-12 Schools in 2013.

The goal of the standard is to provide schools, both private and public, with a tool that will help them measure and monitor the effectiveness of the cleaning processes at their facilities thereby contributing to the quality of the indoor environment for the benefit of students, staff and other building occupants. It focuses on the desired levels of cleanliness that can be reasonably achieved, recommended monitoring and inspection procedures to measure cleaning effectiveness, and how results can be used to assess and improve cleaning processes and products, ultimately resulting in a clean, healthy and safe learning environment.

These elements are intended to be used in a systematic process to determine the background condition and cleanliness of a school, and also provide for periodic measurement of cleaning effectiveness at a facility. In this regard, the standard empowers schools to select a cleaning process that is the most effective and economical.

This is especially important in light of the growing body of studies that indicate effective cleaning has a positive impact on the health

and productivity of students. It has been established that level of cleanliness is a key factor in the spread of viral diseases in crowded indoor establishments, including schools. In addition, improved cleaning of floors and desks in schools has been shown to reduce upper respiratory symptoms. Further, the exposure and health benefits associated with a reduction of airborne pollutants, achieved through effective cleaning practices, have been demonstrated in a long-term cleaning effectiveness study, while recent studies collectively indicate the targeted cleaning of high-touch points in schools results in reduced illnesses related to bacterial contamination, reduced sick building syndrome symptoms and reduced absenteeism due to infectious illness.

SETTING (AND MEETING) THE BAR

The standard sets a bar for schools to aspire to in terms of the cleanliness of their facilities.

By integrating measurement into the cleaning process, a school can be sure the bar is being met. Without an objective goal, schools have a very difficult time validating their service and quality is living up to expectations.

Along the same lines, the standard allows schools to easily demonstrate the effectiveness of products, processes and systems. This is especially important as new and innovative products are introduced. The unfortunate truth is one’s first inclination is often to be skeptical of new products, yet the standard

16 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

can immediately show the new product (or process) works, and probably even better. In this respect, the standard fosters innovation and can further set a school’s cleaning program apart.

In addition, the standard allows a school to compare products and processes to ensure the most effective ones are being used.

Even if products and processes are effective, there is always the possibility that workers are not using them correctly. The standard should be used to ensure workers are performing their tasks as expected and therefore be a key component of an internal training program.

The standard also works in concert with the ISSA Cleaning Industry Management Standard (CIMS) and CIMS-Green Building criteria to help schools operate as efficiently and successfully as possible. By combining the management and sustainability elements of CIMS/CIMS-GB with the measurement and monitoring protocols of the standard, schools are prepared to deliver a healthy, productive environment.

The standard should be used as part of a comprehensive training program to help cleaning workers understand the connection between cleaning and health, the importance of their jobs and, ultimately, why cleaning is important.

The standard can help justify budgets and lead to an increase in cleaning to the benPHOTOS BY MICHAEL BURNS PHOTOGRAPHY

/ spotlight /

efit of all building occupants. By basing staffing levels on well-defined expectations and key performance outcomes, schools can demonstrate the true value of clean and show the benefits associated with an increased cleaning regimen. The standard, therefore, helps those who are responsible for cleaning to connect with administrators, business managers and principals to demonstrate how cleaning has a positive impact on the bottom line.

The standard also helps alleviate parents’ apprehension over the condition of schools. Many parents are understandably concerned their children are not being taught in an environment that is optimal for learning and advancement.

Implementation of the standard demonstrates to parents the school is providing a desired setting.

Most schools perform audits to ensure their facilities are being cleaned as required by the scope of work. The standard helps schools and their service/ product suppliers perform a site-based assessment of current cleanliness levels and overall conditions. Specifically, a school

can use the standard and its sample audit forms to more easily perform assessments, identifying areas (especially high-touch points) that may need attention.

BUILDING BONDS WITH SUPPLIERS

Most schools are no longer looking for a service provider that simply cleans the facility; they want one that is a true partner. The ultimate goal should be to find providers that are capable of serving as a true business advisor and can help schools meet their bottom line goals. The standard provides a ‘partnership platform’ that is scientifically based and focuses on products, procedures, training and measurement. This helps solidify and create long-term relationships.

Schools are also looking for information on the latest innovations and processes. In that regard, an appreciation of the standard helps school representatives better understand effective cleaning processes and products, and the most promising ways to increase efficiency and improve operations. In addition, schools can work directly with their service and product providers to jointly ensure the delivery of optimal service.

In today’s market, it can be very difficult for a school cleaning program to set itself apart and demonstrate its commitment to excellence. By investing in standardization and striving to be the best it can be, a school can create a foundation of distinction. /

Mark Warner is the Cleaning Management Institute education manager for ISSA. Mark has more than 30 years’ cleaning industry experience, is a past member of the ISSA board of directors and has been an ISSA Cleaning Industry Management Standard (CIMS) certified expert since the program’s inception. He is currently involved with the ANSI S400 standard for commercial cleaning principles, which is being developed through the Institute of Inspection, Cleaning and Restoration Certification (IICRC), with support and active contributions from ISSA, and other associations and individuals.

Mark can be reached at mark@issa.com.

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INSPECT FOR SUCCESS

Effective implementation of green cleaning program starts with facility audit

by Louise Taillon

T

here are many reasons to establish a green cleaning program. A facility may be required as part of green building certification or staff and patrons may prefer a space that employs green cleaning. Whatever the reason, buildings with a green cleaning program have a higher cleanliness standard, enjoy better indoor air quality and their assets, such as floors, wall substrates and mechanical equipment, tend to last longer.

Before embarking on a green cleaning program, it’s important to conduct a facility-wide green cleaning audit to fully understand current cleaning practices and to identify areas that can be improved. From here, benchmarks can be set, which allow a company to measure the success of their green cleaning program once it has been implemented for a specific period of time.

The first step in the audit process is to determine if there’s a green cleaning policy presently in place. The policy should clearly establish in writing the standard operating procedures for effective green cleaning, including what products and tools will be utilized and frequency of cleaning, as well as detail how the green cleaning program will be managed and evaluated. The policy should also include a way to collect feedback and measure the effectiveness of green cleaning technologies, procedures and processes on a regular basis. Of greatest importance is that the policy is endorsed by all levels of management. Without buy-in, compliance will not be achieved.

The second step is to evaluate the training process. For a green cleaning program to be effectively managed, all

18 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

supervisors must receive adequate training in green/high-performance cleaning. Educational information should be provided in either written or electronic form. Supervisors are then responsible for training workers and documenting when each has completed this task.

Training should include all aspects of a green/high-performance cleaning program, as well as chemical handling, storage and disposal. Understanding why it is important to use green/high-performance cleaning principles is key to getting workers to adopt new products and processes quickly.

Training should not be limited to those involved in the cleaning process.

Educating all building users that a green cleaning program has been adopted can help quell any concerns. For instance,

/ sustainability / one of the biggest changes building occupants may notice is the reduced odour of cleaning products. If it has not been conveyed that ‘green has no scent’ and the new cleaning protocols respect those who are scent sensitive while improving indoor air quality, building users may have the perception the facility is not being cleaned.

Next is the assessment of cleaning products and materials purchases. At least 75 per cent of all annual purchases should be certified to Ecologo, Green Seal or another third party environmental standard. Purchases include cleaning chemicals, plastic trash bags, floor pads, paper towels and napkins, facial and toilet tissue, and hand and kitchen towels. Where possible, mechanisms that reduce waste like dilution control systems for chemicals and controlled paper and hand towel dispensers are ideal.

A green cleaning audit also involves the evaluation of cleaning equipment and tools. A minimum of 40 per cent of auto scrubbers should be equipped with variable speed feed pumps and onboard chemical metering or a dilution control system for filling. When possible, battery-powered equipment should use environmentally friendly lithium-ion, absorbed glass mat or gel cell batteries. It is also important that the correct f loor pad is used for the application. Carpet care equipment should have high-efficiency filtration systems, high-performing vacuum systems and decibel ratings that meet health and safety regulations.

On the tool front, microfibre cloths and mops are recommended as the fibres are designed to remove dirt and germs, trapping them until it is time for the cloths to be laundered. This prevents the spread of bacteria from one surface to another.

Superior matting systems of at least 10 to 15 feet should be placed at all entrances and run with foot traffic to trap dirt at the door so it doesn’t enter a building. This can also significantly improve a facility’s indoor air quality. It is 80 per cent less expensive to remove dirt from a matting system than it is to eliminate it once tracked into a building. The green cleaning policy should dictate the frequency of cleaning, maintenance and replacement of all matting systems.

The final step in the audit process is to evaluate recycling initiatives. Finding further ways to divert waste from landfill is the goal of any successful program.

A green cleaning program is about more than simply using ‘green’ products. The real objective is to achieve a cleaner and healthier facility while also having the smallest possible impact on the environment. Green cleaning also protects cleaning staff, building occupants and the facility itself. Completing a green cleaning audit before implementing such a program is the most effective way to achieve the desired end. / Louise Taillon is director of training for the Sani Marc Group, where she is responsible for managing the company’s training program for both employees and clients. Louise has been active in the cleaning industry for more than 30 years and is a frequent guest speaker on green cleaning, cleaning for health and how to successfully implement corporate sustainability programs. She is also a LEED green associate and an ISSA Certification Expert (I.C.E.).

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/ sustainability /

A STAIN ON THE ENVIRONMENT? Q+A: Laundry bad for earth but can be made more eco-friendly

D

oing laundry is a necessity for most cleaning businesses but washing and drying reusable tools like cloths and towels has environmental drawbacks. It takes a lot of resources to get linens clean, from the water and power used to the harmful chemicals in detergents. Here, Mike Ferrand of Hydrofinity, developer of water-saving commercial laundry solutions for hotels and commercial laundries, discusses how businesses can make their laundry practices more sustainable and reap the associated benefits.

What is laundry sustainability?

Sustainable laundry is not simply using cold water in wash cycles or low heat when drying. It isn’t hotels asking guests to re-use towels or commercial launderers switching to an eco-friendly detergent. For businesses with laundry operations, sustainability means considering all sides of conservation.

That translates to limiting energy water use, as well as focusing on vironmentally friendly processes. about finding a holistic solution, fixing one piece of the puzzle.

and enIt’s not

How can laundry operations be made more sustainable?

Traditional commercial laundry machines are notoriously wasteful, particularly when it comes to water use. However, water isn’t the only resource gobbled up in laundry operations. It takes a surprising amount of energy to heat the water used in traditional washing machines, so use cold water whenever possible. It is just as effective at disinfecting linens.

Laundry can cost a business a lot in energy use, so it’s important to watch consumption. Thankfully, today’s technology provides the opportunity to better monitor the cost of laundry operations, as well as the usage of individual resources.

An American Hotel and Lodging Associ-

20 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

ation survey found that both in-room energy sensors and whole building energy management systems are becoming more common in hotels. Laundry software solutions also allow businesses to take the same control over their laundry service.

Replacing older equipment with lowwater laundry machines will save water, energy and detergent on every load. Energy and water reductions can be up to 50 per cent and 80 per cent, respectively, depending on the machine.

What are the benefits of sustainable laundry practices?

In addition to protecting the earth’s natural resources, sustainable laundry practices can save money on utility bills. On average, businesses can save $120,000 in one year by reducing the amount of money spent on water, energy and chemicals. They can also save 1.7 million litres of water and more than 70,000 kilowatt-hours on energy per year. /

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/ flooring /

IN SUPPORT OF FITNESS Helping rubber floors bounce back

by David L. Smith

R

ubber is fast emerging as a highquality, less expensive alternative to wood flooring for gymnasiums and athletic, fitness and multi-use facilities. It is also an increasingly attractive option for those looking to reduce maintenance costs as rubber is more durable and much easier to care for than wood flooring. However, it requires specialized care to keep it looking and performing at its best. In fact, maintenance requirements are often underestimated. Regular sweeping and washing is important but not enough.

Just like skin, rubber floors have pores that need moisture to keep them supple and resilient. When pores become overly dry, they will open and collect dirt, creating a dull and dingy overall appearance. Even with automated equipment use and daily cleaning, the floors can still look dirty and poorly maintained. Over time, they may even become so dry that they crack.

Fortunately, rubber floors that have been improperly maintained can be restored, and with the correct cleaning and maintenance program they will last many years.

A RETURN TO TIP-TOP SHAPE

There are eight steps involved in removing deeply embedded dirt and debris from a rubber floor. This process is the best way to bring back the floor’s colour and shine, and leave it looking like new.

To begin, select a high alkaline cleaner to pull the dirt out of the floor. Mix the prod-

uct in a bucket with water, according to the manufacturer’s directions.

Apply the cleaner liberally to the floor using a mop. Let sit for five minutes.

Walk through and manually scrub any particularly prominent marks using an aggressive hand-held pad.

Machine scrub the complete floor surface, ideally using a swing polisher with either a brush or pad.

Make sure to pick up residual cleaning solution using a wet vacuum or auto scrubber. Then, rinse the floor with cold water using an auto scrubber.

Once thoroughly dry, inspect the floor to ensure all visible marks have been removed. (If any remain, repeat all steps in those specific areas.)

Next, use a finish or flat mop to apply an emulsion solution designed specifically to seal and protect rubber floors.

Similar to the effect of lotion applied to dry skin, an emulsion solution will seal the pores in rubber flooring so that it can retain moisture. It also smooths the floor surface so that dirt and debris can no longer collect and it increases the floor’s flexibility, preventing the rubber from cracking. Do not rinse the emulsion solution following application.

L et t he f loor d r y t horough ly (ap prox i mately 30 to 60 m i nutes). Ap ply a second coat of emu lsion solut ion, i f desi red, to ach ieve opt i mu m appea rance.

This eight-step process should be repeated as necessary. Frequency will depend on the volume of use. In recreational environments, it is typically repeated every two years.

To keep f loors clean and preser ve t hei r f i n ish, dust mop da i ly or as requ i red. On a week ly basis, apply a h igh a l k a l i ne cleaner speci f ica l ly desig ned for r ubber f loor i ng and clean w it h an auto scr ubber or mop and bucket.

THE CASE FOR CARE

Implementing a proper cleaning and restoration process for rubbers f loors is a smart investment. The cost to restore this type of f loor (excluding labour) is about five per cent of the cost to restore a vinyl composition tile, linoleum or wood f loor. An added benefit is that no hazardous chemicals are required either for daily maintenance or the restoration process, so facility downtime is significantly reduced. /

David L. Smith is director of cleaning, hygiene and sanitation at Bunzl Canada. With more than 30 years’ experience in the cleaning and hygiene industry, David is a recognized expert in facility maintenance for both aesthetics and health. He can be reached at david.smith@bunzlcanada.ca.

www.REMInetwork.com / 23

/ flooring /

CARING FOR CONCRETE Maintenance tips for densified, polished floors

by Peter Wagner

C

oncrete floors have been used for decades, which says a lot about the longevity of the product.

However, without proper care and maintenance, the investment made in these floors can be wasted.

In order to correctly care for concrete, it’s important to first understand its composition and strengths and weaknesses. Concrete is a mixture of four basic ingredients (along with possible additives): water, cement, sands and aggregate of varying sizes. As a flooring material, concrete is extremely durable but it’s not bulletproof, and because it’s created in the field, not a factory setting, no two slabs are the same. Many factors can also affect the final product, or finished floor, including changes in the water to cement ratio, the type of sands and aggregate utilized, how (and how well) the floor is finished at time of installation and the weather. These uncertainties affect the appearance and strength of a concrete floor.

Concrete floors are relatively easy and inexpensive to maintain, so long as the rules are followed: don’t utilize cleaners that contain sulfides or hydroxides since they will soften concrete; avoid Nylo grit brushes as they will effectively act as a

grinding tool and remove any shine and gloss that has been intentionally imparted to the floor; and never use a pH neutral cleaning solution, nor an acidic one.

Why? The average pH of a fully cured and hydrated Portland cement-based concrete is 9.5 to 9.7. Utilizing a neutral cleaning solution (with a pH of 7), will dull the f loor as the cleaner is mildly acidic to the concrete.

As with pH neutral cleaning solutions, cleaning with just water is not recommended either. Water helps release some of the soils on a floor but it’s unable to emulsify and draw soils and oils off of it.

When left behind, this ultimately leads to a dull-looking floor.

Instead, choose a specialty cleaner that is formulated for concrete, which will draw the small grit particles and insoluble oils out of the surface pores of the floor. This will help to prevent contaminants from penetrating

and staining the surface. A concrete specific cleaner is most ideal as it’s designed with a pH level similar to that of concrete, improves densified and polished concrete floor sheen, leaves behind no detergent residue and contains no harmful chemicals to etch or mark the surface.

Regular maintenance of concrete is required for optimal flooring performance.

This involves sweeping the floor to remove all loose soil and debris with a dust/dry mop, and using an auto scrubber with proper amounts of water and cleaning solution, as well as the right pads and brushes to scrub the floor. Pad type will vary depending on the frequency of cleaning, along with the types of soils and contaminants found in the facility. Pads are generally used on refined, polished floors, while brushes are more often used on hard steel trowelled or broomed surfaces.

Frequency of floor cleaning is based on the amount of foot traffic, soilage and the importance of the floor’s visual appearance. /

Peter Wagner is the emerging markets development specialist within the supporting products development group of Curecrete Distribution. Based in Springville, Utah, Curecrete is a gold level partner for ISSA’s Cleaning Management Institute. Peter has 35 years’ experience in the flooring industry. For the past two decades, he has been involved in the installation and maintenance of densified and polished concrete. Peter can be reached at peter.wagner@curecrete.com.

24 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

/ equipment & supplies /

THE COST OF QUALITY Premium paint pricier but worth every penny

by Jim Ireland

A

t some point in time, a building is going to require a new paint job. Too often, facility managers choose a less pricey, low-end product over a premium one, even though paint generally makes up just 10 per cent of the total expense of a project, with labour being the largest fee. In the long run, this decision will cost them more money.

How so?

While facility managers may have to fork out a few dollars more per gallon upfront, high-quality acrylic latex paints cover more than 500 square feet per gallon compared to most value brand paints that cover 350 to 400 square feet per gallon. Premium paints also offer superior performance, typically lasting up to six years longer than value brand paints and therefore requiring less maintenance.

Additionally, they have a prolonged shelf-life when stored correctly, reducing waste. What’s more, they are much easier to work with on application and for touch-ups, saving time (and stress); mildew resistant in damp areas; stain

resistant, making cleaning less arduous; more durable; better adhere to difficult surfaces; provide superior colour retention; and have exceptional finish quality, which means fewer coats are required.

This doesn’t mean cheaper paints should never be used. Value brand products are ideal for storage closets, garages and other areas where appearance and durability are not important.

TOOLS OF THE TRADE

Successful indoor painting projects require more than just top quality paint.

Most paint failures are the result of improperly prepared surfaces. For best appearance and to extend the life span of the paint job, surfaces must be clean, dry and dull. This will help the paint stick.

To begin, remove dust, dirt and grime using a mixture of TSP (trisodium phosphate) and water. In addition to clean-

ing, TSP helps remove stubborn greasy areas and breaks down the glossiness of the previous top coat. Then, rinse the TSP solution from the surface and allow to dry. Otherwise, the new paint won’t adhere properly.

The quality of brushes and rollers used also plays a role in the paint job’s outcome.

(Even the best painter needs good tools to achieve stellar results.) When purchasing brushes, select ones that feel well-balanced and have tightly packed bristles. Test for flexibility by fanning them out — when the bristles are released, they should spring back to their original shape. Also, tug lightly on the bristles. If more than a couple come out, keep looking. As for rollers, sturdiness is key to ensuring a good coat. The cover should be made from a high-density fabric that can hold a large amount of paint to provide an even, fast finish. It should also have a solvent resistant core for easy cleaning and reuse. /

Jim Ireland is a commercial paint consultant at Beauti-Tone Paints, a division of Home Hardware Stores Ltd.

26 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

IS THIS YOUR ROOF?

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“Out of sight, out of mind” certainly applies to your building’s roof, but only until it leaks. Then it’s decidedly top of mind.

Roof leak repairs can be costly – certainly inconvenient – and possibly disruptive.

A professional inspection and roof audit report can identify potential problem areas. Know your roof’s weaknesses before winter blankets and exploits them through a season of snowfalls and freeze-thaw cycles.

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/ equipment & supplies /

THE RIGHT INGREDIENTS Some disinfectant chemicals safer than others

by Mark McInnes

T

he list of active ingredients used in disinfectants is lengthy and full of trade-offs. This makes purchasing a disinfectant a challenging task. There’s a need to balance the product’s infection prevention properties with protecting the health of staff, building occupants and the environment. Understanding how these active ingredients work can help guide cleaning companies and facility managers in the decisionmaking process to ultimately select the right product.

Disinfectants are created with one purpose: to kill microbes and pathogens.

They are destructive to cells by definition, which means none are completely harmless. However, some active ingredients are safer for human health and the environment than others, like hydrogen peroxide and some forms of quaternary ammonium compounds.

NOT JUST HAIR DYE

When most people think about hydrogen peroxide, the brown bottle at the pharmacy typically comes to mind. This is the three per cent grade that can be used on wounds or for mouthwash. However, hydrogen peroxide is also found in clean-

ing products and disinfectants. It can be effective against a wide range of microorganisms, including bacteria, yeasts, fungi, viruses and spores.

Peroxides are oxidizing agents, which means they work by pulling electrons from other molecules in cells. Hydrogen peroxide literally attacks the pathogens.

This means a disinfectant that contains hydrogen peroxide as its main active ingredient can have an excellent kill claim; however, it can be unstable. If it comes into contact with other molecules, like organics and soil that haven’t been cleaned away before the disinfectant was sprayed, then the product’s effectiveness is degraded. For this reason, it’s necessary to thoroughly clean surfaces prior to using most hydrogen peroxide disinfectants.

THE CHEMISTRY OF QUATS

Quaternary ammonium compounds, or quats, are generally considered less toxic than traditional active ingredients like bleach and phenol, which pose a risk to

long-term health including occupational asthma.

Quats are generally fungicidal, bactericidal and virucidal. They are also understood to be catalytic, which means they aren’t destroyed in the process of killing the pathogens.

Like hydrogen peroxide, quats are generally recognized as safe and have a dental use (they are often an active ingredient in toothpaste and mouthwash).

There are hundreds of different quats, each with a different chemical, environmental and health profile. Some are biodegradable with limited hazard profiles, while others are less desirable.

When it comes to associated health risks, it is often a matter of concentration. In recent years, the use of quats in disinfectants has increased to 3,000 parts per million (and more) from a few hundred parts per million. These products have shorter dwell times and broader kill claims but come with increased health warnings as they can have an irritating effect on skin and the respiratory tract. /

Mark McInnes is manager of research and development at Charlotte Products Ltd., a leading manufacturer of sustainable cleaning products.

28 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

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1

2

COVETED COMMODE There’s no ‘fuelling’ around at the Beaver Hill Shell in northeastern Alberta. The gas station’s lavatory offers a relaxing, comfortable experience to travellers before they get back on the road. This garnered the rest stop first place in Cintas Canada’s 2019 Best Restroom contest, which included not only the title of top toilets but $2,500 in cleaning supplies and facility services to help maintain the award-winning loo.

The washrooms at Beaver Hill Shell feature luxurious details throughout, including sleek wall sconces and shining chandeliers. Granite countertops are subtly complemented with herringbone-patterned wall and floor tile. Echoing the stall doors and the shelves mounted inside, large decorative mirrors are framed in wood to create a modern yet rustic look.

Meanwhile, simple details like the artwork and saloon-style doors by the gas line toilet paper dispensers make the washrooms stand out.

Now in its 10th year, the contest shines a spotlight on businesses that go the extra mile to create the most memorable restrooms. It is open to any non-residential restroom in Canada that is accessible to the public.

The five 2019 finalists were selected based on cleanliness, visual appeal, innovation, functionality and unique design elements. Online voting was open to the public July 15 to Aug. 16, with Beaver Hill Shell announced as the winner Sept. 24.

1

Beaver Hill Shell. Lac La Biche, Alta.

2

Cosmos Café. Quebec City, Que.

3

Laurence and Chico Café. Vancouver, B.C.

4

Cluny Bistro. Toronto, Ont.

5

Bauhaus Restaurant. Vancouver, B.C.

30 / FACILITY CLEANING & MAINTENANCE / SEPTEMBER/OCTOBER 2019

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