Should Your Janitorial Company Use Environmentally Friendly Cleaning Products?

Evidence shows that environmentally friendly cleaning procedures and products provide multiple benefits to buildings and their occupants. No wonder a growing number of facilities in the United States expect their janitorial companies to use "green" cleaning processes and environmentally friendly cleaning products. In order to meet this demand, astute commercial cleaning providers continually educate their janitorial staff on the most effective ways to perform their jobs while protecting the environment. You can use their expertise to implement your own program, making your building or facility a healthier place.

Before delving into the benefits of environmentally friendly cleaning, let's discuss what green cleaning entails. The federal government's Executive Order 13101 ("Greening the Government…"), executed in 1998, defined "environmentally preferable" products and services as those that "have a lesser or reduced effect on human health and the environment when compared with competing products or services that serve the same purpose." Today, green cleaning programs employ practices that promote health, safety and social consciousness, and include the use of environmentally friendly cleaning products certified by organizations such as Green Seal.

Why the Demand for Environmentally Friendly Cleaning Products and Services?

1. Becoming LEED certified is good business.
LEED (Leadership in Energy and Environmental Design) is a program that has recently gained momentum in building practices throughout the United States. Developed by the U.S. Green Building Council, it establishes standards for sustainable buildings. It also strives to promote integrated, whole-building design practices and recognizes environmental leadership in the building industry.

LEED certified buildings enjoy government incentives, marketing benefits and increased property value. Buildings that apply for certification earn LEED points for using environmentally friendly cleaning products and practices.

If you don't become LEED certified, you could soon face tough competition. The number of buildings constructed to LEED standards, as well as those gaining LEED-EBOM (Existing Building: Operations & Maintenance) certification, continues to grow. As of February 2009, more than 2000 projects have received LEED certification, with nearly 18,000 more registered to become certified.

2. Environmentally friendly cleaning creates healthier surroundings.
Environmentally friendly cleaning products help improve indoor air quality and reduce the health problems that traditional products cause. Building occupants, visitors and janitorial staff experience fewer incidents of skin, eye and respiratory irritations or burns; allergies; multiple-chemical sensitivities; headaches; nausea or other gastrointestinal ailments; poisoning; cancer; reproductive hazards and/or damage to internal organs.

3. Healthier environments increase productivity and marketability.
Healthier employees mean happier employees. Statistics show increased worker satisfaction, improved morale, reduced absenteeism, and increased productivity and efficiency.

Employees and customers appreciate knowing that green practices and environmentally friendly cleaning products are used in the building. Going green helps you market your business as a socially conscious one.

4. Green cleaning helps the earth.
Implementing a green program can reduce the negative effect your cleaning and sanitary operations have on the environment. Using environmentally friendly cleaning products in the right manner helps decrease air pollution, water pollution, ozone depletion and global climate change. Green practices also promote recycling, reduce the use of raw materials and minimize toxic products requiring disposal.

5. Environmentally friendly cleaning reduces costs.
Janitorial companies who are well-trained on environmentally friendly cleaning practices and products can positively impact the facility's budget. An effective program can reduce costs to building management, tenants, and/or the janitorial company, including costs associated with sick leave, health care, productivity loss and litigation. In addition, environmentally friendly cleaning practitioners use energy-efficient equipment (e.g., vacuum cleaners) and perform preventative maintenance to reduce future expenses.

The actual cost of environmentally friendly cleaning products has become more competitive with the price of conventional counterparts, especially when other factors are considered in determining the true cost. For example, a conventional product that is extremely high in alkaline could burn a janitor, which would result in additional medical and sick leave costs, and these increased operating costs may be passed on to the facility.

6. Going green increases the safety of the building and protects property values.
While the crux of using environmentally friendly cleaning products is about reducing health risks -- for humans and other living things -- the process provides other benefits to the facility. Green procedures, including proper use, storage and disposal of materials, actually reduce the likelihood and frequency of fires, explosions, spills and splashes. Environmentally friendly cleaning products are less hazardous and reduce the risk that janitors, the facility or an occupant will be harmed by the product.

An expert green cleaning company also trains their staff to use correctly diluted products and the right product for each job. This means, for example, that stains on carpets or upholstery are treated with the mildest, effective cleaner, thereby prolonging the life of expensive furnishings and reducing exposure to harsher chemicals.

In addition, green programs focus on preventative practices that are environmentally friendly. Cleaning products can be used less frequently if the building stays cleaner to begin with, and well-maintained equipment is safer and works more efficiently.

If you desire to make your building more green, finding the right janitorial company will prove vital. Make sure that they don't just boast of using environmentally friendly cleaning products; their entire approach to your facility should be considered. The field of green cleaning continues to expand, and with the right partner, you can expect greater financial rewards and a happier, healthier environment for all.

Eight Essentials to Help You Select a “Green” Facility Maintenance Provider

Facilities that embrace green cleaning are getting noticed these days as citizens and businesses better understand the importance of using kinder, gentler janitorial services. Green cleaning puts an end to “sick building syndrome” by employing environmentally friendly cleaning products, equipment and procedures. Benefits include healthier occupants, visitors, and ultimately, the earth. Plus, businesses gain increased employee productivity as well as reduced facilities maintenance costs.

The process involves using third-party certified, non-toxic cleaning products. Additionally, proper use of equipment and implementation of green cleaning procedures are a must. By contracting with a maintenance company that understands the issues and solutions, your facility can readily become a healthier place.

Below are some tips to demystify the process of choosing a facilities maintenance provider that makes it easy for you to implement a green cleaning program. Keep in mind that each provider will have its own set of skills and experience, and look for one that will partner with you to achieve your facility’s goals.

1. Educate yourself, and understand what it means to go “green.”
A good first step to implementing a green cleaning system is to understand what the program involves, and what you can expect when beginning the process. Know that going green is more than just switching from traditional cleaning chemicals to environmentally friendly products. A well-implemented, effective program takes a holistic approach, proactively involving the people who clean, the building occupants and visitors, and the indoor and outdoor environment.

2. Determine your reasons for going “green.”
Outline what you hope to accomplish, and keep those goals in mind throughout your selection process. Are you looking for safer working conditions, lower cleaning costs, reduced insurance rates and claims or increased property value? Knowing what you want to attain will help to identify the provider that will best meet your goals. As you obtain proposals and even after the program has started, it’s important to stay focused on the benefits you desire and goals you wish to attain.

The clearer the vision and the more educated you are on key elements of green cleaning practices, the better you will be at assessing a provider’s ability.

3. Ask for an assessment.
As part of the proposal process, request an assessment of your building. This should consist of a complete inventory of the facilities’ current cleaning products and equipment. The maintenance company should provide guidance on which issues to address first and a timeline of when each item will be approached. The changes that are simple and inexpensive should be immediate priorities due to the high return on investment. Other changes should be made based on the risk of harm to both worker and occupant health, or to the environment.

4. Evaluate the provider’s janitorial products.
Cleanliness is usually judged by outward appearances – what an area looks like after it has been cleaned. The products and processes your provider uses should make your building look clean, of course, but they should also address unseen issues including the prevention of indoor air pollution and reduction of toxicity and waste.

5. Request proof that the provider uses third-party certified environmentally safe cleaning products.
Third-party certification processes verify that products meet specific standards. This validation ensures that the products truly reduce risks to the health of users and building occupants, decrease environmental impact and work as well or better than conventional cleaning products. One such certification is provided by Green Seal, a non-profit organization that tests products and also produces a list of recommended products.

6. Investigate the provider’s cleaning practices.
How a provider uses its products is just as important as the product itself. Ask questions regarding the janitorial staff’s knowledge of the products and each one’s intended use. Does the provider continually educate its employees on how to use the products, as well as new products and practices in green cleaning? Even with environmentally safe cleaning products, it’s important to use them correctly. For example, spraying glass cleaner on a cloth before applying it to a mirror promotes cleaner indoor air than spraying the mirror itself, which creates airborne vapor particles that can irritate the lungs.

7. Make sure the cleaning product matches the need.
Does the cleaning company train and supervise its janitors to make sure that they are correctly matching the cleaner to the job? For example, using a product that is too strong for cleaning a mild stain is counterproductive and costly. It wastes the product and might damage the surface being cleaned. A good facilities maintenance provider will efficiently use the right product, equipment and procedure for each task.

8. Make sure your maintenance providers are using the right equipment.
Your janitorial manager should select cleaning equipment that is durable, energy efficient and quiet. Durable equipment saves costs in the long run and will not be a burden on the waste stream. Energy efficient equipment promotes conservation, and quiet equipment reduces noise pollution, which creates a healthier environment for the janitorial staff and other tenants. In addition, vacuuming and cleaning up dirt as it appears can reduce the need for the use of harsh cleaning products. In fact, one of the easiest and most efficient ways to keep a building clean is to use dirt trapping mats at all of the exterior entrances.

Green Cleaning Programs in Schools Get High Scores

The studies are convincingly positive: green cleaning programs in schools benefit students and the administration. With the implementation of successful indoor air quality programs, schools can see an increase in productivity and higher test scores overall.

Defined as “cleaning to protect health without harming the environment,” green cleaning programs employ processes that promote health, safety and social consciousness, and include the use of environmentally friendly janitorial products and equipment. From pre-schools to colleges, green cleaning and indoor air quality programs have gained popularity and produced outstanding results. According to expert Dr. Michael A. Berry, PhD, “there is a direct connection between healthy school environments; behaviors and attitudes of students, parents, and educators; and academic achievement.”1

Greening, Writing and ’Rithmetic

Green cleaning programs play a vital role in creating a healthier environment. And the healthier environments created by indoor air quality programs result in improved student attendance and attitude, improved teacher attitude and retention and – perhaps most important—improved math and reading scores.

Charles Young Elementary School in Washington, DC, for example, implemented green cleaning and indoor air quality programs that addressed total environmental quality. Here are some of the remarkable results of their green cleaning and indoor air quality programs (Source: Healthy School Environment and Enhanced Educational Performance – The Case of Charles Young Elementary School, Washington, DC, Carpet & Rug Institute, January 2002.):*

• School attendance increased from 89% to 93%
• Math scores at basic or above increased from 51% to 76%
• Reading scores at basic or above increased from 59% to 75%
  
  

*Green cleaning programs addressed general sanitation, air quality, noise control, lighting, and general comfort (temperature and climate), kept in a steady state with a thoughtfully organized cleaning and maintenance program.

Research for the Young School's green cleaning programs showed that high performance schools manifest many common traits, including:

• The appearance of the school is inviting. Students, teachers, and the local community want it to be there.

• The school strives for student-friendly conditions throughout the building.

• The school is inviting to good teachers and supports their retention.

• The school is designed to reduce stress. It is comfortable, has a consistent temperature, and manages noise.

• The school is clean and sanitary.

• The risk of an adverse health effect is very small.
  
  

The report goes on to conclude:

The cleanliness of schools is also an important aspect of school environments. Clean schools not only lower the threat of the spread of illness, but also convey a caring message to the students and teachers. Cleaning and maintenance of schools is vitally important and is often underemphasized and underperformed. Students feel better going to clean classes and sitting in clean desks and surroundings. Sanitation in [elementary] schools is important because young children face unique health hazards, especially respiratory infections, asthma attacks, skin disease, and diarrhea outbreaks.

Indoor Air Quality Programs = Cleaner Air = Better Health + Comfort

Indoor air quality programs can impact several of the traits listed above for high performance schools. Green cleaning programs focus on improving air quality because contaminants are typically at least two to five times worse indoors than outdoors. (2) In another school study, implementation of new indoor air quality programs, equipment and supplies had the following positive results: (3)

• Airborne dust inside the building decreased by 52%
• Volatile organic chemical (VOC) concentrations decreased by 49%
• Bacteria decreased by 40%
• Fungi colony-forming units deceased by 61%
  
  

Yet another study examined the health benefits of improved green cleaning programs at a school. Results attributed to cleaning practices and indoor air quality programs indicated that total illnesses were reduced by 24%, doctor visits by 34%, courses of antibiotics by 24%, and days absent by 46%.4.

The ABCs of Green Cleaning Programs

Thorough green cleaning programs will take a holistic view of the school facility. Each aspect of “green” building operations and maintenance will be viewed in the context of goals and benefits the school expects to derive from green cleaning and indoor air quality programs they wish to implement.

Some basic principles of green cleaning programs include:

• Focus on entryways inside and out. Most pollutants enter the building on people’s feet, so it’s important to implement indoor air quality programs, which will help to trap and remove dirt before it enters the building and to frequently clean the entrances and entryway mats.
• Minimize particles and chemicals in the air. Mechanically capturing dust and dirt, using course spray for chemicals, and applying the cleaner to the cloth rather than spraying the surface to be cleaned are all important aspects of indoor air quality programs.
• Use environmentally preferable cleaning chemicals along with chemical management systems for accurate product dilution.
• Ensure proper vacuuming, extraction, rinsing and drying. Carpets can be a host for moisture problems and mold growth. When implementing green cleaning programs, use Carpet & Rug Institute’s Green Label approved vacuums. Empty vacuum bags frequently for more efficient operating.
• Focus on preventative measures and quick clean up of accidents. Therefore, fewer and milder chemicals can be used.
• Mechanically capture dirt and remove it rather than moving it around. Green cleaning programs should use products like microfiber dusting cloths and flat mops, for example, which can eliminate the need for chemicals.
• Focus on touch-points. These are door handles, bright work and other areas where people come in contact with the facility or its fixtures.
• Apply disinfectant in restrooms properly. Typical procedures for green cleaning programs will include ensuring the chemical has proper dwell time so that soil is thoroughly removed using less product.
• Promote safety and prevent cross-contamination. Safer products and proper use and storage of chemicals help green cleaning and indoor air quality programs create a safer environment. Color-coded tools ensure that pollutants don’t get carried from one area (such as a restroom) to another.
• Use “green” paper products, such as recycled tissues and towels bleached without the use of chlorine.
• Implement an effective recycling program.
• Create a communication program so that building occupants understand they are part of the process. Proper spill notification, food clean-up and clutter reduction will help to ensure a healthy facility.
  
  

The Learning Curve with Green Cleaning and Indoor Air Quality Programs

At Harvard, their University Operations’ Services has successfully implemented green cleaning programs – proof that schools can do it themselves. However, many schools will find it more effective and more cost efficient to hire a janitorial company that specializes in green cleaning and indoor air quality programs. These experts can conduct an assessment of the school and suggest a plan for implementing indoor air quality programs that meet specific goals and budget. If the school needs to start small, the cleaning company can suggest some basic changes that can drastically improve the quality of the indoor environment.

A company proficient in green cleaning programs will know the latest practices and products, and their cleaning staff will have the proper training. Plus some companies that provide indoor air quality programs will offer posters and other communication materials to help occupants understand the responsibilities and benefits of the new program. By relying on an expert for green cleaning and indoor air quality programs, school administrators can focus on what they do best: running a successful school.

The Dollars and Sense of Green Cleaning Programs

Many schools now understand the benefits of green cleaning programs when it comes to attracting and retaining teachers and students. They have also reaped the benefits of being known as environmental stewards and achieving higher averages on standardized testing. These recruiting and marketing advantages to implementing green cleaning and indoor air quality programs—plus the possible savings on teacher sick leave and insurance premiums—can equate to a healthier bottom line. A school may spend more upfront on launching green cleaning programs, but the benefits are great. What school doesn’t desire happier, healthier, higher-achieving students?

References

(1) Healthy School Environment and Enhanced Educational Performance – The Case of Charles Young Elementary School, Washington, DC, Carpet & Rug Institute, January 2002.

(2) U.S. Environmental Protection Agency

(3) Indoor Environment Characterization of a Non-Problem Building: Assessment of Cleaning Effectiveness, US Environmental Protection Agency, March 1994. (conducted at the Frank Porter Graham Child Development Center, Chapel Hill, NC)

(4) Leonard R. Krilov, MD, Impact of An Infection Control Program in a Specialized Preschool, American Journal of Infection Control, 1996: 24:167-173

The Evolution of Green Cleaning – To Infinity and Beyond!

The Beginning – When Green Cleaning Wasn’t Even a Buzzword

Today, smart businesses recognize the health and economic benefits of green cleaning. Yet, not so very long ago, the practice seemed light-years away from being a practical reality.

Now the buzz is all about green building and maintenance. The president, CEO and founding chairman of the U.S. Green Building Council (USGBC), Rick Fedrizzi said, “Green buildings provide operational performance, environmental sensitivity and improved health for their occupants. It's a triple bottom line great companies can relate to.”

Where did it all begin? According to architects, sustainable design – or building with the ecological environment in mind – dates back to early man. They lived in caves or built shelters of stone, wood, mud and grasses. When abandoned, the man-made shelters would eventually return to the natural ecosystem. Over time, however, building materials changed, and structures could withstand harsher conditions. As a result, buildings no longer recycled themselves back to nature. In addition, we began to require larger and stronger buildings for business and industry. The manufacturing of building materials and the energy consumption of massive structures placed an enormous strain on the environment.

The term “conservation,” which came into existence in the late 19th century, means the management of natural resources. By the 1960s, alarming research showed the harm that chemicals and pesticides inflicted on the environment. The energy crisis of the ’70s caused people to question the wisdom of relying on fossil fuels for transportation and buildings. Architects began paying closer attention to designs that were more ecologically friendly. Eventually this practice became known as “green building.” Six years ago, the USGBC developed the Leadership in Energy and Environmental Design Green Building Rating System (LEED), which certifies buildings as “green” if they meet certain criteria.

While not every real estate developer has jumped on the green building bandwagon, the real results from the early adopters have led many to see the true value. The U.S. government has mandated green practices in federal buildings. Green cleaning has become vital to the maintenance of green buildings, as well as to traditional buildings.

And now, earth-friendly cleaning products are on par with their conventional counterparts in both effectiveness and price. According to a recent article in Real Estate Weekly, “As the industry has become more aware of the benefits of green cleaning, the products have significantly improved, and because they are more readily available…. it now costs nearly the same to buy green products [as traditional products] whereas five years ago, it would have been 50 percent more.” In addition, technological advances in cleaning equipment – such as vacuum cleaners and even dusting cloths – have made these tools better for the environment and more efficient. When you factor in the other benefits listed below to determine the true cost, green cleaning can more than pay for itself in the long run.

The Benefits

Green cleaning programs promote health, safety and social consciousness. Processes focus on improving indoor air quality, recycling, and minimizing the use of raw materials and toxic products that require disposal.

Green cleaning can:

• Help decrease air pollution, water pollution, ozone depletion and global climate change.

• Help reduce health problems associated with allergens, chemical sensitivities and contaminants, such as mold and bacteria. Green cleaning products contain low VOC (Volatile Organic Compound) levels that emit fewer fumes and are gentler on the facility itself.

• Increase worker satisfaction, improve morale, reduce absenteeism, and increase productivity, efficiency and retention. These statistics are well documented.

• Help reduce costs to building management, tenants, and/or the janitorial company, including costs associated with sick leave, health care, and productivity loss. In addition, green cleaning practitioners use energy-efficient equipment and focus on preventative maintenance to reduce expenses.

• Enhance an organization’s reputation and brand equity, because being socially conscious has become a desirable business trait.

To Infinity and Beyond

Twenty years ago, few resources existed on green building and cleaning. Today information is readily available through many organizations, including the USGBC, the American Planning Association, the Center for Renewable Energy and Sustainable Technology, Sustainable Industry Buildings Council, the Unified Green Cleaning Alliance and more. Conferences, such as the Greenbuild International Conference and Expo, annually attract thousands who come to learn the latest on green products and services through educational tracks and exhibits. In addition, some large janitorial companies specialize in green cleaning and offer expertise in planning and implementing customized programs. And if you still require more information, an online search for “green cleaning practices” will return about 14 million results.

What does the future hold? Green has surely taken hold. “We can safely say that green buildings are no longer a fad, but rather an increasingly important new way of doing business,” said Harvey Bernstein, vice president, Industry Analytics and Alliances, for McGraw Hill Construction. And, the USGBCs Fedrizzi comments, “Green building isn’t the wave of the future. It’s the reality of the present. The question is no longer why build green; the question is why wouldn’t you?”

Additional indicators that green will only gain popularity include the March 20, 2006 issue of Fortune magazine, which contains an advertising special feature called “Building A Greener Future” – the second issue of its kind in just 18 months.

Green cleaning will continue to gain ground as more companies see positive results from those who decided to go green early. Not only does it go hand-in-hand with green building, it is increasingly important for businesses in buildings that were not built “green.” Beginning in 2004, existing non-green buildings could seek certification under LEED for Existing Buildings (LEED-EB), and in 2005, LEED for Commercial Interiors (LEED-CI) was launched to certify “high-performance green interiors that are healthy, productive places to work, are less costly to operate and maintain, and reduce the environmental footprint.” Many smaller businesses and schools that might not seek LEED certification have also embraced green cleaning as an important factor in creating a healthier environment for employees, customers, students and other occupants.

While some building owners and property managers may think it’s not easy being green – they will soon find out that information, resources and expert providers are available today to implement green cleaning programs in big or small steps. In fact, green is the only way to go if you consider what George Burns once said, “I look to the future because that’s where I’m going to spend the rest of my life.

Five Features of Effective Green Cleaning Programs

Astute individuals, businesses and governmental agencies know that clean plus green equals good. More than just a trend, implementing a green cleaning program is now recognized as a wise business move. The much touted benefits of creating a healthier workplace include increased productivity and reduced costs. Green cleaning has also become a key component in obtaining certification under the U.S. Green Building Council’s LEED (Leadership in Energy and Environmental Design) rating system.

If you understand the advantages of green cleaning and have decided to implement a program, how do you go about choosing the right one? What elements separate superior green cleaning plans from the rest? Below are some features to consider when evaluating a program.

1. A Holistic Approach
When it comes to maintaining a healthy facility, all areas – from entryways to bathrooms to HVAC systems – affect the indoor environment. In choosing a green cleaning program, make sure that the provider looks at your building holistically, considering the building’s purpose and uses.

Because entryways serve as gateways for pollutants entering the building, a good program will begin there. While traditional cleaning methods attempt to control this dirt after it enters and spreads throughout the building, effective green cleaning focuses on trapping and removing contaminants at entryways. Cleaning chemicals, janitorial processes and equipment, ventilation systems, waste removal, and even occupant habits are other areas that a holistic green cleaning program will address.

2. A Beyond-the-Surface Focus
The primary intent of most cleaning programs is to leave surfaces looking spotless and dirt free. Green cleaning programs should go far beyond this, however. Dirt, bacteria, mold and other pollutants may not be seen, but they can certainly affect the indoor air quality. Green cleaning programs aim to remove harmful particles from the air, not add to the problem by using harsh chemicals.

Although it may be difficult to judge how well a green cleaning program has removed unseen particles, you can ask about equipment used to make sure that it is efficient and well maintained. Steps that facility maintenance providers can take to demonstrate a beyond-the-surface focus include emptying vacuum bags when half full and keeping equipment clean. Even something as simple as a dusting cloth can make a difference: A microfiber cloth captures dust, rather than just moving it around. These small measures ensure that the equipment and processes contribute to, rather than counteract, the effectiveness of your program.

3. Products and Services Offered
The products used in green cleaning play a vital role in the program’s success. Products should qualify for third-party certification by organizations such as Green Seal. Unlike traditional cleaning products, these certified chemicals and equipment are designed to work effectively, while minimizing environmental impact and decreasing risks to health and safety.

4. Knowledgeable Employees
Employees who will be designing and implementing your green cleaning program must understand the objectives of green cleaning, as well as their own role in the process. Janitorial staff should know each product’s designated use, green cleaning processes and equipment maintenance procedures. Regular inspections and quality control programs ensure that employees’ work meets high standards. The best facilities maintenance providers also continually train their employees on the best practices in green cleaning.

5. Educational and Communication Programs
A truly professional green cleaning provider goes beyond the tactical implementation of cleaning strategies to become your partner in creating a healthier environment. Most successful programs include regular communications so that building occupants and facility stakeholders understand the importance of green cleaning and what they can do to make a difference. For example, improper care of live plants can increase contamination levels and require strong pesticides that counteract the green cleaning program. When occupants know of such risks, they can become a true part of the green cleaning process.

Small actions, including minimizing clutter and eating only in designated areas, can go a long way in ensuring a healthy environment. Facility users and tenants should also know whom to contact and how to react to a spill or contamination. The faster such situations are dealt with, the less harm they do to your facility.

Communicating your green program to the community and building occupants helps you reap the benefits of being a socially conscience facility or business. You will attract the growing numbers of people who care about protecting the earth’s resources and improving indoor air quality.

These five features of effective green cleaning programs may apply to your facility in different ways. Each facility has unique goals, and each maintenance provider will bring its own set of expertise to a project. The provider you choose should recognize your goals and offer customized services and products that ensure your program’s success.

Why Security Outsourcing Is Cost-Effective for Your Business

Office buildings, banks, factories, hospitals, schools, shopping malls, sports arenas – these are just a few of the places where people gather, valuable assets are kept, and/or vital information is stored. As varied as they are, they all have an obvious need for a corporate security solution. But the question remains whether to try and provide that security through internal resources, such as existing employees with the appropriate skills or through new hires, or to consider security outsourcing from a dependable provider.

Choosing a Corporate Security Solution

For smaller facilities, where resources of all kinds are typically more limited, the situation usually dictates the use of contracted security, simply because the organization lacks existing employees with the requisite skill sets, and it is too costly to hire full-time workers who have these skills. But for larger organizations or any organization with sufficient resources, the choice is a real one. Even then, however, a corporate security solution is usually the best option for a variety of reasons.

The first is that security outsourcing is very cost competitive. In fact, when all of the costs associated with providing a corporate security solution are considered, contract security is almost always less expensive than a home-grown, proprietary security solution. For example, hiring uniformed security guards as full-time employees entails the normal costs associated with any employee, such as salary, payroll taxes, paid vacation, medical and retirement benefits. But it often also includes additional costs specifically associated with the security function, such as specialized training in areas as diverse as emergency response, verbal de-escalation, counter surveillance and CPR.

With managed security services outsourcing, these necessities should be handled by the provider at no additional cost. In addition, an outside contractor handles all of the costs and administrative details associated with ongoing training, licensing of its workers, tracking and renewing licenses, paying state fees, handling workers’ compensation claims, administering unemployment claims, providing supervisory oversight and, if necessary, handling disciplinary actions.

In addition to these cost advantages, security outsourcing also provides a number of additional benefits at no cost that are essentially byproducts of the outsourcing model. For larger security outsourcing providers (like ABM), these include the ability to:

• Draw on expertise nationally (and internationally) to offer clients a broader array of choices and recommendations for mitigating security-related issues or events;
• Adapt proven security and process improvement plans to the client’s environment to create a customized corporate security solution that maximizes the efficacy of the overall security outsourcing program;
• Deploy proprietary technology that allows real-time alerts, report monitoring and GPS tracking;
• Draft, finalize and implement security policies and procedures;
• Leverage numerous security education and awareness programs to ensure that the people and systems comprising the corporate security solution remain relevant and reflect the most recent developments in security services;
• Conduct quarterly business reviews in order to identify security-related trends, outcomes and recommendations for program improvement; and
• Keep contractor management costs relatively static, allowing for Scope-of-Work additions with little-to-no indirect cost increases.

Perhaps the single greatest benefit from security outsourcing derives from the knowledge that once an appropriate security partner has been chosen this vital function – protecting information, hard assets and, most important, people – is in the hands of experts who are on top of the latest security-related issues, techniques and technologies. This trust in a comprehensive, corporate security solution in turn allows the company (or other organization) to focus its energies and expertise on where it’s needed most, to the benefit of its customers, employees, owners, shareholders, or other stakeholders. And that’s a benefit worth paying for.

The Electric Vehicle Infrastructure Needs: An Early Market Guide for Facility Managers

The new age of mass-market Plug-in Electric Vehicles (PEVs or EVs) is here as the first shipments of the Chevrolet Volt and Nissan Leaf have arrived while the Tesla Roadster, a high-performance all-electric vehicle, has been selling for over a year.

In his 2011 State of the Union address, President Barack Obama called for putting one million EVs on the US roads by 2015 to build on America's technical leadership, create new jobs and reduce transportation dependence on foreign oil. Pike Research anticipates the US will be the largest market for EVs in 2015, followed by China and Europe.

Electric Vehicle Infrastructure

EV market adoption (and therefore auto sales) will depend on consumers having convenient access to charging stations in their daily lives. EV charging stations are part of the needed EV infrastructure and are sometimes referred to as Electric Vehicle Supply Equipment (EVSE). Early market commitments are already being seen with Level-2 charging stations in major cities like San Francisco and New York; retailers like Best Buy and Walgreens; and employer workplaces like SAP and Netflix. Most early adopters are making headlines and are proud of their investments to encourage their citizens, customers and employees to purchase eco-friendly vehicles.

A critical milestone was reached in 2010, where all EV vehicle manufacturers for the North American market agreed to a universal standard for the charging station connector - SAE J1772. This breakthrough opened the industry to free market competition to drive better pricing and variety while eliminating the risk of placing the wrong bet or finding a charging station with the wrong connector (remember Beta vs. VHS video standards in battle?) EV parking structures, shopping centers, retail outlets, and work sites will have charging equipment compatible with their new vehicle.

And of course each EV auto dealer will have charging stations on-site so they can sell and service their EV models and deliver them to customers fully charged.

Buying an EV, Charging at Home

Prior to buying an EV, customers need to ensure they have safe and easy access to charging at their home. LIke a hospital requiring new patients to have a baby seat before they can drive their bundle of joy home, the EV dealer needs to ensure their customer has the charging infrastructure at home to have a great EV ownership experience.

The Chevy Volt is a different type of EV. It is a plug-in extended-range electric vehicle. Its lithium-ion battery stores power from the electric charge and a nine-gallon gasoline tank fuels an on-board gasoline generator. According to manufacturer websites, the electric motor powers the car for the first 40 miles and then the gas kicks in to provide 375 miles of range on a full tank and relieve the concern of "range anxiety". The Chevy Volt charges in about half the time as a Nissan Leaf, although it has about half of the pure electric range.

The ultra-performance Tesla Roadster, an all-electric sports car with a price tag of over $100,000 can accelerate from 0-60 in 3.67 seconds and has a range of 240 miles on a single charge, according to manufacturer websites - all while emitting zero emissions!

The Need for EV Charging Stations

EV charging stations are required across a variety of venues:

• Parking structures - Commercial complexes, airports, shopping centers
• Government - City, county, state, federal publicly accessed buildings
• Commercial and industrial - Employer locations and EV fleets
• Residential single family - Charging is needed at every EV home
• Residential multi-family - Multi-tenant sites will need to accomodate

To kick-start the rollout of EV infrastructure, the US government has committed $400 million for rolling out charging infrastructure across selected geographic markets. Therefore, various incentives are available to certain building owners, government agencies and homeowners that meet specific eligibility requirements. In some cases, with certain restrictions, a facility can get a 100% rebate on the cost of the EV charging equipment. The Linc Group, an ABM Company, can assist with evaluating eligibility, rebate processing, as well as acquiring, installing and maintaining EV Charging Stations.

Reasons for Installing EV Charging Stations

As electric vehicle adoption grows, consumers will gravitate to places where they can charge up while doing other things like working, shopping or dining. Stadiums with EVSE can let customers charge up while taking in a game or a concert.

Consider:

1. A facility might reward employees who make early stage investments in non-petroleum transportation by offering free or subsidized charging.
2. Companies, universities and local governments want to show they are doing their part in helping America achieve energy independence while fostering environmental stewardship.
3. A large entertainment venue (stadium, theatre, etc.) might offer close-up or covered EV charging and parking near the VIP section.
4. Commercial facilities can add a surcharge on top of a standard parking fee.
5. New EVs are equipped with GPS systems that show where charging stations are located. This awareness will help attract EV drivers to those locations where they can stop in for a charge.

Type of EV Charging Stations

• Level-1 uses a standard 110/120-volt receptacle. Onboard the vehicle and uses a standard household-style AC plug.
• Level-2 uses the SAE J1772 (240-volt, 40 amp) for faster charging.
• Level-3 DC Fast Charge: will be a rapid DC charger (not yet standardized)

Considerations Prior to Installing EV Charging Stations

Facilities should consider EV infrastructure as part of a larger Sustainability or Energy-Efficiency strategy, not just an independent 'green' project. Need to understand how the new EVSE load can alter the energy profile and costs of a building or a campus and how a balanced approach can help facilities offset the new load through other energy-reduction programs. Other considerations:

Government, commercial and public parking sites:

• Requires engineering, electrical permits, and city planning approvals
• Wireless networking, software and billing system processes may be required
• Must select the best hardware manufacturer for the desired application
• Underground work to bring power from buildings to parking lot, plus concrete work
• Training of building personnel to ensure proper operations and safety
• Additional electrical load requirements. Additional circuits, panels, meters, transformers might be needed, so it is wise to get an expert estimate before deciding on an installation partner
• Commercial and public use - Need to consider the use of chargers, equipment upgrade-ability, after-hour access, security, and flexibility in billing.
• The electrical load created by the EVSE could significantly raise the cost of electricity. High electrical price tiers, especially during peak daytime hours, can negatively impact operating costs.

EV Auto Dealerships:

• Requires Engineering Electrical permits, plus underground and concrete work for bases
• Training and dealership personnel. Dealers need to be fluent on options and processes for arranging charging stations at customer homes.
• Consider possible emergency services or roadside assistance for stranded motorists with a dead EV battery.
• Customers living in multi-family developments need to work with their property owners.
• Various EV charger manufacturers are available for different applications and with different levels of sophistication and pricing.

Residences:

• Requires electrical permit and inspection by qualified or certified electrician
• Home might need electrical panel upgrade and routing of electrical power to charger that is installed in the garage
• Purchase of charger (multiple vendor options) and installation fees need to be considered. Pricing and features vary