• Chemicals;

• Frequency and other procedures;

• Agitation and soiling collection methods.

Agitation and collection of soiling are variously done by mops with buckets or wet vacuums, or by scrubbing machines with brushes or pads.

An autoscrubber can be a very effective cleaning machine. It applies cleaning solution to the floor, agitates it with a pad or brush, and vacuums up the dirty water between two squeegees into a separate tank.

A very soft brush, such as a white carpet shampoo brush, is often the best choice for cleaning with an autoscrubber.

Stiff bristles on hard brushes tend to skid over the wet floor on their tips without making contact over greater bristle length that promotes good washing. Pads collect soil, which can then scratch glossy finishes to the detriment of the floor’s appearance.

If you use a pad, clean or replace it frequently.

String mops are popular, but in practice are often just a method of spreading soil and grease to make the floor uniform in appearance rather than clean and safe. Mops can also cause ergonomic problems for people who spend large amounts of time mopping.

When using mops, consider dedicated mops for specific areas so that the mopping doesn’t transfer contaminants such as grease from one area to the other. Color-coding the mops can help keep mops in their designated areas. Picking up mop solution with a wet vacuum can be much more effective than rinsing the dirty mop in dirty water. Using a two-bucket system makes it possible to rinse a mop in clean rinse water rather than dirty, soapy water.

Clean and/or replace mops frequently so that they are not effective carriers of soil, grease and bacteria. In some situations three mops are used to separate the washing, rinsing, and drying processes. Wood floor sweepers using terry cloth can supplement mops as an aid in rapid, uniform drying of the floor. Different areas of a property (e.g. restaurant kitchen and dining room) might need dedicated mops to prevent cross-contamination. For less transfer of contaminants, consider using sponge mops rather than string mops — sponge mops can be cleaned and rinsed more thoroughly. Some floors even act as washboards, scrubbing dirt out of the mop rather than the mop cleaning the floor.

In the absence of an autoscrubber, wet vacuums can be effective in lifting dirty and/or greasy water after mopping a floor. When mopping leaves the floor wet, be sure to exclude pedestrians from the area until the floor dries. Leave a dry, obvious path for pedestrians to use to avoid the wet zone. Place “wet floor” signs around wet areas, but don’t leave the area unattended — and pedestrians unwarned — while you go to get signs. For spills, consider storing warning signs inside trash-can containers so the signs are available at a moment’s notice.

Chemicals include sealers, cleaning agents, strippers, waxes and other floor finishes. Sealers can fill pores in pervious floors so that soil and staining materials are excluded, and material below the surface stays below rather than rising to the top and forming deposits. Penetrating/impregnating sealers are intended to fill pores in grout and pervious flooring and are not necessarily intended to form a continuous barrier on the top of the flooring.

Check the manufacturer’s instructions to see if excess sealer should be removed from the surface before it dries.

Cleaning chemicals help to thoroughly wet, lift, and suspend soil or grease in the wash water. Using either measuring cups or proportional flow control, measure dilution carefully according to directions — don’t guess. Overdosing with cleaner doesn’t necessarily improve cleaning, but adds unnecessary cost and can leave a film that becomes slippery under spills or wet shoes.

Some cleaners leave residues that are more slippery than others. Neutral cleaners (that is, neither acid nor alkaline) are best for most situations, but alkaline detergents may be more effective in removing animal fats.

Some situations, e.g. certain cleaning agents in kitchens — may require hot water. Never use a powdered laundry detergent on a floor — it can leave a slippery calcite residue.

Applied floor finishes may have a fairly wide range of traction properties  when dry, but most are slippery when wet. They are not permanent, but must be maintained and/or stripped and reapplied. Make sure at a minimum that the slip resistance of the finish you use complies with American Society for Testing and Materials (ASTM) standard D 2047 for dry slip resistance.

This is a laboratory test conducted by the manufacturer to establish that the slip resistance is adequate when the finish is dry and clean. It applies to the finish only, not to your flooring with the finish on it. Most important, it applies to ideal laboratory conditions, not real world conditions. The test has no relevance to wet conditions.

Before applying a finish to a large floor area, it’s best to test it on a smaller area for at least several weeks to check for appearance and potential problems. Disinfectants and highly-alkaline or solvent-based cleaners affect some floor finishes adversely.

Most finishes are slippery when wet unless professionally treated chemically after application to create wet slip resistance.

The slip resistance of the floor finish is not constant, but is affected by what happens to the finish after it’s applied.

Buffing or burnishing may reduce or increase slip resistance, and it’s important to follow correct procedures as specified by the reputable manufacturer. Also, make sure that dust particles of finish don’t remain on the floor after buffing; these can create a slippery situation even when dry. To detect this dust in subdued light, place a lighted flashlight on the floor, so that its beam is parallel to the floor. This will usually make the dust easy to see.

Procedures cover not only the temperature, agitation and collection methods, and chemicals used, but also the frequency of their use and the practices of the people who implement them.

Floor-care staffs often have annual turnover rates far exceeding one hundred percent. In such a situation, constant training and supervision are necessary.

The training and supervision must make clear that safety of the floor is as important as its appearance and the direct cost of maintenance. ❑