Floor finishing and maintenance
Floor finishing and maintenance has long been a
significant part of cleaning and building services budgets. It’s
well established that clean floors with a shiny appearance can
have a significant impact on the perception
of cleanliness among customers,
visitors and inspectors.
For decades, acrylic-based finishes
have been the standard product of
choice for floor maintenance. In recent
years, however, many facilities have
started employing water-based, ultradurable
urethane (UDU) finishes as
part of their efforts to reduce costs and
their impact on environmental health.
There are countless brands and
formulas of acrylic-based polymer finishes on the market.
Manufacturers have spent millions of dollars developing these products to make them last longer, look better, and be more
environmentally friendly. Despite the improvements made
over the years, these products continue to require a significant
amount of ongoing maintenance,
leading to a continuous waste stream
and labor costs.
With the rapid shift towards
“green” products, floor finishes have
also been modified, often by removing
the zinc, metals, and harsh chemicals
that helped to make them
durable. The result has been that
many of these products now require
even greater maintenance and generate
more waste and labor than ever
before. The amount of chemicals, energy, water and labor
used to maintain floors with traditional finishes, even green finishes, can be overwhelming.
Ultra-durable urethane finishes offer advantages because
they do not require buffing, burnishing, stripping, or frequent
recoating, and they greatly improve slip resistance. The resulting
monolithic coating works to completely seal the floor
from moisture issues that can
promote mold and bacterial
growth. In addition, some recent
developments in UDU
finishes have made it possible
to eliminate volatile organic
compounds (VOCs)
without sacrificing the gloss
level or durability.
UDU finishes are designed
to eliminate the need for
stripping and can be recoated
over time with a simple
process that does not require
chemicals or vast amounts of
water. The reapplication
timetable for UDU finish is
typically 18-24 months or
longer. Many floors finished
with UDU have endured for four to six years and still do not
require stripping or recoating.
One of the most dangerous processes involved in floor care
is stripping. The chemicals involved are often toxic and hazardous
to the user and the environment. Additionally, when stripping chemicals are applied to floors, the surface becomes
extremely slippery. As a result, many slips and falls can occur,
leading to expensive worker’s compensation claims.
In addition to the hazards associated with the stripping
process, the slurry of stripper and old finish is often poured
down the drain which causes
additional pollution to water
supplies. Many states and
cities have issued ordinances
to stop this practice particularly
if zinc is a component
in the finish. Overexposure to
zinc is linked to a multitude
of potential health problems.
Fortunately, the composition
of UDU finish is such that
zinc and other metals are not
required to give it strength
and durability.
As with any product the
“proof is in the pudding.” Several
facilities have realized the
benefits of UDU finishes, including
Swedish Medical Center
in Seattle and St. John’s Mercy Hospital in Springfield, Missouri.
Swedish Medical Center achieved immediate savings of
$2.60 per square foot annually when they started using UDU
finish more than five years ago. According to Diana Ronning,
director of Environmental Services at Swedish Medical Center, an emergency treatment area that was finished five years
ago still looks new, even under the heavy traffic of a very
busy environment. Not only did they save more than $13,000
in the first year for one area of their facility, but they have
enjoyed additional payback every year since then.
The traditional floor care protocol at Swedish Medical Center
involved stripping and coating once per year, top-scrubbing
and recoating three times per year, and buffing 52 times
per year. This is a typical program for many facilities.
Ronning also cites the benefits of better indoor air quality
by eliminating buffing, eliminating the need for machines and
pads, causing less disruption in work areas, and dramatically
improving inspection and customer satisfaction ratings.
Billy Dale at St. John’s Mercy Hospital says his facility obtained
a return on investment within 18 months. One particular
note should be made of the performance of UDU in his dialysis
treatment area. The dialysis center uses highly-corrosive
chemicals that previously made it very difficult to maintain
and required multiple stripping and recoating procedures each
year. This area and many others in the facility have reaped
the benefits of the UDU finished floors for nearly two years.
UDU finishes perform especially well on flooring surfaces
such as VCT, sheet vinyl, linoleum, rubber and terrazzo, all
commonly used in various facilities. In most cases, if traditional
acrylic-based finishes are being used, UDU is a viable
alternative. While many of the major flooring
manufacturers are starting to pre-finish their products with
urethane coatings cured by ultraviolet light, the materials
can be greatly enhanced by applying an additional coat of UDU after installation.
Many flooring manufacturers promote these pre-finished
products as “no-wax” or “no-maintenance” flooring. While
that sounds desirable, most end users soon realize that the appearance
or durability is not what they paid for. In many
cases, facilities start to finish these flooring products with
acrylic-based finishes that do not bond well and require the
typical extensive maintenance cycle. UDU finishes bond extremely
well to various flooring materials and have excellent
flexibility that prevents cracking and excessive wear.
Contractors who perform floor care services can also reap
the benefits of UDU finishes. Contractors can differentiate
their business by offering something unique from high-priced
traditional finishes. They can also reduce or eliminate the
costs of return trips and additional labor hours to recondition
the finished floors. A contractor can also achieve a higher
margin on their service while the customer saves money and
enjoys better-looking floors.
While UDU finishes are not a silver bullet for every situation,
the technology has made a significant impact in hundreds
of facilities throughout the country, including several
of the top 100 hospitals and universities in the U.S. Further
growth appears strong for facilities that continue to look for
ways to reduce their labor costs and sources of environmental
and safety hazards. ❑
Mike Gunderson
is vice-president of sales for Ultra
Durable Floors, a provider of water-based urethane finish
products, training and support. To learn more, go to
www.udfloors.com or e-mail info@udfloors.com.
