The Janitors' Closet

Close the skills gap

Interesting op. ed. in the August 10th Wall Street Journal, by Senators Landrieu and Murray, titled "How to close the skills gap".

They quote a study by the National Commission on Adult Literacy that 90 million American adults "have   literacy skills so low that success in post-secondary education and training is becoming more and more challenging";  further, a Wells Fargo/Gallup survey that 67% of small businesses report that finding skilled workers is difficult, and that they hire fewer new workers as a result.

I know the feeling.  I could use a janitorial sales person, but the skill set of building a coherent (and grammatical) proposal, and doing the arithmetic needed, is lately a hard one to find.  Even a route janitor, who needs the ability to read task descriptions, and also the message line on building alarms, is quite often hard to locate.  (And we could consider the benefits of being able to read safety instructions and MSDS information).  So far, I don't have the option of whatever might be the equivalent to putting pictures of hamburgers and sodas on the cash register keys, as another industry does...

Unfortunately, the solutions offered by the editorial's authors lean to funding "...labor market policies, including work force training and job search programs...", and "...programs that provide labor-market information to students and job seekers about in-demand jobs, and the skills and education necessary to get them...".

Doesn't sound like an approach that would impact literacy and numeracy in the grade schools.

More on lightning...

In response to my last post, about one of my folks standing in ankle-deep water to unlock a metal gate in a lightning storm, I received some thoughts from my friend Marla in Florida (where, I gather, they have lots of lightning):

"Safety meeting specific to thunderstorm procedures. Sign off sheets for employees to make sure they understand.  Wait it out in the car after calling the office to notify of the delay. Paid, of course, since it's not their fault.  One pair each of wellington boots and heavy gloves stored in the vehicle this time of year for those who just have to chance it or if they're not sure if it's bad enough to wait it out.  Alerting the... office manager that it is an issue and possible rescheduling might be an option?"

While I'm working the above into our safety procedures, in came the following:

"Strainer deemed religious headgear for pastafarian".  Granted, this applies only in Austria, but should the "religious" practice jump to the U.S., would I need to accommodate that article of religious clothing?  How about when it conflicts with safety concerns (as in, ankle-deep in water, unlocking a metal gate, in a thunderstorm, while wearing metal headgear)? 

Gotta go.  Have to call OSHA.

Sometimes it takes a while...

Months ago, I quoted a mid-sized pediatric clinic.  The pediatrician I spoke with allowed that her partners preferred contracting with an individual, as opposed to a "business", in order to save money.

She was concerned that the VCT (90% of the facility) looks a bit dull, even though her "service" is stripping every couple of months (at extra charge) - probably because he doesn't own a burnisher.  I'll
bet if she added the stripping charges to her monthly fee, she'd find out that she's been paying more than a legitimate service would charge her to clean AND periodically burnish.

She was also concerned about the building's heavy dust load, but thinks it's unavoidable, because Arizona "is a dusty place".  Which it is. 

A quick look in the janitor closet revealed a dust-mop (filthy, as always) rather than a hard-floor vacuum, a string mop rather than microfiber, and a feather duster (kind of ratty) rather than microfiber wipes.  What with Arizona being a dusty place and all, you'd think it would be a good idea to work a bit on removing the dust from the building, instead of just recirculating it.

You'd also think that a place treating little kids would have some concern for the health of the kids.  But perhaps working to keep the airborne allergens and pathogens circulating in the building keeps the kids coughing, and business returning... 

Finally, you'd think that a firm subjected to various regulatory agencies would want to have the chemical bottles properly labeled, and an MSDS book on hand (both fineable OSHA violations), and maybe even a decent touch-point sanitizer available.  But not in this janitor closet.

It's been about eight months; finally got a call to begin service.  They've been putting up with quite inferior service for all that time, and their patients have been living with a less than satisfactory indoor environment.  I'm interested to see the janitor closet when I drop by to pick up the keys, and to compare Indoor Air Quality readings after a few weeks proper cleaning.

Janitorial chemicals and asthma

Asthma triggered by workplace use of janitorial chemicals is the object of a study by the Occupational Health Branch of the California Department of Public Health, as reported in an article in Cleanlink.

According to the study, "...nearly 10 percent of all work-related asthma cases were caused by exposure to cleaning products. Most of these cases had new asthma that started only after they began work — the exposures caused their asthma.  About one in five people (almost 20 percent) used cleaning products directly, such as janitors. The other 80 percent of workers attributed their asthma symptoms to cleaning products used nearby. Many workplaces, like schools, hospitals, and restaurants are places where everyone, including children, can be affected by cleaning products."

The study found instances of both misuse of chemicals (using a concentrated cleaner straight, rather than diluted) and of health problems apparently brought on by normal chemical usage.  It recommends what the more responsible end of the industry has practiced for years - selection of safer products, following label directions, proper ventilation, and protective gear (goggles, gloves, respirators when necessary).  And, in passing, not mixing two products together.  And reading warning labels and MSDSs.

Common sense stuff.  But then, how common is common sense?

"Saving Money" at the Expense of their Patients.

Quoted a mid-sized pediatric clinic earlier in the week.  The pediatrician I spoke with allowed that her partners preferred contracting with an individual, as opposed to a "business", in order to save money.

She's concerned that the VCT (90% of the facility) looks a bit dull, even though her "service" is stripping every couple of months (at extra charge) - probably because he doesn't own a burnisher.  I'll bet if she adds the stripping charges to her monthly fee, she'll find out that she's paying more than a legitimate service would charge her to clean AND periodically burnish.

She's also concerned about the building's heavy dust load, but thinks it's unavoidable, because Arizona "is a dusty place".  Which it is.  (We're a janitorial service in Phoenix AZ.) 

A quick look in the janitor closet reveals a dust-mop (filthy, as always) rather than a hard-floor vacuum, a string mop rahter than microfiber, and a feather duster rather than microfiber wipes.  What with Arizona being a dusty place and all, you'd think it would be a good idea to work a bit on removing the dust from the building, instead of just recirculating it.

You'd also think that a place treating little kids would have some concern for the health of the kids.  But perhaps working to keep the airborne allergens and pathogens circulating in the building keeps the kids coughing, and business returning... 

Finally, you'd think that a firm subject to various regulatory agencies would want to have the chemical bottles properly labeled, and an MSDS book on hand, and maybe even a decent touch-point sanitizer available.  But not in this janitor closet.

A bit about us:

My firm, CBN Building Maintenance, provides commercial cleaning services in Phoenix AZ and the wider metro area.  We've been in business since 1974; hold the BBB's A-plus rating; and have long been in the forefront of the industry in environmentally sensitive cleaning for health, safety and security.  Our program can generally improve Indoor Air Quality, in the size range of most allergens, by a factor of 50%, as reflected in our ongoing IAQ sampling.

Penny Wise and Pound Foolish

Got a response via myCleanLink from Dave Racine on my July 17 post, "Saving Money on Janitorial Service".  Dave hit on chemical inventory control, in the janitorial industry, being rough to manage, but that properly labeling spray bottles and providing MSDS sheets are quite easy.

Over and above safety - the customer's and your own - and your obligations under OSHA, consider the day-to-day hassle of unlabeled bottles.   Knowing what's in the bottle (easier if it's labeled) saves you misapplying it, tossing it because you've forgotten what it is, having to inhale it (or taste it, in some folks' universe) to identify it...  Labels save time, hassle and cash (and headaches and indigestion).

Though we don't sell janitorial supplies, in some facilities, we store chemicals and equipment in the building janitor closet.  Consider the downside of a client employee getting in to those chemicals (I know - the closet is locked, they are your chemicals and the client has no business fooling with them), not knowing what they are.  Consider him using bowl acid as an emergency carpet spotter...

Elsewhere, we carry equipment and chemicals from building to building.  Sooner or later, vehicles collide.  Consider the police, investigating your fender-bender, seeing noxious fluid leaking from an unlabeled container, with no MSDS in evidence.  Consider the cost, to you, of the emergency HAZMAT dispatch.

Sliding on chemical labeling or safety information seems an instance of Ben Franklin's "penny wise and pound foolish" admonition.

A bit about us:

My firm, CBN Building Maintenance, provides commercial cleaning services in Phoenix AZ and the wider metro area.  We've been in business since 1974; hold the BBB's A-plus rating; and have long been in the forefront of the industry in environmentally sensitive cleaning for health, safety and security.  Our program can generally improve Indoor Air Quality, in the size range of most allergens, by a factor of 50%, as reflected in our ongoing IAQ sampling.

"Saving Money" on Janitorial Service

Yesterday, I prepared a janitorial quote for a small facility (We provide janitorial services in Phoenix Az).  They're having an employee's family do the office cleaning, probably to "save money".  But much of what they need done - windows, burnishing, spot cleaning touch points - is either for extra pay, or not available.

Got a look in the janitor's closet.  Feather duster, household chemicals (and not much of them), dust-mop (filthy), no MSDS book.  Commercial janitorial supplies are easily available, even to the small guy.  The potential client has no idea if the crew carries worker's comp insurance, or a liability policy; the former office manager set up the arrangement, and was a bit informal.

Hard to see how they are really saving money.  Besides the extra billing and "not available" hassles, the quality of work, and the health downside of the service (no touch point sanitation, no indoor air quality procedures), consider the legal and financial risks of OSHA violations (lack of MSDS sheets means that the chemicals stored and used in the firm's workplace are endangering the firm's employees); also consider the lack of comp and liability insurance, and the potential financial downside. 

Talked through most of the above with the new office manager; she's beginning to realize that "saving money" could cost lots of money.

A bit about us:

My firm, CBN Building Maintenance, provides commercial cleaning services in Phoenix AZ and the wider metro area.  We've been in business since 1974; hold the BBB's A-plus rating; and have long been in the forefront of the industry in environmentally sensitive cleaning for health, safety and security.  Our program can generally improve Indoor Air Quality, in the size range of most allergens, by a factor of 50%, as reflected in our ongoing IAQ sampling.

Considering the "Low Cost" Option

Thinking again about the issues one encounters when hiring a janitorial service based entirely on "best monthly price":

* Do you pay additional fees for periodic jobs (carpet cleaning, floor refinishing, window washing)? Does your office look sub-par because these jobs don't get scheduled? (uhh, next month. OK?) Or do you have to bring in a separate firm to do the carpeting or windows, cut them a separate check, keep an eye on them when they show up? (don't you have better things to do with your time?) 

* Has your facility deteriorated because of untrained, unsupervised, and under-equipped janitors who are consistently "behind the curve" on maintenance scheduling? Will your carpeting require more frequent replacement because of excessive wear due to grit not being fully vacuumed out? Are your baseboards and expensive furniture occasionally nicked by vacuums.. painted wall corners discolored by vacuum cords..drinking fountains and chrome restroom fixtures darkened or stained by use of overly corrosive cleaners? 

 * When you need a service vendor for the occasional odd job - say a parking lot sweeper or a duct cleaner - or the carpet cleaner you found last year has disappeared - do you have to waste your staff's time looking around for one, checking credentials, and getting competitive quotes?

 * If OSHA comes for a visit (Heaven forbid), will they find an up-to-date MSDS book in your janitor's closet? Or, will they find instead, that squirt bottle of blue stuff (window cleaner, maybe), or the mop bucket full of last night's dirty floor chemicals - both of which are "unlabeled chemical containers"? Will your "bargain" janitor reimburse you for the fine? 

 * What's the potential cost of an unscreened janitor cleaning your office, having access to your keys, proprietary information, client files, and so on? 

 * Perhaps most important, what's the cost to your firm of just one of your staff staying out sick, for just one day, due to allergies aggravated by dust in your office air, spread around by your "bargain" janitor's unfiltered vacuum cleaner and feather duster? 

 How much are you really saving by using the "cheap" janitor, rather than the professional one? Look for a moment at the true costs of your decision. As in so many areas of life, the "cheapest" is rarely the most economical. 

 Let's look at a few of the ways CBN (we're a janitorial service in Phoenix AZ) can afford to provide a superior service at a competitive rate.  

 * Thorough personnel screening represents an up-front expense. It takes us longer (sometimes much longer) to find just the right person for the position - but we cut turnover, with all its associated hassles and expense. 

 * Figuring periodic jobs (floor refinishing, carpet cleaning, windows) into your service quote may make for a slightly higher monthly bill, but generally costs significantly less over the long term than if you had contracted for the jobs separately. 

 * HEPA vacuum filters are expensive; unlined dumpable cloth bags are reusable - essentially free. However, we are able to recoup our investment through man-hours NOT spent dusting because we capture the dust and remove it, not just spread it around. 

 * Using appropriate chemicals and equipment (not the cheapest stuff), again, costs us more up front, but limits expensive mistakes and allows for a more efficient workforce (limits wear and tear on your office, too). 

 * Finally, spending a bit more initially to train our folks . . . well, you get the picture. 

 Better to do things right than to be "penny wise and pound foolish."

A bit about us:

My firm, CBN Building Maintenance, provides commercial cleaning services in Phoenix AZ and the wider metro area.  We've been in business since 1974; hold the BBB's A-plus rating; and have long been in the forefront of the industry in environmentally sensitive cleaning for health, safety and security.  Our program can generally improve Indoor Air Quality, in the size range of most allergens, by a factor of 50%, as reflected in our ongoing IAQ sampling.  We also can provide restroom paper products, trash and recycling bins, and recycling programs.

The Janitor Closet

Just back from quoting a mid-sized medical facility.  Lots of problems with their current service provider: grubby ceramic floors, film on the tile, built up dust, etc.  Being interested in the film on the tile, I took a quick look in the janitor closet.  I found grubby dust mops and a string wet mop, household chemicals, bleach, and no MSDS sheets.

The lack of an MSDS book is the most blatant issue; neither OSHA nor the State health regulators (we do janitorial service in Phoenix AZ) would be happy.  Besides the safety risk to the janitorial crew, there is risk to both staff and patients, given that the closet was not just unlocked but wide open, with the light left (invitingly) on.

The film on the tile, and the build-up on the ceramic, might have been dirt left behind by the dust-mop (vacuuming hard surface floors removes a lot more small particles), from the string mop (a microfiber mop scrubs better and removes more solution and particles), or from the fairly alkaline cleaner in the closet, presumably used on the floors (damp mopping nightly, in a fairly clean medical environment, ought be perfectly feasible with a neutral cleaner; a strongly alkaline product needs to be rinsed after use - a step most folks skip).

The dust - most everywhere - would be better controlled by microfiber-wiping surfaces (get rid of the feather duster) and by vacuuming hard floors with a HEPA filtered vac (get rid of the dust mop - I haven't owned one in years).

Always fun, poking around in the other guy's janitor closet.

A bit about us:

My firm, CBN Building Maintenance, provides commercial cleaning services in Phoenix AZ and the wider metro area.  We've been in business since 1974; hold the BBB's A-plus rating; and have long been in the forefront of the industry in environmentally sensitive cleaning for health, safety and security.  Our program can generally improve Indoor Air Quality, in the size range of most allergens, by a factor of 50%, as reflected in our ongoing IAQ sampling.

It's all in the Details.

Quoted a small medical facility this morning; the current janitor is storing his equipment on-site, and I got a look at it.

Decent back-pack vacuum and bucket & wringer, fairly new and clean.  Opened the vacuum - filthy paper bag, and no further filtration.  It's a bit penny wise/pound foolish to spend several hundred on a decent vacuum, and not the few dollars more for a HEPA filter.

Further, I had already pointed out to the office manager the layer of grime on the lowest couple of inches of baseboard; on seeing the string mop, it was pretty easy to conclude that the grime had come from dirty mop water over the months.  (It's a lot easier to avoid slop on baseboards and furniture, with a half-inch thick microfiber mop than with a string mop.)  I also noticed discolored ceramic grout, often a result of dirty mop water not fully mopped up.  Both problems are easily solved by trading in the string mop for a microfiber flat mop.

Also noticed a feather duster, some non-commercial cleaning products, and the lack of an MSDS book - all easily and inexpensively remedied.

Proper equipment and chemicals, chosen with a view to indoor air quality, health, the environment (and OSHA) might have added 15% to total equipment cost.  Cleaning more thoroughly (HEPA filtration, microfiber mops, microfiber wipes replacing feather dusters, using top grade commercial chemicals, etc.) would have left less dust and grime behind each visit, lowering nightly labor costs - I'd guess, saving that 15% back within the first several weeks.  Cleaning more thoroughly would also have left a better looking and healthier facility for the client, and left me with nothing to talk about as I presented my quote (I provide janitorial service in Phoenix AZ).

Penny wise and pound foolish is quite desirable - in the competition.

A bit about us:

My firm, CBN Building Maintenance, provides commercial cleaning services in Phoenix AZ and the wider metro area.  We've been in business since 1974; hold the BBB's A-plus rating; and have long been in the forefront of the industry in environmentally sensitive cleaning for health, safety and security.  Our program can generally improve Indoor Air Quality, in the size range of most allergens, by a factor of 50%, as reflected in our ongoing IAQ sampling.