O & M in Green Buildings
Neglected but critical
According to the India Green Building Council (website), the number of certified green buildings are 129, with another 837 registered. The green building footprint is in excess of 500 million sqft! The LEED certification system covers the entire lifecycle of the building and has certifications for different stages in the building’s life.
Majority of buildings certified in India have the “New Construction” certification which focuses essentially on the building design and construction aspects. The Existing Building (EB) certification specifically looks into the aspect of operations of a building during its lifecycle such as energy & water efficiency, indoor air quality, etc. The Indian building industry is still in its infancy and hence, the focus of the developers and owners is towards obtaining the as high a LEED rating as possible to attract occupants. However, there is inadequate focus given by the developers on the need for implementing “green” operations and maintenance (O&M) practices resulting in defeating one of the very purposes of going in for a green certification – minimising damage to the environment. Improperly conducted maintenance activities, leading to discharge of used oil to the soil, use of hazardous pest control chemicals, leaking fuel lines leading to ground contamination are some of the ways in which poorly maintained buildings impact the environment.
Green Operations and Maintenance
Property managers have to analyse their current system of O&M and identify areas that impact the environment. Implementation of an environmental management plan will aid in undertaking Green O&M. Some of the areas that property managers can look at include the landscaping and roof maintenance.
Excess of nitrogen in fertilizer seeps in to the ground and pollutes the water table. Similar, use of water for watering should be monitored closely as this is a potential area for wastage of natural resources.
Drains should be cleaned regularly and not just before the monsoons. This helps draining any water accumulated due to leaking pipes and not seep into the walls. The roofs should be inspected monthly and waterproofing checked for damage. Buildings/ rooftops installed with utilities should be especially checked for leaking oil, grease, paint flaking, as these damage the environment. Another focus area should be the insulation on the roof top piping. Unwanted heat losses or heat gains reduce system efficiencies.
Even the basements that get least attention from building managers pose a substantial hazard in view of grease, oil and trash accumulation. Cleaning and maintenance are essential for high level of air quality. Chemicals used in cleaning of the building surfaces are potential source of bio hazards. Eco friendly chemicals having their material specification data sheet displayed on the container allow correct usage and disposal. Incorrect concentration levels, wrong chemical for the task and spillages/leakages from containers during transportation and storage cause immense damage to the environment.
Progressive building managers should also ask occupants to segregate waste in recyclable and biodegradable containers. The disposal of the waste should be done in a manner that least impacts the environment.
O&M of Utilities
Effective management of the operations and maintenance of the building utilities will help in minimising downtime as well as reduce the impact on the environment. Poorly maintained HVAC system, with low system efficiencies will result in higher electrical consumption and also higher maintenance effort. A planned maintenance programme covering all aspects of the building systems will lower unplanned interruptions and ultimately lower energy consumption – a key goal of Green Buildings. The indigenously developed GIRHA system of building rating has as one of the qualifying criteria specifically focused on operations and maintenance and the requirement of having documented procedures for O&M of electrical and Mechanical system. The HVAC system offers many opportunities for lowering energy costs by reducing leakages in conditioned air, regulating set points as per requirements and use of treated fresh air in cooler atmospheric conditions. Diesel generators too require special care. Incorrect loading can result in higher levels of pollutants in the exhaust. Care needs to be exercised during oil changes so that spillages are minimised. Used oil should only be disposed off to authorised agencies to avoid the oil finding its way into the local ecosystem untreated. Another potential hazardous operation is the “blow down” of the cooling tower water. This water contains harmful chemicals and hence excessive blow down should be avoided.
As can be seen, the opportunities to “Go Green” in the building O&M area are tremendous. The benefits of implementing a green O&M strategy are many, and result in savings in opex cost as well as bring about a sense of belongingness amongst the maintainers as well as the occupants. It is in the developers interest to recognise the need to operate and maintain their green buildings with a greater focus. An increase in the number of buildings applying for the LEED EB rating in the coming years will be a testimony of how many owners take this requirement seriously.
Aneesh Kadyan Sr Associate Director Asset Services CB Richard Ellis
Cleaning standards,
Environment and sustainability
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Customers always want more performance. Added to that, our environment demands that its resources are used sparingly and considerately. Hence, the topics of environment and sustainability have become increasingly important.
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Standards required of operation and acceptance of cleaning tasks have changed in the past 10 years. Staff assigned the tasks want equipment that is as easy, safe and convenient as possible to use. Evidence of people opting for sustainable practices can be seen in developments in zero-emission drives and alternative energies, systems which use less water and cleaning agents, filters which clean air to a high degree and numerous other features.
Today’s machines provide an ergonomically conceived workplace at which long hours of work represent no major problem. Cushioned seats, optimum vision of the work area or generous legroom are not the only reasons for considerably greater working comfort. Thanks to the inclusion of electronic control units, operation has been simplified considerably. The driver no longer needs to manipulate various switches, levers and knobs but can operate the entire range of machine functions via a single knob. Cleaning programmes are often integrated in the control units which can be adapted to specific building characteristics.
Developments in the area of environmental considerations have continued in the same way. Greater efforts have been made to reduce water and chemical consumption or optimise them even further. In the case of scrubber-driers, for example, an electronically regulated water feed to the brushes combined with water retaining rings results in a considerable drop in water and cleaning agent consumption. The effect of this is also a reduction in the wastewater produced. At the same time, the reduced water requirements and larger water tank mean the machines can be operated for longer periods between refilling. This also means that unnecessary set-up times are dispensed with and the practical area coverage of larger ride-on vehicles is increased dramatically.
Cleaning agent dosing systems, stationary or on-board, combined with automatic filling systems serve to increase efficiency and environmental protection. This is because the filling of the solution tank is time-consuming and binds the operator to the machine. Valuable working time is lost as a result. Incorrect dosing leads to poorer cleaning results and, in the case of overdosing, puts an increased burden on materials and drainage systems as well as increased costs for cleaning agents.
Hako machine solutions and the service goals make cleaning more economical, more operator-friendly and more environment-friendly. The purchase of a machine is therefore not to be seen as a cost factor but rather as an investment, which reduces the cleaning costs and thus pays for itself. Tools such as computer-based economy calculations help to make these advantages and benefits transparent to the customer.
Dr Ralf-Hendrik Steinkuhler Head- Marketing, Hako-Werke GmbH
Healthy High Performance
Cleaning Programme from Diversey
Diversey’s comprehensive programme to maintain safe, healthy and high-performing facilities
ADDRESSING THE ISSUES
Reduce Impact and Costs with Healthy High Performance Cleaning
Smart building owners and managers in organisations from across all sectors and industries are taking action to reduce the negative impacts of their facilities. Diversey, the leading provider of safe, healthy, high-performing facilities has developed a comprehensive, new approach to cleaning that goes far beyond appearances. It is called Healthy High Performance Cleaning or HHPCTM in short.
HHPCTM from Diversey is designed to improve a building’s environmental quality and sustainability with a cost neutral or cost reduction impact on operations. It is a unique, all-inclusive approach designed to ensure a clean and safe work environment, increase employee productivity and satisfaction, and enhance the value and integrity of buildings while reflecting organisational mission and values.
Why Healthy High Performance Cleaning
HHPC was developed to help you minimise the environmental, health, and safety impact of your buildings on employees, tenants, occupants, customers, visitors and cleaning staff. HHPC takes a total survey of your facility, its mission and the activities within it. Chemicals are just a part of a much more comprehensive solution to making your facilities safe, healthy and high-performing.
HHPC starts with environmentally preferable chemicals then offers proven cleaning strategies, procedures and purchasing guidelines for consumables, tools and equipment. With HHPC, you get:
- A clear perspective on the need for green cleaning and green cleaning concepts.
- A review of market influences and individual responsibilities along with stewardship principles which are core to HHPC.
- Cleaning strategies, procedures and guidelines backed by the most up to date training support tools.
- Environmentally preferable janitorial guidelines for chemicals, paper and liners and tools and equipment.
- A pathway to earn credits towards certification from LEED for Existing Buildings Green Building Rating System.
There has never been a greater need for HHPC because it is a key part of operating facilities in an environmentally responsible way. HHPC will help your organization achieve the benefits of operating a healthy high performance building, such as:
- Improved employee and occupant health
- Improved worker / employee productivity
- Reduced worker’s compensation claims for custodial staff
- Sustained or improved organisational reputation and brand equity among employees, customers and the surrounding community
- New opportunity to market and differentiate
Diversey’s HHPC approach looks to the third party, certifying organisations like Green Seal for chemicals and the USGBC for buildings to validate that cleaning products and facilities meet the highest standards. Independent certifications like these assure that high levels of performance are met as well as assuring that health, safety and environmental criteria are applied.
For those who work in organisations that place high strategic value on ongoing sustainable operations of your buildings, HHPC can help earn points under the US Green Building Council’s LEED-EB rating system. HHPC for LEED-EB provides you the potential to earn as much as one third of the points needed for certification. Go Beyond appearance with Diversey’s Healthy High Performance Cleaning Programme.
Why Wipe with Wipes?
Convenience and chemistry has driven interest in using cleaning wipes in various applications.
Walk into any grocery store or discount retailer these days and you’re bound to find a pop-up dispenser with sanitizing wipes next to the row of shopping carts. What was once the mainstay of diaper bags and packed lunches has become a popular help-yourself tool to sanitize cart handles and seats.
Wipes pick up where hand sanitizers leave off in preventing the spread of disease among consumers. But are wipes catching on as a housekeeping tool? The answer is yes. Premoistened wipes are an obvious choice when water supply is not readily available.
Right wipe, right job
These days there are tubs of pre-moistened wipes for nearly any application imaginable, from dispensing insect repellent to cleaning a cow’s udder before milking. For more traditional housekeeping applications, there are wipes for all-purpose cleaning, glass, furniture, stainless steel, vinyl, carpeting, sanitizing and disinfecting.
For general cleaning to remove soil, use a multi-purpose cleaning wipe. When it comes to using wipes for infection control, it’s important to understand whether you need to sanitize or disinfect. The two terms are often used interchangeably, but have quite a different meaning. A sanitizer is a chemical that reduces the number of microorganisms to a safe level. Disinfectants, on the other hand, are required by US Environmental Protection Agency guidelines to reduce the level of bacteria by 99.999% within a specified time frame. The cleaners need to think twice about whether they need to sanitize or disinfect. “How safe are the wipes for the cleaner?” All disinfectants have a rating from one to four, based on harshness. It is recommended that they use the safest disinfectant they can to get the job done. The chemicals in disinfecting wipes are actually considered to be “antimicrobial pesticides” by the government, and precautions need to be taken to avoid overexposure. The cleaners should also wear safety glasses and gloves with any chemical, whether it’s a wipe or spray.
Disinfecting Benefits
When disinfecting is necessary, such as in healthcare environments, pre-saturated, disposable wipes are helping to eliminate cross-contamination by offering superior cleaning and faster kill times of life-threatening illnesses than traditional spray or bucket cleaning systems.
Several brands of disinfecting wipes have been approved for use against Staph bacteria and MRSA (methicillin-resistant Staphylococcus aureus), which can develop into life-threatening blood and bone infections. Without adequate disinfection, these types of microbes can live for years on various surfaces.
Safety and efficiency training
Training staff to change out wipes frequently is also essential. When the wipes are embedded with soil and the amount of liquid left behind is low, you’re just spreading germs. Fortunately, the beauty of wipes is they can be tossed in the trash and a new one is ready to go anytime the cleaner changes areas or feels the wipe is no longer dispensing adequate chemicals.
Maureen Connors Badding Housekeeping Solutions, USA
Advantages of wipes
Easy dispensing and use: Most wipes are easy to access with one hand from a center-pull or pop-out dispenser. They’re faster to grab and wipe when fast clean-up is important.
Minimise cross-contamination: When cleaners move from one office or area to the next, they dispose of the wipe. With a micro-fiber cloth and spray, the cleaner may be tempted to keep using the cloth until there’s visible dirt or the cloth is too saturated to absorb moisture.
Superior cleaning properties: Many wipes have a built-in abrasiveness so they are better at breaking through a biomass barrier than traditional cleaning cloths. When using a traditional alcohol or chlorine cleaner and a cloth, the surface has to be cleaned before disinfecting.
Fast sanitizing capability: Wipes with a fast kill time, such as alcohol wipes, can be a huge time and money saver for businesses that require fast turnover of equipment. Alcohol wipes are being used frequently in tanning bed establishments and workout gyms for faster and more reliable sanitizing than a spray bottle and towel.
Eliminates over spraying: In food service or other sensitive environments, such as around electronics, using a wipe means no risk of spraying chemicals where they don’t belong, including the accidental spraying on the cleaner’s eyes or face.
No mixing, measuring or diluting required: The cleaning staff isn’t exposed to dangerous chemicals that may require special handling or personal safety equipment.
Greener disposal: With wipes, there are no excess chemicals to be washed down the sink or flushed into the sanitary sewers. Many wipes are using chemicals that decompose into harmless compounds. Finally, dispensing tubs are recyclable or users can return them to their distributors to be refilled and reused.
Flexible sizing: Most customers purchase wipes in tubs containing anywhere from 65 to 250 pre-moistened sheets. Personal-size packs can go on a housekeeping cart or in a pocket for smaller jobs.