“Remember,
partnering with
suppliers produces a
larger return than
beating them with
”
the price tag
Management Insight
PAGE 6
www.facilitiesnet.com/ms
The Source for Maintenance and Engineering Management • May 2013
gr ounds c ar e
cmms
&
Product
Technology
ISSUE
plumbing
pain t s
r oo f in
ng
g
ligh t ing
hvac
ROUNDTABLE:
Budgeting
Solid budgets enable departments to
achieve their goals. Three managers offer
their strategies for building successful budgets
PAGE 15
ALSO:
8 Chiller Replacements
12 LED Applications
17 Paints & Coatings
19 Roofing Assessments
21 CMMS: BIM and COBie
23 Plumbing and Legionella
MANAGEMENT
Insight
Columnist Andrew Gager offers
insights and ideas managers can use
to make financially procurement decisions
PAGE 6
C1_MS_0513 cover.indd C1
4/30/13 10:22 AM
LET THERE
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GREET EACH DAY WORTHY FOR THE WORK AHEAD.
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C2,01_MS_0513 WranglerWORKWEAR.indd 01
4/23/13 8:16 AM
02
Maintenance Solutions
05.2013
contents
volume 21, no. 5
grr o
g
ou
u nd
n d s ca
c a rre
e
forum
cmm
cm
ms
s
&
Product
Technology
ISSUE
p l umbi
pl
u m bi
um
b i ng
ng
pa
p
a in
i n tts
s
r oo
ro
off ing
ing
in
4
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gh
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g
hva
hv
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Talking Points
Dan Hounsell, Editor,
offers managers guidance in
using this issue’s insights and
information to make budgetfriendly product decisions
6
Management
Insight
Columnist Andrew Gager
offers managers strategies
for making smarter decisions when working
with vendors to specify and purchase
products and equipment
15 Roundtable: Budgeting
features
8 Chiller Replacements
t
21 BIM, COBie, and
Next-Level CMMS
Dave Lubach, Associate Editor, talks with
managers about their strategies and tactics
for building effective budgets
Managers need to consider a number
of important factors in deciding
whether to repair or replace a chiller
Bonus info: To view more HVAC articles
online, visit facilitiesnet.com/hvac
12 LEDs: Shedding Light on
Successful Applications
Contributors Angela Lewis and
Birgitta Foster offer guidance on using
software data-exchange standards
to make smarter decisions
Bonus info: To view more CMMS articles
online, visit facilitiesnet.com/software
While upfront costs remain
main high,
savings related to energyy use and
maintenance are beginning to tip the scales
Bonus info: To view more lighting articles
online, visit facilitiesnet.com/lighting
17 Clearing the
Air on Paints
and Coatings
26 Green Savings,
From the Grounds Up
New York school district makes the move
to using organic chemicals on turf areas,
and the benefits go beyond the bottom line
19 Status Check: Roof
Condition Assessments
23 Legionella: Separating
Fact from Fiction
The disease creates health risks in facilities,
but myths and misconceptions can get in
the way of smart product selection and
system maintenance
online
Visit Maintenance Solutions online
— facilitiesnet.com/ms — for articles,
podcasts, and webcasts highlighting
technologies and topics critical to
maintenance and engineering management
Follow us at
twitter.com/maintenance_mag
products
27 Product Pipeline
Connect with us at
facebook.com/
MaintenanceSolutions
Connect with us on Google+ at
gplus.to/maintenancesolutions
Data gathered from roof condition
assessments can help managers make
smarter decisions on replacement or repair
Discuss facility topics
with your peers:
myfacilitiesnet.com
Bonus info: To view more roofing articles
online, visit facilitiesnet.com/
roofing
27 Ad Index
02_MS_0513 toc.indd 02
Plumbing
Bonus info: To view more grounds care
articles online, visit facilitiesnet.com/
groundsmanagement
agement
Changing VOC
regulations among the
factors managers must consider in planning
successful paints and coatings applications
Bonus info: To view more paints and
coatings articles online, visit facilitiesnet.
com/paintscoatings
sponsored section
Download our new iPhone app.
Android and BlackBerry users —
visit our mobile website at:
facilitiesnet.com/msmobile
5/1/13 8:03 AM
Ask the Drain Brains – Choosing the right drain cleaning tool for the job - Part 3
By Marty Silverman – General Pipe Cleaners
Now that we've talked about which is the right
machine to use for each application, the next
question is what is the right cutter to use.
Everyone has their favorite cutter, just as everyone has their favorite fishing lore.
Clearing Sinks and Tubs: Small diameter
drains require smaller, more flexible cutters to
negotiate the tight bends and traps in the line. A
boring gimlet or an arrow head are good starting
tools for small lines. If you are having problems
getting around a tight bend you can switch to a
down head boring gimlet or flexible arrow head.
You can also adapt any cutter to become a down
head by using a down head fitting between the
connector and cutter.
Retrieving Loose Objects: Sometimes you
have to be a hero and recover a lost ring, or get
a child's toy, or a diaper out of a drain. A retrieving tool (a cone shaped spring) is designed for
just that. Once the open end of the springs hooks
on to the object, stop the rotation of your
machine and pull the cable out manually so you
don't lose your prized catch.
Cutting Tree Roots: Even though you'll be
tempted to go in with a big root cutter first, it's
better to start with a smaller cutter like the spear
head or 2” U-Cutter to get the water flowing.
Then switch to a larger root cutter like a heavy
duty saw blade, root ripper, or ClogChopper.
Don't be impatient. Guide the cable slowly back
and forth to cut through the stoppage thoroughly. If you go too fast, you risk getting caught and
damaging the cable.
Clearing Grease and Ice Clogs: The best tool
for these stoppages is a water jet, not a drain
snake.
To download a free Tool Selection Guide,
visit www.drainbrain.com.
To ask a question, email info@drainbrain.com.
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Maintenance Solutions
05.2013
04
[]
talking points
Money Insights: Strategies
You Can Take to the Bank
Agree? Disagree? Have something
to say? We want to hear from you. Visit
myfacilitiesnet.com/danhounsell, and
“Start a Conversation.”
Dan Hounsell, Editor
People generally divide into two categories — those
For starters, Andrew Gager’s column on page 6
offers managers time-tested insights on being more
money-smart and deal-savvy when specifying and
buying products for maintenance and engineering
departments.
In our Roundtable on page 15, Dave Lubach, our
associate editor, shares suggestions and strategies
offered by three managers who have years of
experience successfully putting together operating
and capital budgets for their departments.
Finally, each of our feature articles — HVAC on
page 8, Lighting on page 12, Paints & Coatings
on page 17, Roofing on page 19, CMMS on page
21, and Grounds on page 26 — offers information
that updates readers on new products and, more
importantly, helps them use their budgets wisely when purchasing
products, equipment and technology. Each feature article also includes
a roundup of related products releases as a sampling of new-generation
product options.
While few managers are likely become financial wizards, applying the
insights, strategies and recommendations in this issue might help them
stretch department budgets just a little further and select products that
offer a little bit better return on investment. We hope managers can take
that to the bank.
who are good with money and those who are not.
Those chosen few who are good with money never
seem to sweat until payday, always handle life’s little
unexpected financial surprises, and have just enough
cash left once the bills are paid to buy themselves a
little something special.
Then there are the rest of us.
Life is more challenging in almost every way for us when it comes to
handling money. Bills pile up, paychecks seem to evaporate, and frantic
searches for coins hidden under couch cushions become more frequent
as each month comes to an end.
Maintenance and engineering managers in institutional and
commercial facilities generally do not have the luxury of being bad with
money. Most organizations watch department budgets more closely
each year, and convincing top financial executives to invest in products,
equipment and technology is an arduous task, at best.
For managers who need extra insight and guidance in successfully
overseeing their departments’ operating and capital budgets, we have
put together our Product & Technology issue.
Bob Bertram
Executive Director
of Facilities Management
University of Southern Maine
Bertram discusses
the benefits and
challenges of
his university’s
decision to merge
its grounds
and facilities
maintenance staffs.
Listen to the podcast at:
facilitiesnet.com/fiveminuteswith
Dan Hounsell offers observations about trends in maintenance and engineering management and the evolving role of managers in facilities.
E D I TO R I A L A DV I S O RY B OA R D
Robert de Grasse
Ellen Newell
Rick Storlie
William Warren
President, RD3 Sustainable Solutions
Associate Director Facilities Management
Arizona State University
Director of Administrative Services
Facilities Management
University of Nevada, Las Vegas
Manager of Training Development
Facilities Engineering & Maintenance
Department
University of Pittsburgh Medical Center
Fran Foster
Director of School Plant Services
Virginia Beach (Va.) Public Schools
Kevin Folsom
EXECUTIVE OFFICES
Publisher
Production Manager
Creative Director
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Copyright© 2013 by Trade Press Media Group, Inc.
Maintenance Solutions® is a registered trademark of Trade
Press Media Group, Inc. Maintenance Solutions (ISSN
1072-3560) is published monthly by Trade Press Media
Group, Inc., 2100 W. Florist Ave., Milwaukee, WI 53209.
Periodicals postage paid at Milwaukee, WI, and at additional
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06
Maintenance Solutions
05.2013
management insight
Andrew Gager — gager@LCE.com
— is a principal consultant with Life Cycle
Engineering. He has more than 28 years
of manufacturing and facilities experience,
ranging from warehousing operations to
plant management. He is a registered
CMRP, CPIM and Six Sigma Green Belt,
and he is formally trained in change-management principles.
By Andrew Gager
Procurement: Lowest Price
Doesn’t Always Mean Lowest Cost
Several years ago, I purchased a new automobile.
I did the customary negotiating and felt we settled
on a reasonable selling price. Then I started the
real negotiations. I wanted a better finance rate —
check. I wanted the upgraded floor mats — check.
I wanted the dealership’s name off the back of my car and license plate holder. Check. I then
negotiated that they would invoice all parts used to service my car at cost. I was willing to pay their
hourly labor rate but not the insanely marked up price for parts. Check.
My point is that everything is negotiable. Maintenance and engineering managers in the process
of specifying products and technology for institutional and commercial facilities need to remember
that suppliers are in business to make money. Negotiating the lowest possible price does not
necessarily translate into the lowest possible cost.
These proven strategies can help lower your total acquisition costs and, more importantly over
the long term, total cost of ownership.
Supplier partnerships. When I was in the private sector, I was tough on suppliers, but I
considered them partners in business. I understood they were in business to make money, and I
respected that. Yet our suppliers can hurt us in so many ways, including, but not limited to, delivery
performance, quality, and service. My best-performing partners achieved and maintained all those
elements, and they also helped my organization identify opportunities to reduce costs.
Payment terms. The longer you keep money in your pocket, the better. When I took
accounting in high school, I learned the term, 2/10 net 30, which described a way of providing
cash discounts on purchases. If a bill was paid within 10
days, there was a 2 percent discount. Otherwise, the
total amount was due within 30 days. Customers took
the discount whenever they got around to paying the
invoice. It is still common practice to offer discounts for
early payments, but the net-due days have grown to 45,
60, 75 and even longer. Think of furniture stores that
offer no interest for 24 months.
Lease vs. buy. Sometimes we only need a piece of
equipment for a certain period of time. Why not lease?
How many cars today are leased? That is because
leasing is cheaper than buying, and you get a new car
every two to three years, along with a higher probability the newer model will have more bells and
whistles. Remember, leasing and the monthly payments are negotiable.
Volume discounts. If your department buys large amounts of supplies, negotiate a discount
based on volume. One major university’s storeroom operation once held $1 million worth of toilet
paper. Instead of stockpiling, managers can establish an annual usage and spread those deliveries
over 12 months while negotiating a reduced price for achieving certain acquisition levels.
Fuel surcharges. When logistics companies started adding fuel surcharges to our invoices, they
became a big burr under my saddle. In my opinion, this was the cost of doing business. I refused
to pay. After a few months of not paying the
surcharge, the sales rep and his boss started
making phone calls and visits to my office.
Here’s how I dealt with it: Diesel fuel is a
commodity. The average cost over the time
period in question is $3.96 per gallon, but over
time, the price fluctuated above and below the
average. I negotiated annual contracts with
logistics carriers. We agreed to the average
price and locked it for the term of the contract.
Any time the price of diesel went above the
baseline, I paid a fuel surcharge based on a
percentage. If the price fell below the average,
I wanted a rebate at a negotiated percentage.
Stocking programs. Many suppliers
will stock items at their location or expense,
knowing you will take the items at some point.
They like the arrangement because they can
reduce costs by buying in volume, and they
are virtually guaranteed they will sell the item.
I worked with an organization that has a very
large and mobile workforce. Each vehicle
requires timely preventive maintenance.
We negotiated with the local auto parts store
to hold all the filters, belts, fluids, and small
consumable items for the vehicles in stock.
“Remember, partnering with
suppliers produces a larger return
than beating them with the price tag”
06_MS_0513 mgmt-insight.indd 06
When the time came to perform an oil change,
the local supplier kitted all the necessary items
and delivered them to the shop. There was no
need for the organization to buy, store, and
maintain hundreds of filters, belts, and motor oil.
Vendor managed inventory (VMI)/
Consignment: I am an advocate of VMI,
or consignment, programs. Essentially,
they shift the responsibility to the suppliers,
rather than taking valuable resources away
from me. The main difference between the
two is ownership. With VMI, you own the
inventory once placed in your possession.
With consignment, the supplier owns it until
you use it.
Service agreements. I always found
negotiating service-contract agreements to be
uncomfortable for both parties. Sometimes,
the provider thought they were doing the most
wonderful job, while we thought they were
nuts. Sometimes, the situation was the other
way around. I learned firsthand to stay away
from long-term agreements. If things aren’t
going well, a shorter-term contract is easier to
terminate. If things are going well, a renewal is
easy to execute.
The reason for entering into service
agreements rests on two items: expertise
and resources. I used outside services
because either I did not have the internal skill
set to execute a task, or I didn’t have the
resources to manage it. In the case of service
agreements, the old saying, “You get what
you pay for” is a reality. Make sure you have a
solid agreement in place, where both parties
clearly understand the services, expectations,
accountability, and repercussions of failure.
When considering service contracts, first look
at tasks that in-house staff can perform, rather
than contracting it out.
These strategies are just a few managers
can consider to reduce procurement costs
and assure the lowest acquisition cost.
Negotiating the price is still an option, but it
is not the means to the end. I have seen some
clever and imaginative ideas to reduce costs,
but procurement has the largest piece of the
pie. Remember, partnering with suppliers
produces a larger return than beating them
with the price tag.
Agree? Disagree? Have something to say?
We want to hear from you. Visit myfacilitiesnet.
com/AndyGager, and start a conversation.
4/26/13 9:59 AM
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08
Maintenance Solutions
05.2013
HVAC
AQUATHERM
Piping system
hvac
Making Chiller
Replacements Work
To ensure a successful retrofit, managers must consider a range of
factors, including efficiency, reliability, and changing cooling loads
By James Piper, P.E.
T
he task of replacing a building
chiller is one that maintenance
and engineering managers tend
to avoid as long as possible. A
building chiller is frequently the single
most expensive piece of mechanical equipment in the building.
Its removal and replacement is disruptive, requiring the modification of portions of the building’s piping system, and
in some cases, removal of entire walls
or ceilings. It is a time-consuming process, frequently requiring a year or more
from the time the replacement decision
is made until the new chiller is in place. If
the facility has critical loads that require
year-round chilled water, managers must
make arrangements for temporary cooling
systems.
These and other factors make it easy
to understand why some managers move
overly cautiously when faced with potential replacement decisions, simply choosing to not replace a chiller as long as they
can keep it operating. It is the old saying,
“If it ain’t broke, don’t fix it.”
While such an approach might make
sense with some maintenance activities,
it can actually cost serious money when it
comes to the operation and maintenance
of building chillers. Even worse, it could
leave you without cooling for an extended
period of time.
Moving cautiously is important when
facing the potential costs and disruption
associated with a chiller replacement, but
there are other factors that must be taken
into consideration. Knowing what those
factors are and how they apply to a particular installation are important to reach
the optimum decision.
Eye on efficiency
Chiller manufacturers have made significant improvements in the operating
efficiency of their units over the past 20
years. For example, a number of today’s
high efficiency centrifugal chillers have a
full-load efficiency rating of approximately
0.50 kilowatts (kW) per ton. A few very
high-efficiency models have ratings in the
range of 0.40 kW per ton.
Ten years ago, chillers typically had a
full-load efficiency rating of 0.75 to 0.85
kW per ton. Twenty years ago, they were
in the range of 0.85 to 1.00 kW per ton.
What this means is that a new, high efficiency chiller when operated at full-load
will require about 60 percent of the energy
that would be used by a 20-year-old chiller. This does not take into consideration
other efficiency decreases that occur with
normal wear and tear in the older chiller.
While chillers in most applications
operate at full-load capacity less than three
percent of the time, the improvement in
full-load ratings does serve as a measure
of how chiller operating efficiencies have
improved. Even moderate improvements
in operating efficiency can result in very
large savings, particularly in facilities where
chillers operate more than 2,000 hours
per year.
Reliability
As chillers age, their components wear,
heat transfer surfaces become fouled with
scale, and breakdowns become more fre-
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An optional faser-composite layer reduces
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The Dayton® high-ambient
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in extreme-temperature environments. Polyester powder-coated wire guards comply with
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Portable air conditioners
The warranty on these spot air conditioners
now covers parts and labor on the entire unit
for three years. The new
warranty applies to the
Office Pro, Classic and
Classic Plus lines. The
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Fully enclosed fan motors
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Boiler
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10
Maintenance Solutions
05.2013
quent. Solid maintenance programs that
address tracking performance, conducting regular inspections, and performing
all scheduled maintenance activities can
extend system life while maintaining the
performance of the system, but they can
not completely eliminate the impact that
time has on the chiller. Eventually simple
wear and tear will cause maintenance costs
to increase and system reliability to suffer.
To evaluate system reliability, start
with a review of the chiller’s operating log.
Operating logs track data related to the
operation of the chiller, including drive
motor current and voltage, condenser
water supply and return temperatures,
evaporator and condenser pressures, and
oil temperature and pressure. Additional
information, such as the need to add oil to
the system and scheduled and unscheduled maintenance activities, should be
recorded in the chiller log.
Reviewing this information on a regular
basis can identify trends that may be negatively impacting system performance and
reliability. Are the maintenance requirements and breakdowns increasing? Is the
length of time that the chiller is out of ser-
vice the result of a breakdown increasing?
Another reliability factor that must be
taken into consideration is the availability
of replacement components. While chiller
manufacturers maintain an inventory of
replacement components for practically all
of their models regardless of their age, it
does become more difficult to get replacement components for older models. Time
delays in locating and shipping these components result in longer outages for managers and building occupants.
Cooling loads
Buildings are not static places. Occupants change. The activities they perform
change. Their hours of operation change.
Additionally, changes to the building’s
envelope, such as the installation of reflective roofing or energy efficient windows,
can result in major changes to the building’s cooling requirements. These changes result in changes in the cooling loads
placed on the central building chillers.
Over the life of a typical chiller, the combined impact of these changes can result
in the central chiller being significantly
undersized or oversized. Undersizing
results in the need to install supplemental systems dedicated to particular areas
within the building. Oversizing results in
the chiller operating for longer hours at
lower loads where efficiency falls off.
A properly sized replacement chiller
can reduce both maintenance and energy
costs. In systems where the existing chiller
is undersized, upgrading to a single larger
chiller or several small chillers sized to
match the building’s load can mean that
a number of supplemental systems can be
eliminated. Oversized chillers can also be
replaced with a single or multiple smaller
chillers that better match the cooling load,
allowing chillers to operate at higher efficiencies.
Nature of the loads
Closely related to chiller reliability, the
nature of the cooling loads in the building
must be taken into consideration when
considering a chiller replacement. Not all
cooling loads are equal. Interruptions in
service have different impact on operations
depending on what those operations are.
For example, applications that use cooling primarily for comfort can withstand
cooling system outages, in most cases, for
longer periods of time than data centers.
Review the activities taking place in the
facility and identify their cooling requirements. For each activity, rate the need for
air conditioning on the basis of what the
impact of an outage would be on operations.
Use a simple scale, such as low to high.
When all have been rated, look at how
many have a high rating. If the facility has
a large number of activities that have a
high or critical need for air conditioning,
and the reliability of the existing system is
declining, then managers should consider
replacing the central system or installing
backup cooling equipment to serve those
critical areas.
Borderline cases
In some cases, it will become clear that
it is time to replace a chiller. In others, it
will be clear that keeping the existing chiller is the best option. But in a few cases,
the most appropriate answer will not be
so clear.
The existing equipment could be properly sized and reliable, but inefficient when
compared to new equipment. It could be
that efficiency is not an issue, but reliability
is. In these cases, engineering and maintenance managers have several options.
They can add equipment, such as variable frequency drives to improve part-load
efficiency. They can perform a retrocommissioning on the chiller to improve its
efficiency and reliability. Even major maintenance activities, such as re-tubing or reshelling, can extend the life of the chiller.
As a rule of thumb, the best candidates
for replacement are those chillers that are
20 years old or older, operate a minimum
of 1,000 hours per year, serve a number of
critical loads in the building, and are trending higher in maintenance requirements.
James Piper, P.E., is a national consultant
based in Bowie, Md., He has more than 25
years of experience in facilities maintenance
and management issues.
HVAC (CONTINUED)
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Wall-mounted system
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VRF zoning units
The variable-refrigerant-flow (VRF) zoning
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conditions. It also offers quiet operation of
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08,10_MS_0513 hvac.indd 10
Thermometers
The 62 Max and 62 Max+ infrared thermometers have been tested to survive 9.8-foot high
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Because of their compact
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12
Maintenance Solutions
05.2013
lighting
LEDs: Shedding Light on
Successful Applications
While upfront costs remain high, savings related to energy
use and maintenance are beginning to tip the scales
LIGHTING
By Rodney Heller
T
he landscape of lighting products for institutional and
commercial facilities changes regularly, but no change
has been more prominent in the last few years than
the arrival of light-emitting diode (LED) technology.
The challenge for maintenance and engineering managers is making sense of the new LED products and their manufacturers in
attempt to specify the most appropriate products for particular
facility applications.
Are managers prepared to make these decisions? How will
LEDs be specified? How can managers cost-effectively justify
them? Where do LEDs work, and where do they not work?
Checking the numbers
As with any project, the decision on when, where and how to
specify LEDs for facility applications is all about cost-benefit and
payback. LED light fixtures are expensive. There is no getting
around it. An incandescent lamp is 50 cents, while a replacement
LED is $13. How can managers cost-justify this decision? Start
by considering this chart:
Incandescent
LED
60 watts
$0.11
1,500
$9.90
9 watts
$0.11
1,500
$1.49
Energy consumed
Cost per kilowatt hour
Operating hours
Annual energy cost
On an annual basis, managers who specify LEDs will save
$8.41. The payback is all of 1 1/2 years. Add the maintenance
savings — changing a light bulb once a year versus once every 20
years — and this becomes an easy decision: Go with the LED.
Now consider a 2- by 4-foot troffer lighting upgrade, fluorescent
versus LED, with labor included:
Existing
Fluorescent Fluorescent
Energy consumed
LED
118 watts
48 watts
50 watts
Cost per kilowatt hour
$0.11
$0.11
$0.11
Operating hours
2,400
2,400
2,400
Annual energy cost
$31.15
$12.67
$13.20
$0
$42
$185
N/A
2.27 years
10.31
years
Upgrade cost
Payback
In this case, going with an LED upgrade versus the fluorescent
upgrade does not make sense. Some will say that the difference
can be made up on maintenance savings. That was true, but a
number of lamp manufacturers recently came out with longerlife fluorescents. One manufacturer in particular now offers an
84,000-hour T8 lamp with only 7 percent lumen depreciation,
which compares very competitively with an LED life rated at
50,000 hours with 30 percent lumen depreciation.
RAB LIGHTING
LED wallpack
At 97 lumens per Watt (W),
the SLIM™ can be mounted as
an uplight or a downlight. It is
designed to illuminate building perimeters, entrances
and other areas that require
wall-mounted lighting. They
are available in 12-, 18-, and
26 W models with cool, neutral, or warm color
temperatures. As part of the DesignLights Consortium’s Qualified Product List, the units are
eligible for utility-rebate programs. The unit’s
front housing can be secured on top of its junction box like a third hand rest for easier wiring
access, and it has a 100,000-hour lifespan and
a five-year warranty. Free Info: Circle 210
TITAN LED
LED linear tube
The 4-foot tube delivers 1,850 lumens from 17
W. The design features 290 SMD LEDs, extruded
D-shaped aluminum,
and rotating end
caps. It replaces 40
W fluorescent tubes
with 55 percent
energy savings. The
UL-listed tube also
accommodates universal voltage up to 277 volts (V) and includes
a five-year warranty. Free Info: Circle 211
MAXLITE
Retrofit kit
THE
®
The LED RKT series recessed troffer and RKL
retrofit kit strips are available in dimmable and
non-dimmable models for lighting comfort and
are compatible with all 0-10 V building controls,
motion sensors, timers, and daylight-harvesting
systems. They are available in diverse lumen
outputs, voltages, wattages and color temperatures ranging from very warm white
to bright white. The 8-pound kit
consists of four LED strips with
LM80-rated LED chips assembled on aluminum- and
copper-clad FR4 printed circuit boards. The
strips feature twin aluminum carrier angles for
easier installation, heat-sinking,
and optical diffusion with fullrange dimming capabilities. The strips weigh
less than 3 pounds. Free Info: Circle 212
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The Peerless Staple suite of suspended and
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4/30/13 3:15 PM
Maintenance Solutions
05.2013
Understanding applications
Managers have a host of lighting applications for which to consider LEDs:
Can lighting. Can lights with 70- or
100-watt (W) metal halide lamps offer
huge savings in energy and maintenance.
Managers can go from a lamp that uses
85W or 130W and lasts 10,000 hours
to an LED lamp that use 8W or 12W
and lasts 50,000 hours. It does not matter whether the application is inside or
outside a facility, nor does it matter if it
is 120-, 240-, or 277-volts (V). There are
screw-in flood lamps or par lamps for all of
these voltages and their fixtures.
Bollards. Bollards commonly are lit
with 70W metal halide or 70W highpressure sodium lamps, and sometimes
even 175W metal halide lamps. They
can be energy hogs and maintenance
headaches. It is an easy transition to go
to from these lamps to an 8W or 10W
LED replacement. Some managers might
believe that is too little light, but how much
light is needed walking on a sidewalk? The
light from the full moon is all of 0.01 footcandle. So think again how much light is
needed to navigate a sidewalk.
Parking-lot lighting. This is an area in
which energy savings alone do not cost-
13
justify new heads. What pushes it over the
top is the maintenance savings. Consider
the cost of a bucket truck and an electrician changing lamps every year. Managers
can install new LED heads in parking lots,
and workers will not have to touch them
for 10 years. Compare this to an estimated
$150 per head every two years. Walmart
has made the switch to LED parking-lot
lighting for its new stores, and the maintenance savings were a large factor in the
decision.
Many companies will offer to retrofit
existing pole light heads, but that is not
recommended for several reasons:
reflectors are engineered to
minimize eyestrain and fatigue.
The luminaires are more than 90 percent
efficient and use as little as 0.60 W per square
foot while delivering 31-foot candles on a
2½-foot-high work surface. Available in lengths
of 4, 8, and 12 feet, the luminaires can be installed
as individual units or joined together to form
continuous runs. Free Info: Circle 213
EYE LIGHTING INTERNATIONAL
LED luminaires
The Aphos brand luminaires are designed for
parking garages and lots,
as well as warehouses with
ceiling-, wall- or pole-mount
nt configurations. They are designed with custom LED
optics that deliver light-on-task
-task coverage that
can minimize the number off fixtures
required
t
i d iin
an installation and reduce the need for regular
maintenance. The unit is designed to last 60,000
hours and is suitable for temperatures of -3540 degrees Celsius. Free Info: Circle 214
COOPER LIGHTING
LED emergency lights
The Sure-Lites PathLinks line has expanded
remote capability with up to four additional LED
heads, reducing the cost of installation. The optics
use less than 2 W while exceeding the lumen output of the traditional 5.4-W incandescent heads.
The EZ click Ethernet
connection feature,
combined with the UL
Type 2 low-voltage rating, allows units to connect to the base emergency light without
the requirement of a
conduit or junction box,
saving up to five times
the cost of labor and materials. The unit includes
a five-year warranty and meets the UL 924 standards for egress lighting. Free Info: Circle 215
OSRAM SYLVANIA
Retrofit kit
The 2-by-2 kit is ideal for retrofitting existing
recessed troffers with the latest LED technology
to yield 30-50 percent energy savings, compared
to traditional fluorescent systems. This 50 W,
long-life, dimmable LED solution is designed
to facilitate the reuse
of the existing
luminaire housing.
The design incorporates an optical system
that provides a carefully controlled amount of
high-angle lighting to improve vertical illumination. The unit has an hour-rated lifespan
of 50,000 hours. Free Info: Circle 216
FREE INFO: Circle 413
12-14_MS_0513 lighting.indd 13
4/30/13 3:15 PM
14
Maintenance Solutions
05.2013
• LEDs need to have their heat controlled and pulled away, or it can dramatically shorten its performance life.
Retrofitting an existing head does not
guarantee heat removal as does a head
specifically designed for an LED.
• The lighting control with a new head
is excellent. A new LED head can put
the light where desired. It will distribute the light very evenly in the
parking lot, making the area appear
even brighter. It is not necessarily the
amount of light, but rather the even-
with motion and shuts itself off after three
minutes, all for under $20.
Spotlight on quality
As LED technology evolves, managers
will have to make a careful analysis of each
light source, as well as develop a tool set,
such as the tables above, to help make the
most appropriate choices. Once managers
are comfortable with this cost-justification
process, the next step is to product quality.
LED technology is new, and it is changing
rapidly. Many companies offering LED
As with any project, the decision on when, where
and how to specify LEDs for facility applications is
all about cost-benefit and payback. LED light
fixtures are expensive. There is no getting around it
ness of the light, that will make it
appear brighter, even though light levels might be lower.
Wallpacks. Typically, wallpacks use
metal halide or high-pressure sodium
lamps. They are energy hogs and maintenance headaches, and they are probably
the one light that draws the most complaints from the neighbors. Instead, managers also should change these to LEDs.
The changes are easy to make, they are
cost-effective in terms of energy and maintenance, and managers can control the
where the light goes.
Utility rooms and janitorial closets.
I recently saw an LED replacement lamp
with a built-in occupancy sensor. Installers
just screw in the lamp, and it turns itself on
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If there were an Olympics for maintenance
and engineering departments,
this would be it.
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12-14_MS_0513 lighting.indd 14
products are not likely to be around in five
years. So if they offer a five- or ten-year
warranty, who will service it? Managers
need to be aware of this possibility.
One strategy is to go with companies
whose products are tested to the Illuminating Engineering Society’s LM-79 and
LM-80 standards at an accredited facility.
LM-79 is for lumens per watt — efficiency
— and LM-80 is for the rated life of the
product. Once products are successfully
tested, they can be listed with the U.S.
Department of Energy’s Lighting Facts
program, www.lightingfacts.com, which
contains all facts related to a particular
lamp or light fixture. This is not a guarantee of the product, but if the company has
made the effort to get its products listed,
it at least is play by the same rules as all
major manufacturers.
In considering LED technology, managers also should find out who made the
chip and who made the driver. Knowing
the manufacturer of both of these components can help managers feel more
comfortable if there are questions about
a product’s testing. Sticking with wellknown brands can help managers feel better about their decisions.
Managers have quite a bit to learn about
LED technology and products. As a result,
they need to be cautious about all LED
products and their manufacturers because
if product offer good quality, they are more
likely to deliver longer performance lives.
The key is to be thorough, ask questions,
talk to more than just the sales person, and
make sure the manufacturer’s claims are
supported by facts.
Rodney Heller LC, CLEP, is managing
partner with Energy Performance Lighting — www.energyperformance.net — a
consulting firm in Cottage Grove, Wis.
4/30/13 3:15 PM
15
Maintenance Solutions
05.2013
roundtable
Budgeting
Successful budgeting enables departments to achieve their goals
and those of their organizations. But putting together solid operating
and capital budgets is a time-consuming challenge. These managers
share their strategies and tactics for building effective budgets.
Don Turner,
Facilities Maintenance
Director, Okaloosa (Fla.)
County Board of County
Commissioners
Tim Woodley,
Director of Operations,
West Linn-Wilsonville School
District, Portland, Ore.
Clint Lord,
Director of Facilities
Management,
Arizona State University
By Dave Lubach, Associate Editor
The process of developing a budget for maintenance
[ Q]
and engineering departments in institutional and
commercial facilities has never been more challenging,
thanks to ever-increasing responsibilities and
organizational mandates to control costs. Today more
than ever, a solid budget is essential for ensuring
departments operate efficiently and cost-effectively.
[ Q]
When you put together budgets, whom do you receive
input from, and what kind of input do you receive?
TURNER: The supervisors over each of the operating units in the department provide input
on their upcoming budgetary needs. The supervisors track resource consumption and market
pricing trends and plan their requests accordingly. I consult with them throughout the year and
take their input into consideration.
WOODLEY: Operating budgets are somewhat easier than capital budgets. In operations we
have the advantage of years of financial records
that give very good estimates for future years.
National school operation trends are also useful.
District financial and facility staff, as well as
neighboring district peer input, is usually all that is
necessary. At the end of the day, however, district
operation budgets yield to other general-fund budget
constraints, and we end up doing the best we can
with what we have.
LORD: I work closely with my shop supervisors
to put together the operations budgets. Their
experience with the campus and buildings
is invaluable to the process. The capital budget
process is a collaboration with our shop
supervisors, capital-planning group, and the university architect and facilities management team.
The facilities management team and shop supervisors are able to give information on equipment
that is in need of replacement due to use, age or cost of maintenance. Our capital programming
group has inspectors that do annual surveys for deferred maintenance.
Where does
budgeting fall on your
list of priorities?
TURNER: Budgeting falls very high on my list
of priorities. I begin working on the next fiscal
year’s budget about 10 months before the
current fiscal year ends.
WOODLEY: As they say, if you want to find
something out, follow the money. Budgets are
critical since, in public work, nothing is free
and nothing moves without money. Therefore,
budgeting is a critical component of my work.
Being knowledgeable, pro-active and timely is
our key to success.
How do you package
proposed budgets
when you submit
them to facility executives?
[ Q]
WOODLEY: We always present our budgets
by leading with how the proposal responds to
a real problem. In other words, there has to be
“Everyone has their priorities,
and having the patience to walk
through the process in a
collaborative manner is the key to
a successful budgeting process”
15,16_MS_0513 roundtable.indd 15
a compelling reason based on our mission for
why we would submit budgets for anything.
LORD: The operational budgets are set from
year to year so any changes that are needed
are submitted as a package identifying the
need for additional dollars. The capital budget
is in collaboration with all of the facilities
development and management here and is
submitted on a capital-needs spreadsheet to
executive management.
[ Q]
What challenges do
you face in building a
capital budget?
TURNER: The internal deadlines for providing
cost estimates for all the requested projects
that meet the statutory definition of a capital
project are challenging. The challenge
is in projecting a reasonably accurate cost
estimate for budgeting purposes before the
design may even be finished.
WOODLEY: The primary challenge is that we
compete with that ever-present need to lower
class size by employing more teachers. We
have to make a very strong argument that
sustains both internal and external criticism
responsibly answering the question of why this
is a better use of funds than something else.
LORD: Some of the challenges we face
are that we have a very high deferredmaintenance number and limited state
funding. We have to prioritize our equipment
and buildings, not only based on need but use,
as well. Arizona State’s goals and objectives
also present challenges. The university wants
to double research on campus, which means
more buildings to maintain that are high-end
construction with technical building systems.
[ Q]
What challenges do
building operating
budgets present?
TURNER: The last several years have
been characterized by staffing and funding
4/26/13 10:46 AM
16
Maintenance Solutions
05.2013
reductions, coupled with the addition of more
than 15 percent to the total building space
to which the department is responsible for
providing services.
WOODLEY: The scrutiny that comes when
a neighboring school district does something
for less than we do. This requires a specific
response in terms of the uniqueness of our
problem or solution. There is also the everpresent and real magic of trying to assess
the standard of care our patrons expect and
will accept. As an example, we have some
influential, upscale neighborhoods where these
patrons don’t understand why school district
grounds may not be groomed like their own
lawns. Without money, the lack of grounds
staff due to budget constraints does produce
a different standard.
LORD: When the economy took a downturn
in 2008, we had to reduce the number of
resources we have in the shops. In doing
this, some of the preventive and predictive
maintenance was prioritized below our
response to trouble calls and emergencies.
We put together our operational budget while
knowing that during the course of a year we
will have emergencies and have to lower the
priorities of items previously budgeted.
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15,16_MS_0513 roundtable.indd 16
ADV-13-7319 B
How do economic
conditions impact
your budget decisions?
TURNER: The last few years haven’t been
good for us. Each year, I’m faced with trying
to figure out what we can do without so
we can keep as many staff in the field as
possible providing services. Over 40 percent
of our fleet meets or exceeds the criteria
the county has set for replacement, yet we
haven’t budgeted for a new vehicle in over five
years. We argue over the projected fuel and
insurance costs allocated to the department
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to get the costs lowered so we can reallocate
those dollars to service delivery. This is
something we never took issue with before the
recession. Before the recession, we budgeted
for one or two new mowers every year. Now,
we buy only the parts we need and repair
anything we can.
WOODLEY: In 2008, our patrons passed
a $98 million capital bond. We budgeted
based on history. The economy tanked, and
the work we were able to accomplish in a
down market was nothing short of miraculous.
On the operating side, however, with a poor
economy comes reduced funding with those
same attendant problems of not being able
to get all the work done at the level once
delivered. We end up being very clever in how
we solve problems, or they turn into deferred
maintenance, awaiting funding based on
priority. From a budgeting point of view, we
stay very closely tuned in to local and national
trends since forecasting too far out these days
can be problematic. At the end of the day, we
budget based on annual allocation of funds.
LORD: We know that if the economy takes a
downturn there will be less funding from the
state. If we see this happening we start to put
together contingency plans in case it is a longterm downturn.
What is the most
important lesson
you’ve learned going
through the budget process?
[ Q]
TURNER: I have the best staff on earth.
Everyone in the department is doing a
yeoman’s task in spreading themselves around
to cover as much as they can, while giving
everyone the most critical services. With all
the extra work that I’ve heaped on them and
with no pay increases for the last five years,
I don’t hear any complaints. Each and every
one of them is trying to help me find ways to
cut costs and get more done with what’s left
in our budget. They deliver excellent customer
service and remain engaged in doing the jobs
they were hired to do. I’m very proud to be
associated with them.
WOODLEY: I have learned that if there is
broad agreement for an expenditure, the
system finds a way to get it done. And there
is always give and take in garnering financial
support. Administrators like myself are well
advised to not take a personal position in
these matters. Say what you mean, and mean
what you say, and then trust the system. Base
your position on well-researched data, be the
expert in the subject of discussion, and learn
how to read tea leaves.
LORD: Patience. Everyone has their priorities,
and having the patience to walk through the
process in a collaborative manner is the key to
a successful budgeting process. The second
lesson is information. You can never collect
enough information from the people in the
trenches. It is the guys there that know what is
on the horizon as far as equipment and finish
replacements are concerned.
▲ FREE INFO: Circle 416
4/26/13 10:46 AM
Maintenance Solutions
05.2013
17
paints
Clearing the Air on
Paints and Coatings
Changing VOC regulations among the factors managers must
consider in planning successful paints and coatings applications
By Dan Hounsell, Editor
S
uccessful painting projects are
essential for maintenance departments in institutional and commercial facilities, which can
hardly afford to waste labor and materials
painting and repainting key areas. Managers who have planned painting projects for
years might be tempted to simply plan the
next one as they always have.
“Managers tend to do a pretty good job
because they live in the world of maintenance and work regularly with the same
products in static environments, which
gives them a feel for comparative performance over time,” says Tim O’Reilly with
Masterchem Industries.
The problem with a static approach
is that paints and coatings — as well as
application tools and even facilities themselves — change regularly driven by such
factors as new regulations and advances
in materials. One such change, governing
volatile organic compounds (VOCs), will
take effect in January 2014.
Such changes might present challenges
for managers specifying paints, scheduling projects, and ensuring workers have
the needed equipment. But they also offer
managers the potential to revisit their
planning processes and implement costsaving tactics and strategies that produce
longer-lasting, better-looking applications.
A changing landscape
Manufacturers of paints and coatings
must anticipate and respond to a host of
factors in developing and formulating their
products, leading to important changes in
their products that will affect both managers’ product choices and the project’s long-
term success. Perhaps the development
that will most directly affect the way managers plan painting projects is the arrival of
new guidelines for VOC content, which
will most heavily affect California and
Northeastern states.
“That’s probably one of the biggest
changes,” says Frank Glowacki with RustOleum Corp. “As long as I’ve been in the
industry, they’ve been talking about this,
but it has really come to fruition in the last
few years. The results are that some formulations and some products (managers)
might have been comfortable with or have
been using, they likely will either change,
which is what most manufacturers will do
to meet those legal requirements, or they
(the products) might not be available.”
Managers also now have access to a host
of paints and coatings not available before.
PAINTS & COATINGS
SHERWIN-WILLIAMS
PPG INDUSTRIES
Zero-VOC latex
Latex paint
ProMAR® 400 is a water-blocking
primer/finish that minimizes odors
in damp areas. It seals interior
masonry walls from hydrostatic moisture penetration, and it eliminates
odors with a patented technology. It also carries the GreenSure® designation, ensuring it offers maximum performance
and is manufactured to reduce the environmental impact and
meet or exceed regulatory requirements. Its advanced formula
inhibits growth of mildew on interior walls, and it can be used
as a topcoat because it combines a primer and finish coat in
a single product for better value. Free Info: Circle 220
Speedhide® Zero is a professional line of zero-VOC interior latex
paints that provides outstanding durability, ease of application,
and good hide and coverage on the job. It has low odor, allowing
maintenance professionals to paint in occupied spaces with little
disruption. The topcoats contain no formaldehyde, crystalline silica,
ethylene glycol and volatile organic compounds (VOC), meeting the most stringent environmental regulations nationwide.
Their anti-microbial properties resist mold and mildew stains on
paint film, and they meet LEED® VOC requirements and can help
earn LEED 2009 credits. (Not pictured) Free Info: Circle 221
SPRAYON PRODUCTS
Multi-purpose lubricant
LU™214 is a food-grade, low-temperature, multi-service
lubricant that is designed for extended service under
extremely low temperature conditions, down to -78
degrees. Its blend of high-quality, pure synthetic oils
are treated with the most effective extreme pressure, corrosion inhibitors, anti-oxidant, anti-foam,
and anti-wear additives. Free Info: Circle 222
KRYLON INDUSTRIAL
Industrial paint
Rust Tough™ Rust-Preventative acrylic alkyd
enamels offers state-of-the-art corrosion protection and can be applied directly to metal without
using a primer. The fast-drying formula resists
scratches and abrasions with superior durability,
making it perfect for steel, aluminum, bar joints,
conveyors, and other machinery. Available in a
variety of colors, the enamel provides excellent
gloss and color retention, with superior durability
and one-coat coverage. Free Info: Circle 224
17,18_MS_0513 paints.indd 17
RUST-OLEUM
Binding primer
Zinsser® Peel Stop® triple-thick, high-build binding primer is an interior/exterior primer specially
formulated to lock down peeling paint and seal
weathered surfaces. Offering three times the
thickness of regular primers, it penetrates to seal,
fill, and level worn and weathered substrates to
provide a more uniform surface for the topcoat
with a smoother finish. It is designed for interior
or exterior surfaces, such as previously painted wood siding, windows, baseboards, trim, doors and fences. It also can be used to lock
down peeling paint on metal gutters and downspouts, concrete,
PVC, plastic, plywood, brick, stucco, masonry, aluminum, aluminum
siding, galvanized steel, and fiberglass. Free Info: Circle 223
KELLY-MOORE
Zero-VOC paints
The low-odor paint line Enviro Coat addresses
the health concerns often associated with
VOCs. It maintains excellent interior air quality during application without sacrificing performance. It also meets the Green Seal GS-11
VOC criteria for architectural coatings, and
it is designed for schools, hospitals, hotels,
commercial buildings, and other interiors that are typically inhabited during painting. Free Info: Circle 225
“You go back several years, and a lot
of coatings were formulated for broadbased applications, whether for a home
or an industrial or commercial property
setting,” says Steve Revnew with SherwinWilliams.“They were formulated to have a
balance of properties for all those applications. Now, we are formulating product
specifically designed around market segments, and we test the products for those
product segments in mind.”
Financial pressures on manufacturers
also have led to changes in formulation.
“Cost efficiency is driving change in the
formulation of paint,” says Dan Corum
with PPG Industries. “Along with rising
energy and raw-material pricing, paint
manufacturers have been pushed to seek
multifunctional ingredients with environmentally friendly profiles, and manufacturing processes with minimal environmental
footprints, all while improving efficiency
and performance of both architectural and
industrial maintenance products.”
Specification challenges
Manufacturers of paints and coatings
are responding to these changes by reformulating existing products and rolling out
new products that meet these demands,
as well as users’ demands for performance.
Perhaps most importantly, new-generation paints are likely to perform better.
“One of the biggest impacts for maintenance departments will be in the application of some of these new higher-solid,
lower-VOC products,” says Dan Corum
with PPG.“Without the addition of some
solvents, application characteristics are
going to be different. Performance has in
most cases been improved.”
To achieve performance goals, however,
managers will need to do their research.
“Some of the products might go away,”
Glowacki says. “They’ll change the formulation of the paint. It certainly will affect
applications. For example, where an oilbased product might be used for certain
specialty maintenance jobs, instead of
using an oil-based product, now there are
100 percent acrylic systems that dry faster.”
But along with the new demands will
come new opportunities.
“Managers have the ability to specify
more of the right product for the job,”
Revnew says. “For example, if you’re look-
4/30/13 2:22 PM
18
Maintenance Solutions
05.2013
ing for a highly durable coating for interior
walls, you could use products designed for
high-traffic areas. You even have the opportunity now to specify for certain coatings for
deep, dark vivid colors that traditionally did
not provide durability. If you rubbed against
them, they would chalk out. Now, there are
higher-performance coatings that provide
those levels of performance.
“There are also a lot of specialty primers that are designed for specific applications, whether that’s adhesion to plastic or
metal, or rust-preventive coatings. There’s
a whole category of specialty primers that
(managers) should get to understand.”
Manufacturers can provide details on
new products and their requirements and
ideal applications, but the onus remains
on managers to understand their new and
evolving product and project options.
“Build a portfolio of specifications,
and maintain the library,” O’Reilly says.
“Periodically, challenge the specifications
by requesting another opinion. Understand why the specifications are written
the way they are, and you will understand
when someone is cutting corners to bring
you a lower price. Don’t fall prey to either
tradition or oversimplification. You need
to understand what’s behind the spec’s
yourself.” Corum also advises managers to
remain focused on life-cycle costs.
“Focus on price per gallon, as compared to the cost per square foot based
on volume solids of the product,” he says.
“Higher volume solids will result in more
square footage and when cost is factored
in, this may actually save them money on a
cost per square foot basis, even if the price
per gallon is higher.”
Successful projects
Beyond specifying the most appropriate paints and coatings, managers also
must incorporate their choices into a list
Beauty that lasts.
Focus on the future
And lasts.
And lasts.
With more durability than both
wallpaper and paint, Multispec is easy to
apply and provides premium depth and
color that camouflages imperfections.
With one step, you get a high-end finish
with minimum downtime.
multispec.com
© 2013 Rus
ust-Oleu
uste m
17,18_MS_0513 paints.indd 18
FREE INFO: Circle 417
of important planning issues to ensure a
project’s success.
“Staffing and scheduling can be greatly
impacted by the coatings chosen, particularly in occupied, or adjacent to occupied
environments,” O’Reilly says. “Work with
water-base coatings wherever possible —
which means they must work — to increase
flexibility of scheduling while reducing
exposure and inherent risk to staff.”
Revnew advises managers to instruct
workers to avoid the temptation to use just
enough paint to cover a surface in order to
hold down paint costs.
“Make sure you apply an ample amount
of the coating,” he says. “What we’ve seen
over the years is that someone puts a lot
of paint on the roller but then they keep
rolling, and they’re really trying to stretch
that paint too far. It’s good to keep a real
good, wet edge. By doing that, you keep
the roller covered nice and saturated with
paint, and you’re going to get good, uniform coverage. You’re also going to maximize the paint and need fewer coats.”
Though managers are tempted to plan
as they always have for the time needed to
carry out an application, they might need
to rethink their traditional approach.
“For a typical latex type coating, in four
to five hours, you can put a second coat
on,” Revnew says. “A lot of people will
mask everything, apply a coating, and then
wait until the next day to apply the second
coat. But if the first coat is dry to the touch
and you don’t have a lot of wet spots, you
can go ahead and put a second coat on.”
available in over 40 colors
While it might be tempting for managers to rely on tried and true in-house
resources for planning painting projects,
they also can lean on paints and coatings
manufacturers for information.
“A key role of a paint manufacturer is
having a dedicated paint maintenance specialist available to help guide facility managers in the paint selection process to meet
the facility’s maintenance challenges and
can also provide an initial on-site consultation,” says Jodi Pitchok with PPG. “Real
success means partnering with a company
who helps to keep your facility’s downtime
to a minimum, someone you can trust to
provide the correct products and application tools when you need them and someone who provides effective solutions to
your paint maintenance challenges.”
The sooner managers fully grasp the
impact of changes to VOC regulations,
the sooner they can adjust their planning
for future projects.
“Understanding the coatings you’re
using today, and understanding whether
those coatings are going to be regulated or
outlawed are important issues,” Revnew
says. “If you’re using (oil-based) coatings,
now is probably the best time to look for
lower-VOC products or products that
meet the most stringent VOC regulations.
“It’s better to get ahead of the curve and
understand where the coatings are going
so when the regulations hit, you’re not
forced to change, so to speak.”
4/29/13 1:27 PM
Maintenance Solutions
05.2013
19
roofing
Status Check:
Roof Condition Assessments
Data gathered from roof condition assessments can help
managers make smarter decisions on replacement or repair
By Thomas A. Westerkamp
D
eciding whether to install
a new roof on an institutional or commercial facility
is a complex decision, and
it often centers on the potential future
costs of maintaining the existing roof.
To ensure maintenance and engineering
managers have as much information as
possible about the state of the roof in
question and to make a smart repair-orreplace decision, they can perform a roofcondition assessment.
To succeed, however, the process
involves setting parameters for the assessment, understanding assessment costs,
scheduling and staffing, and reporting and
acting on assessment results.
Looking for trouble
A building’s roof can degrade from a
variety of causes, including normal aging of
the material, wind, rain, ice and snow loads,
building movement or settling, improper
design; and natural disasters, such as tornados and hurricanes. Roof-condition assessments help managers evaluate roof material
resistance to aging and compare the current
condition to history records. They also can
help managers develop information to be
used in planning to ensure sustainability,
optimizing life-cycle cost, and make repairor-replace decisions.
Before starting the assessment, it is good
practice to review history records, the backlog of roof repairs, and thermal images and
photos of potential problem areas to highlight improvements needed by comparison.
The parameters of the assessment encompass the roofing materials, the accessories,
and the installation methods.
Roofing materials to check carefully
include the deck, insulation and weatherproofing membrane, while the key accessories include flashing, scuppers, collectors, drains, parapets, and sealants around
each penetration through the membrane.
The assessment also should check key
installation methods and locations —
the way the membrane, flashing, scuppers, downspouts and penetrations
were designed, constructed, and sealed
during construction or repair.
These are the main steps in successful assessments:
• Visually inspect the roof for
overhanging tree limbs or loose
objects that can plug up scuppers
or penetrate the membrane.
• Check for trash buildup on the
roof surface, in scuppers, and in
downspout collectors and gutters.
• Look for obvious membrane
defects, such as punctures, separated seams, and ponding. Even
if ponding is covered by the warranty, the building owner can still
end up with a large bill for repairs
of any components not covered
by the roofer’s warranty.
REACHING OUT
TO SUPPORT
YOUR FACILITY
ROOFING
SIKA SARNAFIL
MBCI
Membrane attachment system
Metal roof system
RhinoBond® provides an alternative to narrower panels. The system
relies on induction welding and
specially coated membrane plates
fastened to the roof assembly and
later heat-welded to the underside of
the membrane. It achieves an FM I-90
rating in the field, while requiring 30
percent fewer fasteners per square. A
patented stand-up tool is included in
the system, in which a single worker
places the unit above a plate and activates the electromagnetic pulse. Typical weld time is five seconds per plate. An
LED display provides detailed job information. The system is
designed for metal-roof retrofits. Free Info: Circle 230
The LokSeam® is a snap-together
seam system that can be installed over
open framing or a solid substructure
and is capable of transitioning from
roof to fascia with the use of a rib cover. The panel provides a balance of aesthetics and structural stability while maintaining its
flexibility to meet design challenges. Free Info: Circle 232
CARLISLE SYNTEC SYSTEMS
PVC membrane
The sure-flex PVC KEE FRS FleeceBack features a combination
of DuPont® Elvaloy® KEE copolymer, fiberglass reinforcing scrim
and polyester fleece backing.
The Elvaloy KEE enhances the
performance and extends
the useful life of polyvinyl
chloride products. The membrane is manufactured using
a hot-melt extrusion process
for complete scrim encapsulation. The membranes
are available in 105-, 115-, and 135-mil thicknesses, creating a
durable and versatile sheet designed for fully adhered reroofing or new-construction projects. Free Info: Circle 231
BUTLER MANUFACTURING
Metal roof system
The MR-24 standing-seam system acts as a monolithic steel
surface. Its features include specially designed moveable clips,
factory-punched panels, and structural members and a 360-degree
Pittsburgh double-lock seam.
The system has been tested
in-house and independently
in accordance with recognized
specifications within the industry. Free Info: Circle 233
MULE-HIDE PRODUCTS CO.
Bonding adhesive
The improved formula of the low-VOC bonding adhesive for
use with ethylene propylene diene monomer (EPDM) and
thermoplastic polyolefin (TPO) roofing systems dries faster
than the original product. It is freeze-resistant and meets the
volatile organic compound (VOC) content requirements of
the Ozone Transport Commission as part of an effort by 13
Northeastern and Mid-Atlantic states to reduce VOC emissions
and to meet federal air quality standards. The adhesive dries in
one-half the time of the previous formula and delivers a much
shorter flash time. (Not pictured). Free Info: Circle 234
As a facility manager, you’ve got
to make sure your employees have
the right tools for the job. And
that means supplying them with
equipment that will allow them to
work more safely, better and more
efficiently. JLG has a variety of
products that can get the job done
around your facility. Learn more
about our productivity-enhancing
machines, like the LiftPod®
FS60, the 20MVL and compact
crawler booms.
www.jlg.com/facilitysolutions3
▲ FREE INFO: Circle 419
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19,20_MS_0513 roofing.indd 19
4/30/13 8:05 AM
20
Maintenance Solutions
05.2013
• Slide a pick tool along every seam to
expose loose seams that are not otherwise visible. Reseal these seams,
as well as punctures caused by rooftop traffic, following manufacturer’s
instructions to avoid future problems.
A closer look
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▲ FREE INFO: Circle 418
When water intrusion signs are present,
managers can consider the use of two excellent techniques workers can use to verify the
condition under the roof membrane: coring
and infrared technology.
It only takes a few minutes to make a
core cutout from the roof, inspect it for
water intrusion, and replace and reseal
it. The process also provides immediate
results. One disadvantage of coring is it
only covers the immediate area of the core,
so workers need to know the precise location to core for successful results.
Non-contact infrared thermography
employs a scanner to investigate larger
areas. Scanners use infrared light frequencies to detect differences in temperature
and convert them to digital readouts and
color images of temperature. Blue indicates
lower temperatures, or possible moisture
within the roof, while red indicates warmer
temperatures, or normal, dry conditions.
Because of this potential for hidden
water intrusion, each roof assessment
should include a close inspection of interior walls and ceilings, as well as windows,
to uncover damp spots well before visible
damage appears on the exterior of the roof.
One proven step to minimize water
problems on rooftops is flushing downspouts to keep them free of debris buildup.
Partial buildup of leaves and branches can
cause a backup of water that is hard to
see because as soon as the rain stops, the
downspout drains, and workers do not
know a problem even exists.
The situation can be especially damaging if, instead of tearing off the old roof, the
current roof was installed over it. In reroofing, water can get under the new roof and
disappears down into the old roof, only
to reveal itself months later inside after
many gallons of water have penetrated
into the building behind ceilings and walls.
By then, extensive interior wall and ceiling
damage might have occurred.
Making assessments work
Building owners pay for annual assessments, which are a requirement to maintain the warranty. Whether contracted
out or done in-house, assessments must
be performed by an approved, certified
roof inspector, and the facility must maintain a record and photos of rooftop repairs
and other activities. Records should also
include: repair material and labor costs;
repair time, especially occurrences of
emergency repair during storms producing leaks; and the cost of product damage
and building damage repairs.
Many of these repairs are not covered by
either the roof warranty — which usually
covers only the roof repair, not other losses
— or insurance. The facility still has to pay
the deductible. The lowest-cost, least disOnline Reader Service Card: msmaginfo.com
19,20_MS_0513 roofing.indd 20
ruptive alternative is finding problem areas
as early as possible and fixing them as a part
of a comprehensive assessment program
before expensive damage occurs.
Roof assessments are done on a combination of fixed and variable schedules.
The fixed assessments usually occur
twice a year — in spring after colder winter weather is over, and in the fall before
cold weather, ice and snow begin. The
schedules will depend on the frequency
of storms and natural disasters. A careful
inspection to look for rooftop changes or
damage should follow every major storm.
Results into action
Workers performing roof assessments
should take new photos each time to record
the progress of deterioration or, after repairs
or coring, to show the condition after the
repair and to document the date completed.
Another advantage of infrared scanning is
that workers can store data and images or
send them to other locations for management review and decision making.
If an assessment indicates any actions
— for example, resealing loose flashing —
the result should be a work order created
to do the repair. The roof, as well as exterior components located on the roof, should
have a chronological history record that
tracks changes to its condition over time.
Managers should divide the roof into
distinct areas with appropriate identification codes to designate the type of roofing
and specific area shown on a layout. In this
way, managers can tell the areas most frequently damaged and requiring the most
attention. This system also helps technicians find the repair site when responding
to a work order.
Frequent damage also offers a clue to
which areas need special reinforcement to
resist deterioration. Workers should check
these roof and upper wall areas to uncover
problems before they get too big and damage spaces below.
Roof assessments are essential components of roof management because if the
cause of a leak is not detected quickly on
the exterior, exterior damage can occur for
a long time — ruined insulation, damaged
or loose membrane from bubbling, and
rusted or rotted deck and joists — before
interior damage becomes visible.
The results of roof assessments help
managers make smarter roof decisions by
providing data on roof components’ condition, in addition to existing data, including dates, labor and material description
for repairs. The rule of thumb is that if
cumulative roof repair costs equal estimated cost of roof replacement, it is time
for replacement. Managers must weigh
this rule against exceptional factors, such
as extreme storm damage, extreme dry or
wet weather conditions, or new technology that can lower maintenance costs and
insurance rates.
Thomas A. Westerkamp is a maintenance
and engineering management consultant
and president of the work management division of Westerkamp Group LLC.
▲ FREE INFO: Circle 425
4/30/13 8:05 AM
Maintenance Solutions
05.2013
21
cmms
BIM and COBie:
Taking CMMS to the Next Level
Information-exchange standards put more and better data in
the hands of managers, setting the stage for savvier decisions
By Angela Lewis and Birgitta Foster
D
ata is the key to success for
maintenance and engineering
departments, and computerized maintenance management systems (CMMS) are essential for
gathering and storing this vital resource.
Increasingly, managers are seeking ways to
take advantage of emerging technology tools
and new industry open-exchange standards
— namely, building information modeling (BIM) and the construction operations
building information exchange (COBie) —
to enhance the power of their CMMS.
The rise of open industry data-exchange
standards and information-exchange methods enabled by BIM provides a standardized structure for collecting and transferring
maintenance data and, as a result, better
understanding the condition of a building’s
assets. By applying the standard, managers can improve the performance of their
departments and facilities.
Making BIM work
BIM is a digital representation of a building. Although many believe it is a threedimensional model, this is only part of the
definition, especially when considering the
value of BIM for maintenance management.
BIM is essentially a database of building
design, construction, and operation data
with a three-dimensional model interface.
BIM also includes information essential
to managers, including asset names, model
numbers, and warranty information. If
specified, it also can include hyperlinks to
additional information, such as spare parts
and maintenance procedures.
When implementing a BIM initiative,
managers first need to determine the information the CMMS tracks or will track.
Once they have determined this component, they need to give this information to
CMMS providers as a contract deliverable.
Requesting general information on buildings and assets instead of being specific generally will not produce the desired outcome.
To determine the information for which
to contract, managers need to make a list
of the current asset fields in the CMMS.
Next, they need to determine the most
commonly used fields, or those that are
needed to support the calculation of metrics
and the analysis of daily maintenance activities. By contracting the BIM deliverable
with specific requirements, managers can
greatly reduce inefficiencies too often present at handover, such as manual re-entry of
CMMS data, while increasing data quality.
Focus on benefits
COBie is an open standard that supports the collection of asset data to help
managers more effectively use CMMS.
The contracted flow of information
using COBie is as follows: After defining
the required information within a contract, the information goes into a BIM
or other software tool. Then the data is
exported to a COBie format, which in turn
is imported into the CMMS. Among the
largest benefits of COBie are these:
Data sharing. It supports the sharing of
data among facility management tools, such
as BIM authoring tools, CMMS, and computer-aided facility management (CAFM)
software. The standard eliminates the need
to re-collect data, and it reduces the number
of inconsistencies between similar data sets
used for different purposes within a facility
management organization
Data collection. Managers can use it to
clean up and collect data before an upgrade
The early stages
The use of BIM for new construction is
becoming more common, but it is not yet
an established industry practice. The use
of BIM for maintenance and engineering
departments is in the very early stages of
industry adoption. But it holds the promise
of helping increase organizational effectiveness of departments while reducing cost.
Facilities have recognized the need for
COBie for many years. In 2012, with the
release of the National Building Informa-
tion Modeling Standard-United States
(NBIMS) Version 2, COBie became a
standard. As of March 2013, 15 facility management software tools use the
COBie standard.
In the recently published book, BIM for
Facility Managers, Paul Teicholz calculated
the return on investment (ROI) of using
BIM for facility management. Conservatively, his calculation found that the ROI
was 64 percent, equivalent to a 1.5 year
payback.
Maximizing a CMMS
To get the most out of CMMS using
COBie, it is essential to clearly define the
needed data. Telling a software provider,
architect, engineer, contractor, or consultant,“I want COBie” is the same as saying to
a car dealer ,“I want to buy a car” and handing over $15,000. You might want a sports
car, but the dealer wants to make money
and could offer to sell a used mini-van. By
failing to communicate expectations, at least
one party is likely to be disappointed.
When applying this to the use of the
COBie standard for maintenance man-
Have You Seen The Light?
Gaps under exterior doors waste money and invite pests
Even the smallest gaps under doors can compromise
HVAC system efficiency, wasting energy and money. Now
there’s a simple and convenient solution—the concealed
Adjustable Bottom Brush from Special-Lite. It’s available for
all Special-Lite® Doors, either installed in new doors or as
an easy to install retrofit kit. Simply adjust its double brushes
to compensate for out of position or settling floors, and
you’ll not only start saving money, but you’ll improve building
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To learn how easy it is to solve this and other common
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21,22_MS_0513 cmms.indd 21
or the procurement of a new CMMS.
Using COBie, it is not necessary to obtain
a proprietary vendor spreadsheet to support data collection and population, nor is
it necessary to pay the CMMS vendor to
map the software spreadsheet developed
by an in-house team. Instead, data collected in a COBie-formatted deliverable is
in a recognized industry standard.
Data transfer. COBie is the most costeffective way to transfer data after construction to managers because data can be
exported from BIM authoring tools and
imported into a COBie-capable CMMS.
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4/30/13 8:28 AM
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Maintenance Solutions
05.2013
agement, it is important for managers
to clearly state the type of information
required and the needed level of detail. In
order to populate the required information into a CMMS, it is critical that any
contractual documents between the maintenance management team and the service
provider clearly document the information
managers request.
The current best practice should be to
provide a description that is as detailed
as possible about managers’ data needs.
Although providing a great level of detail
might seem time-consuming, it shows is
serious about having a populated CMMS
and understands the value.
Preparing for success
Managers can use COBie to improve
organizational effectiveness by determining asset data to collect and support the
population of CMMS with this data in
order to make smart, proactive decisions.
It is important to remember that COBie
does not have a prescribed list of assets. It
is up to each management team, regardless
of the size of the team or parent organization, to determine the targeted assets and
data. Managers can use the equipment
schedules provided during design, as well
as the most important maintainable equipment the CMMS commonly tracks, to
determine the data to collect using COBie.
Now is the time for managers to act.
Software tools with the necessary functionality are available, and the standard
and contracting structures exist. Managers and their teams need to determine
the essential data and its uses. Answering essential questions up front will help
to reduce costs while adding value to the
department, positively impacting the mis-
sion of the organization the maintenance
and engineering team supports.
Managers can consult the COBie
Guide, http://buildingsmartalliance.org/
index.php/projects/cobieguide/.
Angela Lewis, P.E., PhD — angela.lewis@
feapc.com — is a project manager with Facility Engineering Associates in Fairfax, Va.
Birgitta Foster, BSME, MBA — Bfoster.c@
nibs.org — is the former facilities BIM champion at Sandia National Laboratories. She
advises organizations on the advantages of
BIM for facility management and design for
maintenance when not in her role as assisting
director at buildingSMART alliance.
CMMS
ASHCOM TECHNOLOGIES INC.
Self-contained
network appliance
The MaintiMizer BlackBox™ is
designed for companies with
small or non-existent information technology departments. It enables access to
five maintenance modules:
work orders to submit and
approve requests; preventive maintenance
to track activity and make sure maintenance
occurs; inventory; vendor records to create purchase orders; and timecards to track employee
hours and rates. Free Info: Circle 240
CYBERMETRICS CORP.
CMMS
FaciliWorks tracks, analyzes and reports on
every aspect of facilities, from assets, PM schedules and service
requests to work
orders, procedures,
personnel, and purchasing. The software
has a new look but
is easy to learn and
use. It is available in desktop, web-based, and
hosted versions. Free Info: Circle 241
TMA SYSTEMS
Mobile CMMS
WebTMA GO helps technicians and supervisors
perform work duties in the field with Apple
iOS technology by taking advantage of the
iPad’s technological advances. The
high-resolution
camera allows the
software’s barcodescanning capability
to further increase
data accuracy and
staff productivity. The software can operate
online or offline. The software is network compatible, including Wi-Fi or cellular data to connect to the database. Free Info: Circle 243
MICROMAIN CORP.
CMMS
MicroMain Maintenance is a software package
designed to simplify work-order management,
optimize preventive maintenance, track assets,
and automate purchase
orders. Features include:
500 standard reports;
visual work-order
schedule; and control
center, an administrative tool. MicroMain
Mobile is an optional
add-on that lets users create and update
work orders from any internet-enabled
device with a browser, including smartphones
and tablets. Free Info: Circle 242
21,22_MS_0513 cmms.indd 22
4/30/13 8:28 AM
Maintenance Solutions
05.2013
SPONSORED SECTION
23
PLUMBING
Legionella: Separating
Fact from Fiction
The disease creates health risks in facilities, but myths and misconceptions
can get in the way of smart product selection and system maintenance
By Dawn Renee Robinson
T
Today’s hyperconnected world comes
promote safe and healthy installation and
with many great advantages that allow
maintenance practices.
people to share and retrieve information
What we know
in real time. Warnings can spread worldLegionella is a naturally occurwide in seconds, access to professional
ring bacterium mostly found in water
journals and industry experts is online,
sources, both natural and man-made,
and most carry the ability to access this
as well as certain types of soil. Although
via cell phones and tablets.
most people who come in contact with
The downside is that the same holds
it do not get sick, given the right set of
true of misinformation. Myths and falsecircumstances, contact with Legionella
hoods can spread with the same fervor,
can lead to serious health risks, includand once online, those myths can be hard
ing a severe type of pneumonia known
to stop. Knowing what is true and what is
as Legionnaire’s Disease.
not can be a challenge but not impossible,
The Centers for Disease Control (CDC)
and when it comes to things like health
notes that most expoand safety, knowing
sure to Legionella does
the truth is vital.
Provided for:
not result in infection,
Legionella, the
but it does warn against
bacteria that causes
certain risk factors and
Legionnaire’s Disease,
promotes safe pracis no exception. Since
tices to guard against
it was identified in
infection. A great deal of the CDC’s focus
1976, much progress has been made in
involves hot tubs, which have proven to
understanding the disease, its causes,
be hot spots of trouble when not propwhere the bacteria is found, its health
erly maintained.
risks, and how to protect against it. It has
Other organizations have taken a more
also sparked many myths, from outright
comprehensive approach, but debate surfalsehoods to unsubstantiated claims
rounding risky areas still remains. Much
that have no evidence to back them up.
of that debate comes from the fact that
Separating fact from fiction can be a
although Legionella is found naturally in
challenge. Plumbing Manufacturers Interthe environment, the primary risk of infecnational (PMI) has taken on this challenge
as part of an ongoing effort to address the tion happens when water or soil containing the bacterium becomes aerosolized
myths surrounding the industry and to
and enters the lungs.
Assessing risk
Certain plumbing fixtures, such as
hot tubs and humidifiers, aerosolize
water as part of their operations, but
other products also can run this risk.
Aerosolized, potable water found in
institutional and commercial facilities,
such as hospitals, that have complex
hot-water systems is considered to be
the most significant source of infections,
according to the U.S. Environmental
Protection Agency (EPA).
But even breathing in contaminated
vapor does not always lead to infection.
One reason hospitals have high rates
of outbreaks might be due to the high
number of at-risk patients they house.
Smokers and people with compromised
immune systems and contributing
health factors are at the greatest risk.
Infections from Legionella can range
from mild to severe and, in some cases
life-threatening. It is important for individuals to follow healthy lifestyles, but
it is equally imperative that the maintenance and engineering managers
whose departments are responsible for
water systems, particularly complex hotwater systems, also do their parts.
The American Society of Heating,
Refrigeration and Air-Conditioning
Engineers (ASHRAE) notes that Legionella risk assessment and routine
maintenance practices require a multidisciplinary team. Because Legionella
is found in building systems, it requires
that engineers and front-line technicians understand the risks factors, as
well as the way these systems work.
Detection and elimination
One of the most widespread myths
is that Legionella can be seen with the
One myth related to Legionella is that certain
types of restroom faucets (below) and low-flow
showerheads are more prone to contamination.
naked eye, and such discussions often
include a photo of a calcified showerhead
as an example. This is false. The presence
of mineral deposits on plumbing fixtures
does not mean Legionella is present.
But Legionella can grow in certain
types of mold. Slime molds, also known
as biofilm, can provide ideal breeding
grounds for Legionella. As with any
mold growing in buildings, biofilm
should be taken seriously and be properly tested, analyzed and removed.
Testing for biofilms and Legionella
should be done routinely and should
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PUT YOUR RESTROOM
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Want to make your restrooms work smarter? Then make the move to
the Nvi® advanced dispensing system. This innovative towel and tissue
system is perfect in your handicap stall for those with limited range
of mobility. Touch-free dispensing with LoCor® paper minimizes change-outs,
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24_MS_0513_lr Oasis (Nvi).indd 24
4/17/13 1:18 PM
25
Maintenance Solutions
05.2013
span the entire plumbing system, as
they can spring up at any place along
the network of pipes and fixtures. Maintenance supervisors, facility managers,
and health and safety engineers should
set up routine checks and tests and
send samples to be professionally tested
in proper labs for Legionella. This testing will assist in understanding the levels of the bacteria present and can help
determine the proper way to remove it
from the building.
Removing Legionella can be done in
a multitude of ways, from flushes of hot
water strong enough to kill the bacteria
to chemical baths and hyperchlorination
to copper-silver ionization and ultraviolet light purification. Each style features
certain benefits and drawbacks, and
each requires a working knowledge of
the building’s system.
For example, hot-water flushes are
not effective if the system is too large
and allow the water to cool before it
works its way through the system. The
EPA website offers an in-depth report
of each system and its effects. The most
important thing to remember is constant vigilance. Due to its natural presence in water, one-time treatments do
not mean that Legionella will not return.
Routine testing is vital for preventing
outbreaks, particularly those that spread
rapidly in the presence of biofilm.
Focus on flow
Another popular myth surrounding
Legionnaire’s disease is that single-handle faucets and low-flow showerheads
are prone to contamination. But no existing studies back this up. These fixtures
are no more prone to Legionella growth
than any others. They are susceptible to
the same water-delivery issues that other
fixtures are and rely on proper maintenance and routine testing to be safe.
Low-flow showerheads in particular
are targeted because the technology in
certain models uses the induction of air
into the water stream to get the feeling
of a stronger flow of water. But routine
maintenance and proper prevention
practices should apply to all buildings,
whether or not the showerheads are
low-flow or not.
In the United States, many agencies
and boards review the existing body
of knowledge and suggest certain
guidelines and practices. For example,
the Occupational Safety and Health
Administration (OSHA) website features
an investigation protocol for facilities.
Also, 25 states have developed their
own sets of rules. OSHA generally issues
penalties and fines for not testing and
failing to conduct routine maintenance
when outbreaks occur under its General
Duties clause.
Dawn Renee Robinson is the communications manager for Plumbing Manufacturers
International and part of their team directed at providing safe, reliable information
and resources for the plumbing industry.
THE ASI GROUP
Your Single Source Solution
Partitions
Accessories
Lockers
Stainless steel, solid
plastic, powder coated
steel, phenolic, colorthru phenolic and plastic
laminate partitions.
Superior design and the
most extensive range of
products in the industry
— hallmarks of our
washroom accessories.
The best-engineered
lockers and shelving
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Spotlight: PMI
P
lumbing Manufacturers International is
the voluntary, not-for-profit international industry association of manufacturers of
plumbing products, serving as the voice of
the plumbing industry. Member companies
produce a substantial quantity of the nation’s
plumbing products. Our organization stands
for Safe, Responsible Plumbing. Always.
PMI’s mission statement:
• To promote the water efficiency, health,
safety, quality and environmental sustainability of plumbing products, while maximizing consumer choice and value in a
fair and open marketplace.
• To provide a forum for the exchange of
information and industry education.
• To represent openly the member’s interests and advocate for sound environmental and public health policies in the regulatory/legislative processes.
• To enhance the plumbing industry’s
growth and expansion.
For more information on Legionella and the
myths and facts surrounding it, visit PMI’s Safe
Plumbing website, www.safeplumbing.org.
For more information on PMI or its conferences, contact the organization at 1921 Rohlwing Road, Unit G, Rolling Meadows, IL, 60008.
(847) 481-5500. Fax: (847) 481-5501. www.
pmihome.org.
— Dawn Robinson
Your single source solution for Washroom
Accessories, Toilet Partitions, Lockers and
other storage products worldwide.
asigroup.us
▲ FREE INFO: Circle 423
23,25_MS_0513 plumbing.indd 25
Online Reader Service Card: msmaginfo.com
4/29/13 11:26 AM
26
Maintenance Solutions
05.2013
grounds care
Green Savings, from the Grounds Up
New York school district makes the move to using organic
chemicals on turf areas, and the benefits go beyond the bottom line
By Dan Hounsell, Editor
P
atrick Pizzo at first was leery about
the move by the East Meadow
School District from chemicalbased turf care to an organic option.
“I was as skeptical as anyone else,” says
Pizzo, the district’s administrator for operations who oversees grounds operations.
But his skepticism proved unfounded.
“With our program, we were able to save
24 percent in the cost of turf treatment,” he
says. “We only use organic treatments for
our fields. Our choice of an organic solution
is beneficial from the perspective of student
health, results and cost.”
But while the district works to address
additional challenges involving equipment,
staffing and funding, the turf care program’s results demonstrate that long-term
commitment to a sustainable strategy can
deliver benefits that go beyond the immediate target.
Equipment challenges
The district in Westbury, N.Y., has
many of the usualchallenges when it comes
to maintaining turf. For example, its eightperson grounds crew have to rely on aging
mowers to care for 130 acres surrounding
nine schools and an administration building, which includes football, baseball, and
soccer fields.
The equipment includes a large-area
mower, a zero-radius mower, two 72-inch
front-deck mowers, and two push mowers,
Pizzo says, adding, “In two of our schools
that have courtyards and small grass areas,
we have mower attachments for the snow
plows used by the custodial staff. We also
have a groomer that we use for baseball
and softball infields, which we hitch to
one of our tractors.” The district also uses
several vehicles for transporting equipment and supplies, including two pickup
trucks, a rack truck, a dump truck, and two
battery-operated golf carts.
Perhaps the biggest equipment challenge is keeping the aging fleet operational
until the district can afford replacements.
“Budgets in New York are under a 2
percent cap, so there’s not really a lot going
on regarding purchasing of new equipment,” Pizzo says. Sustainability considerations will be key when the time comes to
purchase new mowing equipment.
“Any kind of larger equipment, we
wouldn’t make the same choices today
because there’s a lot of knowledge out
there now that wasn’t as well-circulated in
the past,” he says.
Going organic
While finances might affect the
department’s ability to buy new mowing
equipment, its use of organic chemicals is
producing more positive news. The decision to move to organic fertilizers arose
from requirements of strict state laws
governing fertilizer application and notification. The demanding laws prompted
the district to seek alternatives.
“I think the legislation that originally
was in place regarding the notification
helped districts to take a more critical
look, where some wouldn’t have otherwise,” Pizzo says.
GROUNDS CARE
POLARIS
Utility vehicle
The Brutus HDPTO
side-by-side vehicle delivers front-end power takeoff capability. The 24-horsepower (hp) diesel engine drives a line of
purpose-built, out-front commercial attachments, including a
finishing mower with a 66-inch cutting width. The three-blade
attachment is designed for use on large, open lawns requiring a finishing cut. A treadle pedal allows users to move in
forward or reverse without shifting gears. Mowing features
include a wide-side discharge deflector, anti-scalp wheels,
and blade-rotation indicator. Free Info: Circle 250
HUSQVARNA
Zero-turn mowers
The M-ZT series of entry-level mowers feature fabricated
decks with cast-iron blade spindles, premium seats,
commercial-duty 12cc integrated transmissions, and
high-horsepower engines. The new 810cc endurance
commercial engines feature cyclonic air filtration
to reduce service intervals and increase engine file.
The mowers are available in 51- and 62-inch
cutting widths. Free Info: Circle 251
GRASSHOPPER CO.
Vacuum system
The PowerVac collection
system includes a deckdriven, trash-ingesting
steel impeller that chops
and compacts virtually
anything without clogging or bridging. The tapered collectors compact debris for non-
26_MS_0513 grounds.indd 26
stop moving and collection. Debris is gathered into the largecapacity collector, which is rear-mounted to maintain zero-turn
maneuverability and maximum visibility. Free Info: Circle 252
JOHN DEERE
Stand-on mower
The QuikTrak is available in the B and R series and features
zero-turn
capability. The B series features a
z
22 hp engine with a 7-gauge, fabricated
52-inch fixed deck. The R series is availaable with 22 hp or 23.5 hp engines
aand a choice of 48-, 52-, or 61-inch
7-gauge fabricated floating decks.
7
TThe R series also offers a quick
height-of-cut adjustment and castiron front forks. Free Info: Circle 253
THE TORO CO.
Rotary mower
The Groundsmaster® 360
maximizes productivity by
combining the agility of a
zero-turn riding mower with
the flexibility of an out-front
rotary mower. Using Quad
Steer™ all-wheel steering
with the added control of a steering wheel, the unit has the hillside traction and stability to reach previously inaccessible areas
while minimizing turf damage. All three models — two- and
four-wheel drive and four-wheel drive with a permanent allseason safety cab — come with all-wheel steering. All models’
cutting decks are 72 inches wide. Free Info: Circle 254
The real benefits of the district’s switch
have taken a few years to materialize.
While upfront costs in the first year are
roughly cost-neutral, the savings come as
the program takes hold. By the fifth year
of the district’s program, Pizzo says the
switch generated a savings of 24.38 percent below previous levels.
“The reasons for the reduction in cost is
that organic treatments treat the soil, while
traditional treatments are designed to
eliminate everything but the grass,” he says,
adding that additional changes accompany
the transition.“Once (the organic program
is) implemented, you’re treating the soil.
Then you make some changes with the
level you cut the grass at. You remove the
petrochemicals, and you get the soil back
in balance, so we don’t need to do any of
these extra treatments.”
Beyond turf benefits
The switch to organic alternatives has
produced additional benefits. For example,
the district also has cut its water use.
“With petrochemicals, they actually
require additional water,” Pizzo says. “We
actually believe our program has enabled
us to ratchet back on the amount of water
that we use by 15-20 percent.”
The benefits also have had a tangible
financial impact in other ways.
“Where we see it reflected is the
fact that we don’t need to increase the
(grounds) budget, and the budgets are
freed up to be increased for the areas that
are of primary importance — things that
go for kids,” he says. “We try to minimize
the amount we spend on my activities here.
I’m here to support what they do.”
Pizzo advises patience for managers
considering the move to organic chemicals
or who have just started the transition.
“When people get frustrated with
organics, it’s that they’ll go from a traditional system to an organic system, and the
next year, their turf isn’t as nice as it had
been,” he says. “But if you’ve been using a
traditional program for 15 years, you’ve
destroyed soil chemistry. It takes time for
it to build back.
“So if you make a two- or three-year
commitment, then you’ll see that you’ll
be able to achieve similar results. By the
time you’re in the fourth and fifth year,
you’ll see that the organic program actually is providing superior results. That’s
the reason people have to have a longerrange view.”
4/29/13 10:26 AM
Maintenance Solutions
05.2013
PLUMBING & RESTROOMS
SPEAKMAN CO.
Faucet
The SEF-1850 combines a fully functional faucet and independently operated eyewash. Two separate water supplies
within the unit ensure cold-to-tepid
water brings relief to the user, regardless
if hot water is running from the faucet
simultaneously. To trigger the eyewash
option, the user lifts a designated lever to instantly receive
temperature controlled, aerated water into eyes. The eyewash port of the unit features a 2 gallons per minute (gpm)
flow rate at 30 pounds per square inch, while the faucet
features a 1.5 gpm flow rate. Free Info: Circle 500
product pipeline
A
27
C
NEOPERL INC.
Faucet adapter kits
The kit contains 17 adapters to solve
most thread issues in the field. The
washer kit has an assortment of
regular- and junior-size washers. The
shower solution kit features two different products in three
different flow rates for retrofits. The water saving aerator kit
contains a selection of products. Free Info: Circle 501
B
D
SFA SANIFLO U.S.A.
Grinder system
The Sanicubic 1® is pre-assembled and designed to handle
wastewater and sewage streams from multiple
plumbing fixtures in new and renovated
commercial construction. It features a 1
horsepower motor and a fast-rotating
stainless steel blade, minimizing the
possibility of clogs by reducing solids
into wastewater streams that can be
pumped to 36 feet vertically or 328 feet
horizontally through a 1½-inch rigid pipe.
The motor operates at 3,600 rpm. Effluent enters the pump
through any of four adjustable inlets, ranging in diameters
of 1½-4 inches. It requires no below-floor drainage piping, as all effluent is pumped upward and horizontally to
the sewer line or septic tank. Free Info: Circle 502
CHICAGO FAUCETS
Electronic faucet
The HyTronic Curve® features a curved spout and
chrome finish. Features include above-deck electronics, vandal-resitant features, and simple programmability for easier installation. The spout is cast entirely from
ECAST® low-lead brass to meet current lead reduction
requirements as well as the forthcoming 2014 federal
lead reduction law. The faucet comes standard with a 0.5
gpm vandal-proof non-aerated spray outlet and includes
an optional 2.2 gpm aerator insert. (Not pictured)
Free Info: Circle 503
GREEN PRODUCTS
A ZING™
Safety compliance products
CORP.
C INPRO
Solar shades
Several recently released products help companies prepare
for the globally harmonized system that is designed to align
the OSHA HazCom Standard with the new global system
for the classification and labeling of chemicals. SDS binders,
compliance centers and signs are designed to work together
to provide a comprehensive compliance program and
reinforce employee training. All products are manufactured
with high-recycled content materials that support sustainability initiatives and LEED credits. Free Info: Circle 506
Solarity Solar Shades use a screen fabric to control the
sun’s light and heat and reduce energy costs without
blocking window views. Shades can be designed from
10 different fabrics to accommodate any application. The
different fabrics include: ion high-performance screen;
polar high-performance solar screen; sure block solar
screen; ice blackout; habitat sun control; Saturn solar
screen; arid solar screen; dune solar screen; raze blackout; and bolt translucent. Free Info: Circle 507
B RIDGID
Batteries
ABLOY
D ASSA
Magnetic lock
The advanced lithium 18-volt batteries are available in
two sizes, 2.0 and 4.0 Ampere-hour (Ah). Each provides
short-circuit, over-current, and over-discharge protection
and cell balancing. The batteries work in temperatures
of 29-158 degrees. When outside the temperature range,
thermal protection shuts the battery down, while overdischarge protection eliminates the trickle effect. The
2.0 Ah unit provides more than 200 presses per charge,
and the 4.0 delivers more than 400. Both batteries have a
lifespan of 400-500 charges. Charge times are 30 minutes
faster than the standard for the 2.0 batteries and 45 minutes faster for the 4.0 batteries. Free Info: Circle 508
The Securitron M380 Magnalock features an optional embedded closed-circuit television camera and motion detector.
With a 600-pound holding force, the lock is designed for
traffic control in interior access-control applications to
provide fail-safe locking operation and free egress. A protective cover offers tamper-resistant protection to the device.
A 10-inch-wide profile eliminates the clutter of multiple
access-control devices. The lock can be used with interior
inswing or outswing doors, and metal, wood, or glass doors
with aluminum frames. Other features include: variable
auto-relock timer up to 30 seconds, configurable-status LED
indicator, and an anti-tamper switch. Free Info: Circle 509
UPONOR INC.
Piping
PEX-a Pipe Support is a steel
channel that provides continuous support of crosslinked
polyethylene tubing in suspended piping applications,
enabling hanger spacing equal to that of copper. Support is available in 9-foot lengths for 1-, 1¼-, and 2-inch
sizes and can be used for commercial plumbing and
hydronic distribution systems. Free Info: Circle 504
AMERICAN STANDARD
Lavatory sink
The Murro wall-mounted china sink features an EverClean
antimicrobial surface to inhibit the growth of stain- and
odor-causing bacteria, mold, and mildew on the surface.
It includes a rectangular bowl that is
15½ inches by 13½ inches and 5 inches deep. The sink includes a recessed,
self-draining deck to prevent water
from pooling and harboring bacteria.
The product is available with a rear or
sealed overflow drain. The sink is available in a full range of single, 4-inch
centerset or 8-inch widespread lavatory faucet-hole configurations. An additional extra hole for
a soap dispenser is another option. Free Info: Circle 505
For more information on plumbing,
see article on page 23
27,28_MS_0513 product-pipeline.indd 27
AD INDEX
It’s easy to get the product information you want
Use the product information cards between pages 22-23.
Circle numbers on the cards corresponding to the products on
which you want information. Mail the card or fax it to (888) 847-6035.
COMPANY
PAGE CIRCLE#
Air Cycle Corp.
12
412
American Specialties Inc.
25
423
AHRI
9
407
ATG Electronics Corp.
14
414
Atlas Sales & Rental Inc.
10
410
Critical Facilities Summit
C3
—
Dorlen Products
20
418
Electric Eel Manufacturing Co.
23
421
FacilitiesNet.com
22
—
Facility Toolbar
28
—
Fastenal
13
413
General Pipe Cleaners, Division
of General Spring Wire Co.
3
401-404
Goodway Technologies Corp.
8
409
HD Supply Facilties Maintenance 16
415
HealthCareFacilitiesToday.com
22
—
JLG Industries
19
419
Maintenance Solutions
Achievement Awards
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28
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COMPANY
Milwaukee Electric Tool Corp.
MovinCool/DENSO Sales,
California Inc.
MultiSpec, A Division
of Rust-Oleum
Oasis Brands Inc.
RIDGID
Shortridge Instruments Inc.
Special-Lite Inc.
Sunbelt Rentals
Teupen USA
VP Buildings
Wrangler Workwear
MARKETING
Tim Rowe
vice president
of marketing
communications
tim.rowe@tradepress.com
PAGE CIRCLE#
5
405
11
411
18
24
C4
8
21
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16
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417
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424
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420
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416
425
400
ADVERTISING SALES
Brad R. Ehlert
EXECUTIVE OFFICES
2100 W. Florist Ave.
Milwaukee, WI 53209
(414) 228-7701
Fax: (414) 228-1134
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brad.ehlert@tradepress.com
Brian J. Terry
publisher
(414) 228-7701, ext. 529
brian.terry@tradepress.com
Greg Lynn
northeast regional director
(203) 359-4221
greg.lynn@tradepress.com
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midwest & western
regional director
(928) 554-4100
scott.holverson@tradepress.com
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customer & data service
specialist
(414) 228-7701, ext. 441
bryan.neuberger@tradepress.com
Online Reader Service Card: msmaginfo.com
4/30/13 3:15 PM
28
Maintenance Solutions
05.2013
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Building control software
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The SmartStruxure system integrates the monitoring, control
and management of many building systems, including HVAC,
energy, and lighting. It connects five domains of expertise —
power, data centers, process and machines, building management, and physical security — within an open architecture. It
also integrates hardware, software, installation engineering
and services to provide an optimized model for efficient building management. Key features include: seamless integration
through LON, BACnet, Modbus, Web Services, and EcoStruxure
Web Services; support of advanced building services, such
as automatic mechanical equipment analytics and building
optimization; and a graphical user interface, trend visualizations, and mobile accessibility. Free Info: Circle 510
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PALMER WAHL INSTRUMENTATION GROUP
F Data loggers
The AOIP FD5 line accommodates a variety of applications,
including temperature monitoring. Units are equipped
with 5, 10, and 15 universal synchronized channels. The
series uses a web-server concept. All necessary configuration and management software is embedded into the
unit for a plug-and-play design. The web-server interface
allows real-time and remote control of data acquisition
through any browser, including setup, start, result display,
monitoring, and data-export functions. The unit has an
embedded flash memory that can expand with the SD
card slot and USB drive slots. Free Info: Circle 513
Case Study
Hot Issues, Cool Solution:
Iowa Courthouse Relies on VRF System
herry Seright has been the Muscatine (Iowa)
County budget director for more than 20 years.
During that time, she has witnessed growing signs
that the county courthouse’s cooling and heating
system needed to be replaced.
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“We found water in the basement from
the old boilers, and the pipes were starting
to leak,” Seright says of the courthouse,
which was constructed in 1907 and listed
on the National Register of Historic Places
in 1981. “The indoor units were loud, moldy
and fuzzy, and everyone disliked the huge,
ugly condenser unit sitting prominently
on the roof of our handsome Beaux Arts
building, spoiling the view.”
When it was time to replace outdated
HVAC system, the county’s board of
supervisors selected a variable-refrigerantflow (VRF) zoning system from Mitsubishi
Electric Cooling & Heating and the Electric
City Multi® Dedicated Outdoor Air System
(DOAS), the first of its kind to work with
VRF zoning systems, for the job. The DOAS
would increase the VRF zoning system’s energy efficiency
because it pre-conditions outside air for introduction into the
downstream HVAC units, lessening the load on the system.
Because of the new system, a gas-fired boiler supplying heat
to the courthouse was no longer needed, creating significant
natural gas savings. Courthouse technicians also determined
that, when coupled with the heat sync exchange of the campus
geothermal field, the VRF system could serve both the courthouse and a new jail across the street.
The VRF zoning system’s heat pumps are designed to
recover excess heat generation in both
buildings and reuse it to heat cold spots,
as well as to warm water. When one
building’s temperatures are satisfied, the
system shares excess heat with the second
building. If both buildings’ temperatures are
satisfied, the excess heat transfers to the
loop field and is stored for later use.
“We are all thrilled with the performance
of this technology,” Seright says. “The
clearest proof of success of our decision
came when the 30,000-square-foot new
jail addition came online and was tied into
the campus geothermal field between both
buildings. The energy bill did not move up
one tick.
“Perhaps best of all, we were able to
remove that hideous chiller on the courthouse roof that spoiled its classic lines. The diminutive
demands of this VRF zoning system have helped us bring
back the grandeur of our courthouse.”
HILTI INC.
G Laser
The PM 4-M multi-line laser features two vertical lines and
one horizontal line for maximum versatility for leveling or
aligning applications, such as leveling outlets, cable trays,
pipes, suspended ceilings, aligning doors and windows,
as well as when transferring points or installing partition
walls. Pulse Power™ technology produces highly visible beams to provide an accurate squaring and aligning
tool. To protect the product from heavy use, a rubberized
tool body protects the laser aperture and tool edges for
increased durability along with a locking pendulum mechanism for added protection. Free Info: Circle 511
CYCLE CORP.
H AIR
Waste-diversion systems
EnviroPure systems feature heavy-duty pumps and motors,
commercial-grade stainless steel construction, and fully automated operation with a simple on-off button. They transform
food waste from commercial kitchen operations, such as in a
hotel or school, into an environmentally friendly greywater
effluent that can be safely disposed of in municipal water
systems to minimize waste and janitorial costs. The systems
are certified for use in the United States and Canada, include a
one-year limited warranty and on-site service, and are custommanufactured for every application. Free Info: Circle 514
Free Info: Circle 517
Smart Phone. Smart App.
FIVE ASSISTANTS
|
|
all online all in one place all at the same time
That’s what you get with the Facility Managers Toolbar:
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Smart Maintenance Operations.
Download the Maintenance Solutions Mobile App
to access the latest trends in maintenance and
engineering management.
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•Listen to podcast
interviews with your
peers
SPONSORED BY
• Fast facilities-management-targeted searches
• Easy access to FM articles and topics
27,28_MS_0513 product-pipeline.indd 28
DOWNLOAD THE MAINTENANCE
SOLUTIONS MOBILE APP
facilitiesnet.com/mobile
MS13_MobileAp_1/4V
• Expertise and opinions from other facility professionals
Sponsored By:
Rotary hammer
SYSTEMS
K NEWCASTLE
Workstation
•View the newest products
and technologies
DOWNLOAD IT FREE TODAY
at www.FacilitiesNet.com/toolbar
MILWAUKEE ELECTRIC TOOL
The M12 Fuel™ 5/8 SDS Plus includes the Powerstate™ brushless motor, Redlithium™ battery pack, and Redlink Plus™ for
the 12 Volt item. The electro-pneumatic design allows for drilling of up to 5/8-inch holes in concrete and masonry. The motor
provides up to 900 rpm. The battery pack produces double
the run time and recharges and 20 percent more power than
standard lithium-ion batteries, and it is designed to operate in below-zero temperatures. Free Info: Circle 515
•Read articles from
Maintenance
Solutions magazine
The sooner you get it the sooner you can use it.
Door seals
The adjustable features of the acoustical door seals include
easy installation, reliable performance and sound class ratings
up to 53 sound transmission class. The seals are engineers to
function efficiently through millions of cycles. The gasketing
provides privacy for office buildings, hospitals, schools, and
hotels, where sound is important. Free Info: Circle 512
Be in-the-know, on-the-go with the app
that integrates information feeds from
Maintenance Solutions magazine
and FacilitiesNet.com.
Developed for Internet Explorer and Firefox,
the Toolbar gives you one-click access to:
ZERO INTERNATIONAL
The PC Series mobile powered workstation has on-board
power to run a computer, printer, and other devices simultaneously, and it offers ample shelf space. With 6-inch rubber
swivel casters and no cord, the unit is portable and can be
rolled easily to different locations. Users can lock the casters for stability once the workstation is in place. All models
have a load capacity of 500 pounds. The unit’s rechargeable
battery offers power for up to 12 hours. The carts are available with 30- or 48-inch shelves and five different batteryinverter-charger packages. Free Info: Circle 516
4/26/13 9:55 AM
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