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Soil Control
By: Patricia Grady
The cleaning industry estimates that 85% of the soils and particles we work
so arduously to remove from buildings are tracked in through entryways. The “International
Service Supply Association” (ISSA) studies estimate the cost of removing
just one pound of dirt at over $500.00. Maintaining an efficient entryway is
one of the keys to guaranteeing the control of soils entering and leaving. If
soils can be captured before they are tracked throughout the lobby and into office
areas, it can make a major impact on the life of the building’s flooring
systems, as well as preventing build-ups in HVAC systems. Incoming soils are
found near entries, near food service areas, or close to hard floor surfaces.
Therefore, these areas should be cleaned more frequently and evaluated for
methods of effective soil controls.
Upon entering a building, it is critical to evaluate the matting system in
place, as well as the outside elements that can contribute to the soils in
the area.
For instance, buildings located in Arizona have a much larger mass of exterior
sandy materials. In order to help reduce the dispersal of sand, walk-off mats
are suggested inside and outside the building. These mats help to reduce the
spread of gritty sand that can scratch floors and shorten the life of carpet
or other flooring. Architectural gratings are also extremely valuable in high
traffic entry ways. This is especially true in regions with a high frequency
of inclement weather. The most effective walk-off mats are recessed into the
floors and constructed of synthetic materials with rubber or vinyl backings.
Although proper matting is crucial, it is only one of the key elements used
to protect against soils. Entryway designs also need to be evaluated, beginning
with the building’s exterior. Exterior walkways should be composed of
stone, brick or concrete; surfaces should be textured, so soils are scraped
off shoes
before people enter the building. The most effective entry ways are pitched
so they can easily drain and not collect water and liquids.
Matting and proper architecture ensure a reduction of soils, but proper cleaning
still needs to occur. Vacuuming not only lifts carpet fibers, but also removes
grit and dry soils which scratch and dull the fibers. Surprisingly, many commercial
building maintenance programs do not include regular vacuuming. Research has
shown that dry soil near entrances can reach a weight of 2 - 4 pounds per square
yard. Therefore, efficient removal and control of dry soils is important to
sustaining carpet appearance and extending carpet life. Preventative and routine
maintenance
of carpeting also easily removes and controls unwanted microorganisms found
in carpet dust.
Vacuuming is the cornerstone of good carpet care and the key to cleaning
most soiled surfaces, which is why selecting the correct vacuum for your building
should be closely evaluated. Depth of the carpet pile as well as vacuum ergonomics,
life expectation, maintenance requirements, and production rates must all be
addressed. One single style of vacuum may not be the best answer for all soil
removal and cost control situations.
Another crucial step to ensure the longevity of many brands of commercial
carpet - one that is often overlooked - is the use of a pile lifter. This tool,
when
recommended by the carpet manufacturer, should be included in planned maintenance
programs and scheduled between extraction cleanings. A pile lifter, used in
conjunction with a vacuuming system, can be effective in correcting pile and
roll crushing
complaints. The pile lifter is ideal for lifting sand, drywall dust, sawdust,
broken glass, and almost any construction debris, in addition to heavily matted
pile.
Now that we have an overview of carpet care, we don’t want to forget
about the non-carpeted surfaces such as vinyl, marble, stone and porcelain
that appear
in many building facilities - especially in break rooms and restrooms. The
first step to effective maintenance of these floors is to understand the type
and grade
of floor material, so the proper cleaning program can be implemented. Most
of these flooring types require an annual strip and wax and a quarterly scrub
and
recoat. The frequency of cleaning and soil removal will be determined by the
type of flooring and the amounts or types of soils deposited on the flooring.
Interim floor care such as burnishing should be done with a burnisher equipped
with a dust control feature. This will lessen the amounts of airborne particles
that attach themselves on walls, furnishings, and inside HVAC units.
As mentioned earlier, the majority of non-carpeted flooring resides in breakrooms
and restrooms. Breakrooms are a little easier to control than restrooms. There
are actually a few simple things that can be implemented, in addition to the
routine cleaning, which can dramatically reduce the maintenance efforts of
these areas. The first thing to consider is the type of furniture included
in the break
room. Oftentimes metal chairs that can severely scratch and damage the floor
occupy these areas. It’s a good idea to maintain nylon or plastic protectors
on metal chair legs wherever they are used.
In areas that contain desks, matting
systems should be implemented to act as a barrier between the flooring and
the chairs. Another method of preventing damage to hard floors is by observing
the
damage being caused by shoes. High heeled shoes, improperly maintained, can
gouge and pockmark hard floors.
Unlike breakrooms, restrooms require a higher amount of effort to maintain
an acceptable level of cleanliness. Restroom maintenance often occurs several
times
a day, depending on the traffic. The restroom is critical to maintain for
a variety of reasons. One of the most important is the amount of mold and
mildew
that can
grow in these areas, and then, in turn, enter air systems. HVAC systems
improve indoor air quality when clean, but can cause harm when clogged.
In restrooms, it is highly recommended that Germicidal Quats be used to
ensure proper cleansing. Chlorine bleach, a common choice, should not
be used as
it destroys grout.
The costs associated with cleaning the average urban office building
is $1.38 per square foot, and can run as high as $2.32 per sq.ft. in
New York
City.
As we have seen, there are a lot of factors that affect the decisions
made in maintaining
these facilities. While floor material selection, HVAC operations and
maintenance, and management of other mechanical systems are all crucial,
there is no
doubt that cleaning and maintenance strategies also play a pivotal
role in maintaining healthy indoor environments.
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