Many building service contractors (BSCs) are now going green, but just like their customers, many are not sure what it entails and what steps they should take.

One of the first issues to contend with is what to do with all the old and not-so-green cleaning tools, products, and equipment.

Although it may come as a surprise, experts generally agree that the most environmentally responsible thing to do is use up all the conventional products with the exception of those that might have the greatest negative impact on health or the environment.

As to equipment, Michael Schaffer, president of Tornado Industries, suggests replacing conventional vacuum cleaners after three years of service and floor care equipment within five years or sooner, if possible.

Otherwise, Schaffer suggests the following top 10 ways to go Green:

1. Use only Green-certified cleaning chemicals.

2. Choose vacuum cleaners bearing the Seal of Approval from the Carpet and Rug Institute.

3. Group cleaning routes by geographic area to save on fuel.

4. Have workers carpool to job sites.

5. Select floor machines with built-in vacuum systems to help protect indoor air quality.

6. Use cleaning chemical auto-dispensing systems.

7. Encourage clients to install high performance matting systems.

8. Transfer to cylindrical-brush floor machines, which use less water and chemicals.

9. Extend floor refinishing cycles; some conventional floor care chemicals can be harmful to the environment.

10. Recycle, reuse and reduce— everything. A final tip, Schaffer adds, is to select multitasking equipment—machines that can be used on hard-surface floors as well as on carpets. “One machine that does two jobs will save space, save time, save resources, and be more cost effective as well.”

Cleaning Measurements Critical to Quality

The proper use and application of devices measuring cleanliness levels is critical to qualifying the equipment and procedures being used by maintenance staff.

A new program being developed with maintenance personnel in mind, The Integrated Cleaning and Measurement (ICM) Measuring Device (MD) Training Course will present an overview of measuring devices, and cleaning equipment available on the market, their proper use and application, and how to interpret and use the results to improve cleaning operations.

ICM is an open-source, unified-systems approach to institutional and industrial cleaning that uses measurement as a product and process selection, enhancement and validation tool.

“ICM is a starting point to apply measurement processes to the actual cleaning environment, ones that are reality-based or realistic in the workplace,” according to William R. Griffin, president of Cleaning Consultant Services, Inc. “It’s one thing to do this in a laboratory or controlled environment, but we have to find a way to transition it to the actual workplace.” Griffin will lead an inaugural class being taught to the supervisors and managers of the custodial services department of the University of Washington.

“We’ll be making sure the procedures are understood and performed correctly, that they understand what it is that is being tested,” Griffin said. “We’ll cover everything from the storage of the measurement equipment to care and use, the protocols involved with each piece of equipment, when to test, how often and so on… It’s exciting, because quantitative measurement brings greater validity to the cleaning industry. We do the cleaning; now we need to prove that it actually works.”

The class will work hands-on with ATP (Adenosine Triphosphate) meters, particle counters, scales for weighing dust and soil, test papers and other measuring devices and equipment, learning the proper protocols and techniques.

“It’s about doing it correctly and doing it with consistency,” Griffin said. “If a person swabs an area that’s a square foot, and another swabs an area that’s two inches, you’re going to get totally different readings. You’ve got to get consistency in the process.” Gene Woodard, director of Facilities Services – Custodial Department for UW, is excited that the course has finally come to fruition.

“We’re hoping to come away with a better understanding of proper testing protocol, and be able to develop that protocol and apply it so that we’re collecting accurate data that will be of some value to us as we compare various processes and procedures over time,” said Woodard, who oversees a staff of more than 280 people responsible for maintaining all academic and research facilities on campus, a total of 10.9 million square feet.

Plans are underway to capture the data collected from field measurements for benchmarking and process improvement. Elliott Affiliates Ltd., a consulting firm specializing in performance-based outsourcing and management, will manage an online resource to assist facilities in collecting data and making meaningful decisions based on the information.

“I see four fundamental metrics that need to be measured, tracked and managed: occupant satisfaction; image or cleanliness appearance of the facility; biological contamination issues based on ATP measures; and particulate count,” said Vince Elliott, founder and CEO of Elliott Affiliates.

“By drilling down into the root cause, you can actually change the way the work is done and constantly improve it. But you need the data to do that, so what we advocate is, you go after the data that will reduce the level of complaints, improve the image of the facility, and create a safe environment and a healthy environment.

“When people measure performance, they are better able to manage it and improve it; and best of all they can accomplish all this while reducing cost,” Elliott said. “I see ongoing measurement as a way to effectively manage cleaning operations, so when your measurements tell you that something is not working, it’s a flag to take action.”

Elliott currently has half a dozen people in the field working with various measuring devices, collecting data. The expectation is to interpret and translate the information into an electronic format that will be available online. Elliott Affiliates will also help people who desire more hands-on assistance as they develop their own cleaning and measurement protocols.

“Companies that adopt this model will not only be able to manage and produce a better result, but they’ll be able to do it for less than their competitor,” Elliott said.

Mitigate Influenza in Commercial Buildings

With cold and flu season upon us, spending time reviewing your HVAC system, its major components as well as air and water distribution is time well spent to help mitigate the spread of type A (H1N1) and other types of Influenza. Some of the precautions may be based on adopting simple common sense measures while others are related to proper maintenance protocols.

In addition, there are system upgrades that can be performed to further mitigate risks. Below is a list of tips to consider during cold and flu season:

• Monitor facilities to ensure that no warm, stagnant water is present as it can provide an environment conducive to the growth of problematic microbes such as Legionella, the cause of Legionnaire’s Disease.

• Monitor areas including cooling towers, pooled water on roofs or clogged drains that can harbor unhealthy contaminants that can be introduced into the building and circulated by the air distribution systems into the occupied spaces One simple upgrade facilities can implement is to upgrade the efficiency of the air filters.

As filter efficiency increases, typically their resistance to air flow also increases. Always check to be sure the fan system can handle the resistance being imposed by the filters and other components in the system.

Also, select replacement filters based on the specific particles you intend to collect. Viral droplets or droplet nuclei of influenza for instance are very small but are typically surrounded by a mucus shell making them larger and easier to remove.

It is necessary to re-evaluate how and when filters should be changed. Rather than via a simple schedule, it may be more prudent to measure the pressure drop through filter banks and set up basic performance metrics to determine the best model for filter changes. Simple measures are the first line of defense. Technicians should wear cut-resistant gloves when performing filter changes or basic maintenance to air dampers and commonly exposed system components. Also, properly fit respirators to ensure that the risk of exposure while working above the ceiling or in poorly ventilated areas is minimized.

A common service and maintenance procedure is to verify correct outside air intake dampers settings and operation. Trane recommends that most commercial spaces operate at a slightly positive pressure relative to the outdoors to reduce the likelihood of contaminants infiltrating into the occupied areas. Check and validate restroom and other critical area exhaust fans to assure that they are removing contaminants from the building before they become mixed with the indoor air.

Perform preventive maintenance on small exhaust fans to ensure they have not accumulated dirt, reducing their effectiveness.

Provide staff with basic training and increase overall awareness about the risks of influenza exposure and the likely ways to contract the virus. Also, conduct formal training of staff technicians and subcontract workers in how to work with your building systems to reduce risk and increase health and safety as well as reducing exposure to other harmful airborne particles.

Direct contact is the most common pathway for the spread of disease. Communicate influenza safety tips and precautions to all building departments – especially those whose primary function includes occupancy of guests, visitors and the general public.

Encourage hand washing among all staff. If possible, add hand cleaner and hand sanitizer supplies at air handler locations, equipment controls, railings and access doors. There are many resources to provide details and more complete planning recommendations, including:

• IFMA Foundation’s Pandemic Preparedness Manual www.ifmafoundation.org /pandemic.pdf;

• The Center for Disease Control and Prevention (www.cdc.gov);

• The Federal Emergency Management Agency (www.fema.org).