Transcript Slide 1

BOMA International
Foundations of
Real Estate Management
Module 4: Building Operations II
Janitorial Services
®
Objectives
 Describe the three levels of cleaning: routine,
prestige, and clinical
 Compare and contrast the four types of cleaning:
policing, routine, periodic, and project work
 Compare and contrast the five types of cleaning
contracts: fixed price, cost plus percentage, cost
plus fixed fee, performance based, and incentive
based
 List at least five materials used in green cleaning
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Janitorial Services
 Janitorial requests can be 25% to
50% of all service calls
 Choose the right vendor
 Janitorial service – not a commodity
 A good janitorial company
 Motivates
 Trains
 Focuses on the details
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Janitorial Services
Align everyone’s interests
 Scope of work should define
expectations of
 Vendor
 Property manager
 Tenants
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Janitorial Services
Three levels of cleaning:
 Routine
 Prestige
 Clinical
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Managing Dirt…Before it Gets In
Keep Dirt Out of Building
 Walk-off mats
 10-12’ at all entrances (3-4 steps)
 Removes dirt from shoes
 Clean concrete/asphalt at entrances
 Change HVAC filters
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Types of Cleaning
 Policing
 Routine
 Periodic
 Project Work
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Cleaning Contract
3 Components
1. Labor
2. Materials
3. Equipment
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Cleaning Contract
 Labor
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Largest portion of the contract
Worker documentation
Union v. non-union labor
Compliance programs
Communication techniques
 Non-English speaking employees
 Uniforms
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Cleaning Contract
Cleaning Approaches
 Area Cleaning
 Team Cleaning
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Cleaning Contract
Materials
 Expendable components
 Paper goods, trash bags, cleaning
products, etc.
 MSDS
 Sometimes included in contract and
sometimes purchased directly by PM
company
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Cleaning Contract
Equipment
 Non-expendable components
 Vacuums, floor scrubbers, floor cleaning
machines, etc.
 Vendor usually recoups these
expenses over time.
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Cleaning Contract
Day cleaning™
 Cleaning during day v. night
 Green practice – reduces electricity
use
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Cleaning Contract
Types of contracts
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Fixed price
Cost + percentage
Cost + fixed fee
Performance based
 Performance evaluated against set of minimum
standards – often by a 3rd party
 Incentive based
 Incentives for performance above standard and
disincentive for performance below standard
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Putting It Into Practice
What are the advantages and
disadvantages of each type of contract?
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Fixed price
Cost + Percentage
Cost + Fixed Fee
Performance Based
Incentive Based
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Vacancy Credits
 Most contracts based upon 100%
occupancy
 Vacancy credit issued for vacant
spaces
 Vacancy credit worth less than
proportional value of vacant
spaces
 Some services to vacant spaces
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Green Cleaning
 Improves IAQ
 No VOCs, allergens, and odors
 Products formulated differently
 Biodegradable soaps
 Green packaging
 Dilution control system
 Recycled paper products or high
efficiency hand dryers
 Microfiber mops and cloths
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Green Cleaning
Microfiber v. Cotton Fiber
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Green Cleaning
 Equipment changes
 High speed cleaning machines have a
vacuum attachment to capture dust
 Extraction equipment must allow for
carpet to dry within 24 hours
 Vacuums have to meet higher standards
for filtration and soil removal
 Training
 Green products may work differently
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Green Cleaning
For more information
 Green Seal
 LEED®
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Window Cleaning
 Frequency
 Depends upon a number of factors
 Exterior (1, 3, or 4 times per year)
 Urban v. suburban
 Interior (1 or 2 times per year)
 Techniques
 Low rise
 Ladders and telescoping poles
 High rise
 Rope descent equipment (boatswain’s chair)
 Swing stage scaffolding equipment
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Window Cleaning
Boatswain’s chair
Photo courtesy Valcourt Building Services
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Window Cleaning
Swing stage scaffold
Photo courtesy Valcourt Building Services
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Window Cleaning
ANSI/IWCA I-14.1 Window
Washing Standard
 PE must sign off on tie offs during
installation and every year thereafter
 Make sure vendor complies with
standard
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Carpet Cleaning
 Carpet cleaning is preventive maintenance
 Carpet is asset
 Cleaning maintains appearance
 Maintenance begins at installation
 Keep carpeting looking great
 Walk off mats
 Sweep and power wash outside of entrances
 Vacuum carpet regularly to keep dirt from being
ground into the carpet’s backing
 Remove stains every night
 Remember – carpet is dirty before you see dirt
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Carpet Cleaning
 Interim maintenance
 Routine cleaning to keep soil from
building up in carpeting
 Low-moisture method
 Extends the useful life of the carpeting
 Restorative maintenance
 Cleaning when carpet is soiled badly
 Hot water extraction
 Improves appearance, but carpet
degrades much faster
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Carpet Cleaning
Interim and Restorative Carpet Maintenance
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Methods of Carpet Cleaning
Bonnet Cleaning
 Not preferred – uses rotary floor cleaning
machine to clean the carpeting
 May void the manufacturer’s warranty
 Uses a great deal of water
 Bonnet grounds dirt into the backing
 Some of the foam stays in carpeting
 Looks better when the work is completed,
but gets dirty faster
 Flattens the pile
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Methods of Carpet Cleaning
Dry Cleaning
 Preferred method
 Uses small amount of water + a dry
chemical cleaning product
 Powder binds to dirt and is vacuumed
away
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Methods of Carpet Cleaning
Extraction
 Preferred for restorative cleaning
 Carpet is wet, and water/dirt is
removed by a heavy duty vacuum
(often truck mounted)
 Recommended by manufacturers no
more than once a year
 Carpet wet longer – can lead to slip
and falls
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Methods of Carpet Cleaning
Low Moisture Encapsulation
 Chemical encapsulates the dirt and is
vacuumed away
 Pile is lifted as it is cleaned
 “Green” cleaning method
 No VOCs
 Low energy use
 Low water use
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