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Commercial Carpet MaintenanceDesigning a Facility Maintenance PlanCommercial Carpet Maintenance
Good commercial carpet specification should
include a specially designed commercial carpet maintenance plan for maintaining
the original carpet appearance. The purpose
Once the decision has been made to purchase carpet for a facility, the process of developing a maintenance plan should begin immediately. Many facility managers never develop a detailed maintenance plan and simply react to soiling conditions. This approach usually results in a diminished level of performance and a rapid loss of appearance. Prior planning will allow initiation of an adequate maintenance plan immediately following installation. It is critical that the facility maintenance plan be initiated on the first day that any floor covering is placed into service. Otherwise, the effects of soiling can quickly damage the floor covering and become unmanageable. Facility managers who understand the importance of the planning function can have a much healthier building with a much lower maintenance budget.
In developing a maintenance plan, the first questions that must be addressed are carpet cleaning equipment needs and training of the maintenance staff. In the case of carpet, equipment needs are minimal. Vacuum cleaners, additional vacuum bags, carpet cleaning equipment, and a carpet stain removal kit will take care of most of the daily maintenance activities required with carpet.
Equipment Needs Daily maintenance activities such as vacuum cleaning and stain removal can be the most effective maintenance function performed. Vacuuming alone can remove up to eighty (80%) percent of the dry soil tracked into a building, therefore, selection of vacuum cleaners should be carefully considered. Vacuum cleaners should be equipped with rotating brushes and offer high efficiency filtration. Other suggested features include powerful airflow, wide coverage area, a long power cord for convenience, lightweight body design for easy maneuverability, and variable height adjustment for effective soil removal. Vacuum cleaner bags should be replaced when the bag becomes more than half full. Soil removal efficiency is greatly reduced as the vacuum bag begins to fill. Many of today's better quality commercial vacuums offer high efficiency filtration capabilities that reduces the amount of soil reintroduced into the facility. Selecting a Carpet Cleaning Method In selecting carpet cleaning equipment, the facility manager must first evaluate each of the various cleaning methods. The carpet industry recognizes five carpet cleaning methods for most facilities; dry absorbent compound, dry foam, hot water extraction, rotary bonnet, and rotary shampoo. The selection of the proper carpet cleaning method should be based on several factors including the method recommended by the carpet manufacturer, the skill or ease of the maintenance staff in learning the method, the cost of each carpet cleaning method, and special conditions relating to the facility. Each of these recognized methods is considered an acceptable carpet cleaning method depending on your specific needs. To evaluate which method of carpet cleaning is appropriate for your needs it is important to understand the principles of cleaning. Once the concept of these principles is understood, selection of a cleaning method will be less difficult.
The first principle of carpet cleaning is dry soil removal or more simply-vacuum cleaning. Proper vacuuming can remove as much as eighty-per cent (80%) of the dry soil contained in carpet. Traffic lanes, entry areas, and concentrated traffic areas contain the highest soil load and special attention should be given to these areas. The second principle of cleaning, soil suspension, is probably the most important. Soil suspension is essentially the separation or detachment of soil particles from the fiber. Soil suspension is considered by many facility managers to be the actual cleaning process. In selecting a carpet cleaning method, understanding the concept of soil suspension can make the task easier. Soil suspension can be divided into four, equally important, elements- chemical action, temperature, time, and agitation. Each of these components contributes equally to the cleaning process. When one of these elements is decreased or eliminated, one or more of the other elements must be increased to counteract the loss of cleaning efficiency. Each of the various cleaning methods may employ a different proportion of each component. The chemical process uses various levels of chemical solutions to attach to or surround soil particles for easier removal. This process is possibly the most difficult to comprehend for the average facility manager or maintenance staff member, but for practical purposes it is important to note that lower temperatures or reduced agitation require an increase in the amount of chemical solution needed or more importantly a better chemical. More is not necessarily better. Chemicals are design designed to work at specific dilution rates. Mixing a solution at a stronger rate can cause rapid resoiling of the carpet if solutions cannot be removed during the rinsing process. Temperature is used to some degree by each method of cleaning. Every temperature increase of eighteen (18°) degrees will actually double cleaning capabilities. Thus with systems utilizing high water temperatures less chemical solution, agitation, and time are required. The amount of time required to perform the cleaning is an important element in the cleaning process. From a labor cost standpoint, less time is better, but adequate time must be allowed for other components to interact. For instance, during the preconditioning phase of cleaning, a prespray is applied to the carpet fiber and allowed dwell time for the prespray to begin the suspension of soil. The amount and type of agitation required for effective cleaning has become a highly volatile issue. While it is an integral part of the soil suspension process, the effect of agitation on pile fibers and the carpet installation remains a hotly debated issue. Contact the carpet manufacturer regarding their recommendation as to the type of agitation that is suitable. Keep in mind, however, agitation plays an equal part in the cleaning process. Processes that offer less agitation require more time, temperature, or chemical action. The final three principles of cleaning include extraction (removal) of soil, pile setting or grooming, and drying. Some cleaning systems require a separate soil removal step such as vacuuming while others may require a separate hot water extraction step to rinse cleaning solutions and remove soil. Drying may be one of the most often overlooked, yet one of the most critical principles in the cleaning process. Allowing the carpet to remain damp for too long may allow fungal growth to develop. All carpet should be completely dry within 8 hours to reduce the possibility of this occurrence. Drying fans and/or the facility's ventilation system may be effectively used to reduce drying. Most methods allow for complete drying within 6-8 hours under normal circumstances. In evaluating the various cleaning methods available, it is helpful to be aware of the amount of each soil suspension element that each cleaning method offers.
Anticipating Maintenance Requirements After selecting a carpet cleaning method to be employed, the next area of focus should be identifying areas within the facility that may require additional maintenance attention. Carpet is unique in that it traps soil and localizes it to manageable areas. Hard surface floor coverings allow soil to spread throughout a building, greatly increasing your area of focus. In identifying these areas it is important to identify traffic patterns and sources of soiling. Floor covering maintenance should begin outside the building which is the source of most soil. Most of the soil found in a building is located within the first fifteen (15) feet after stepping on to the carpet. Identifying these areas and planning additional maintenance attention can reduce the amount of maintenance required for the facility. Once these areas become filled with soil it then becomes an additional source of soiling. Soiling barriers such as entry mats should be installed to ease the burden on these carpeted entryways. These soiling barriers should be cleaned on a regular basis to maintain their soil removal efficiency. Other measures include keeping sidewalks clean, shoveling snow rather than using snow-melt chemicals, and removing fallen leaves quickly. Entry areas should be vacuumed daily with multiple passes (10 or more) Other areas that should receive additional maintenance attention include; stairways, major traffic areas, funnel areas such as doorways, areas in front of vending machines, copiers, and restroom entry ways, any area adjoining a hard surface floor covering, hallways and break areas. Moderate traffic areas should be vacuumed daily with one to two (1-2) passes. Light traffic areas such as conference rooms, unused offices, and closets may be vacuumed less frequently. Frequent and thorough vacuuming will delay the time when it becomes necessary to clean the carpet to restore the color or texture of the carpet. Carpet Cleaning The Carpet and Rug Institute recommends that commercial carpet be cleaned a minimum of every six to twelve (6-12) months. Each facility manager should monitor the soiling conditions closely for the first two years after installing carpet. If heavy soiling conditions exist or if heavy traffic is expected, three to four (3- 4) cleanings per year may be required. The more often the carpet can be cleaned, the better the carpet will perform. The cost of carpet cleaning is negligible when compared to the cost of carpet replacement
Many indoor environmental problems have four common causes and one or more may be in effect in most buildings: 1) An inadequately cleaned environment- Cleaning is the process of identifying pollutants and removing them. Cleaning is different from maintenance in that cleaning takes place after pollutants have entered an environment. Maintenance can be defined as the day-to-day activities which are performed in order to preserve a building in its existing state. Therefore, cleaning takes place as a result of an inadequate maintenance program. 2) Poor Ventilation- Poor ventilation is among the leading causes of indoor air quality (IAQ) problems. The purpose of ventilation is to remove or dilute airborne pollutants. A large number of items found in the typical home or workplace emit a variety of chemical compounds. Items such as bookcases, furniture, and wall coverings all release chemical compounds into the indoor environment. Without proper ventilation, these compounds are allowed to build up and could lead to health complaints. Proper ventilation will remove or dilute these Volatile Organic Compounds (VOC's). Even the human body will emit a variety of VOC's which could add to IAQ problems. Our bodies take in oxygen and exhale carbon dioxide. A crowded workplace or classroom may have an extremely high carbon dioxide level. Students or staff may become sleepy and complain of headaches. Proper ventilation will lower carbon dioxide levels.
Ventilation is measured in terms of airflow. Airflow is the amount of air that is removed from a classroom. Airflow is measured in cubic feet per minute (CFM) of air removed per person. Prior to the Arab oil embargo of 1973 airflow rates were established at 15 cubic feet per minute (CFM'S). In order to conserve energy, airflow rates were lowered to 5 CFM's. This reduced airflow will not adequately remove many of the pollutants within the classroom. As a result, current standards have been increased to 20 CFM's. Many schools throughout the United States currently have 3-5 CFM's of airflow. A large number of these schools are experiencing some form of air quality complaints. Dozens of cases can be cited in which schools have experienced IAQ problems prior to Heating, Ventilation, and Air Conditioning (HVAC) upgrade. After the HVAC system is upgraded to current CFM airflow standards, many IAQ problems will correct themselves. 3) Pollutants emitted from sources inside or outside the building- Many risk management officials realize that indoor pollutants contribute to poor IAQ but few realize that indoor air quality can be influenced by outdoor sources as well. Indoor pollutant levels can be directly influenced by outdoor contamination. Air is taken in from the outside and pumped into the indoor environment. Buses idling near intake vents, insecticides used in nearby orchards or other farming activities, daily pollen counts, or any other outdoor activity can enter the indoor environment through intake vents. 4) Biological contamination as a result of failure to control moisture- Moisture can be present in many forms. Leaks and spills are two of the most evident sources of moisture. These can be a result of roof leaks, improper seals around doors and windows or they may be a result of broken or leaky pipes.
Often, commercial facility managers and school officials fail to realize, that the purpose of the ventilation system is to not only heat, cool, and provide fresh air, but also to maintain acceptable conditions such as moisture levels. A properly maintained, properly specified HVAC system should maintain humidity levels between 40%-60%. In dry climates this figure may be a bit lower.
Due to budget restrictions many school systems shut down the HVAC system at night and during other non-use periods. This short-sighted approach to budget management often creates potential health risks that far outweigh the monetary savings. Increases in energy savings may be offset by increased maintenance costs due to biocontamination, facilities degradation, higher employee absentee rates, loss of Average Daily Attendance (ADA) funding due to chronic illness as well as potential lawsuits.
The EPA-Waterside Mall (December 1993) case is an excellent case in point. Due to poor ventilation and inadequate maintenance, a jury awarded several employees $948,000 for actual or perceived illnesses believed to be related to building conditions. This case is significant in that it is the first case of its kind in which an employee has been granted judgement against a building owner for actual or perceived illness caused by building conditions.
The idea of cleaning for health reasons rather appearance reasons has recently received a great deal of attention. All public health and environmental protection programs have one common goal: to protect animals and humans from exposure to unsafe materials. The purpose of maintenance and cleaning should be to remove these contaminants. A properly specified maintenance plan should be initiated in all schools to reduce the number of infectious organisms.
Maintenance ManagementMaintenance management is an organized system of making proper decisions and taking control. Maintenance management is comprised of six basic activities: planning, setting goals and defining objectives, organizing, communicating and motivating, educating, and evaluating progress. If any of these integral parts are missing, management is not occurring. Maintenance management can be divided into 6 categories:
Good managers and teachers perform each of these activities without realizing their function as a manager. For example; planning-lesson plans, setting goals and objectives- behavioral objectives...The student will demonstrate...by..., communicating, motivating, educating-teaching, evaluating- testing. If it makes sense for a teacher to have a written plan it stands to reason that the maintenance staff should also have a detailed plan to describe the activities to be performed and how the task is to be accomplished.
Planning Planning involves assessing the maintenance situation, citing problems, developing options, evaluating opportunities and identifying strengths and weaknesses. The maintenance plan should be in place during the building design process. Floor covering should be the single most important component of any maintenance plan since it comprises the largest surface area and receives the most usage. Few maintenance supervisors realize that floor covering constitutes roughly 40% of the surface area to be cleaned. Facility managers and maintenance supervisors who understand the importance of the planning function can have a clean looking building with a much lower budget. These charts illustrate the effect on the life of a floor covering surface as a consequence of two approaches to maintenance.
Before developing a maintenance plan it is important to understand the "theory of soiling" and the effects of soiling on carpet performance. First of all, the difference between "dirt" and "soil" should be distinguished. "Dirt" is only one substance that causes soiling. Soil includes dirt, pet dander, sand, dog hair, food and beverage spills, oily residues and many other items. There are essentially three categories of soiling; tracked-in soils, airborne soils or soot, and spills. Tracked-in Soil Tracked-in soils enter the building on the soles of shoes. Tracked-in soil represents about 80% or more of the soil deposited on carpet at entry points. Soil is transferred from the soles of shoes and absorbed by the carpet. Without proper maintenance at entry points the carpet becomes filled with soil and the soil transfers back to the soles of shoes. This allows the soil to be carried to other areas of the facility. Tracked in soils are usually small in size and can cause a great deal of damage to the face fiber of the carpet. These tiny particulates work their way deep into the carpet pile. They have various shapes with razor-like edges. Normal foot traffic drives these particulates against the pile fibers which scratches the fiber. These scratches alter the reflection of light which creates a dull, hazy or soiled appearance on the face fiber. When the carpet is cleaned the carpet will still appear to be soiled. This is a result of permanent damage to the fiber by soiling. It is for this reason that frequent and proper vacuuming must take place in all high traffic areas, especially entry points. Airborne Soil Airborne particulates may include face powder, tobacco ash, light dust, volatilized oils, auto emissions, pollens, human skin flakes and other contaminants which may be introduced through natural or mechanical ventilation. Most airborne soil is oily or sooty in composition. Airborne soils tend to build up on the fiber and forms a sticky film that holds other types of soil. This build-up makes the removal of soil through vacuuming quite difficult. Tracked-in and airborne soils can take their toll on carpet fiber. The goal of the maintenance staff is to reduce their effect. Left unchecked, these soils and normal wear will mat and crush the fiber to a point where no corrective action will restore the carpet. When analyzed, typical carpet soil will break down into the following categories:
80% of the items listed above can be removed with proper vacuuming. The remainder of these soils (mostly airborne particulates) can be removed through regular carpet cleaning. Commercial carpet is designed to hide soil, so there may be a substantial amount of soil beneath the surface pile even though it appears to be clean. Carpet fiber has evolved through the years and current manufacturing techniques will effectively hide soil. As shown in the illustration below, the first nylon carpet fibers were round, which magnified soil. It was soon discovered that by altering the shape of the fiber the reflection of light could be altered and soil could be effectively hidden. With each successive generation of fiber, improvements have been made in the soil resisting capabilities. Today's fibers are state of the art in their ability to reduce the effects of soiling. It is for this reason that a comprehensive maintenance program should be enacted prior to the appearance of soil. Once soiling appears, the carpet has already become loaded with soil and intensive cleaning must be initiated. Spills Spills can occur in a variety of forms. Stains can be defined as spills that have caused a permanent discoloration. Spills require immediate attention to prevent stains. The longer a spill is allowed to remain on the pile fiber the more likely the spill will become permanent. Spills will be discussed in more detail later. Categorizing Maintenance The maintenance plan should be divided into four categories: preventative maintenance, daily maintenance, periodic cleaning, and intensive cleaning.
An effective maintenance plan should be divided into four categories: 1. Preventative maintenance 2. Daily maintenance 3. Periodic cleaning 4. Intensive cleaning
Among the goals of a regular maintenance plan is to prolong the life of the carpet. It is crucial that the maintenance staff anticipate dealing with soil from the very first day the carpet is installed, prior to being placed into service. Otherwise abrasive dirt may build up faster than it can be handled. One of the most effective approaches in handling soil is to eliminate soil before it reaches the carpet. This is called preventative maintenance.
Preventative Maintenance Preventative maintenance may include any steps taken to reduce the amount of soiling prior to exposure to the carpet. Preventative maintenance is among the least expensive methods of maintenance. Properly administered, it can dramatically reduce interior maintenance costs, as well as prolong the life of the installation. The most obvious method of preventative maintenance would be outside maintenance. Carpet maintenance should begin outside the building. Just as any homeowner would sweep the garage or porch to prevent soil from being tracked into the home, parking lots, sidewalks, and other exterior areas should be swept to keep them free of soil. Snow and ice should be removed rather than chemically treated or covered with sand. Fallen leaves should be removed quickly. Soiling barriers such as walk-off mats should be installed at all entry points. Walk-off mats, if properly used, can be the most cost effective method of maintenance available. With walk-off mats, most of the soil is trapped or "localized" before it can reach the carpet. These walk-off mats should be large enough to trap as much dirt as possible. The proper length for a walk-off mat should be 12-15 feet. One third of the soils are captured during the first 3 feet while approximately 85% is trapped within 15 feet. Another area where walk-off mats should be utilized is on stairway landings. These areas usually receive less maintenance than other areas of the building. In addition, movement up and down the stairway tends to release additional soil from the shoes. Generous use of walk-off mats in cafeteria lines, in front of vending machines, copiers and funnel areas that receive high traffic will extend the life of the carpet and reduce maintenance. It is imperative that all walk-off mats are cleaned thoroughly on a regular basis. Once these mats become filled with soil, the mat then becomes a source for additional soiling. A soiled walk-off mat can allow soil to transfer to the soles of the shoes and allow soil to spread throughout the building. It is a good idea to obtain two mats for every doorway. A replacement mat can be installed while the initial mat is being cleaned. The purchase of extra mats is necessary to establish a suitable rotation schedule. It would not be necessary to purchase 2 mats for every doorway if an acceptable, verifiable rotation schedule can be established. Many janitorial supply businesses will rent these mats and replace them every 2-3 weeks, which may be less costly in the short run. Another preventative maintenance measure which will prove extremely effective is monthly replacement of HVAC filters. It is amazing how inexpensive these filters are, yet many school systems insist on trying to extend the replacement cycle of the filter beyond its usable life. These filters are very effective in trapping airborne soils which are the most difficult to remove from carpet. They are also very effective in trapping other infectious airborne contaminants as well. Additional (unnecessary) maintenance costs are incurred as a result of this practice. More money could be saved by replacing these filters and reducing the maintenance required. Eliminate smoking indoors. Residue from tobacco smoke is extremely difficult to remove from all surfaces within a building, without mentioning the health risks associated with second hand smoke. Designate eating and drinking areas. Do not allow foods or beverages to be consumed outside of these areas. If it is impractical to restrict these areas, reduce the container size of the beverages to be consumed. Smaller spills are easier to contain. Do not allow chewing gum to be used anywhere on the premises. Gum can be tracked in on the soles of shoes as well as dropped on the carpet. Supply plenty of waste baskets throughout the building. This usually encourages students and teachers to use them. Have the HVAC system inspected and serviced twice yearly to make certain it is operating at maximum efficiency. Biological contamination could have occurred during periods of non-use. Turning on the system will allow the contaminants to spread throughout the building. When turning on the heating or air conditioning it is a good idea to turn it on over a weekend to allow time for particulates which have built up in the ductwork to settle. This should be coordinated with the maintenance staff to insure extra cleaning will take place after the system has been turned on. In areas with high humidity, dehumidifiers may be used to reduce humidity levels in the classroom. High indoor humidity levels can be a nightmare for school maintenance personnel, as well as risk management personnel. High humidity readings can initiate the growth of fungi such as mold and mildew or bacteria on walls, windows, ceiling tiles and corkboard. To rid the classroom of these organisms the diligent use of biocides must be used by the maintenance staff. Some biocides may exhibit harmful health effects in some children. It is for this reason that preventative maintenance measures such as dehumidifiers and improving ventilation can help in reducing the maintenance budget. Chair pads should be used beneath all furniture or chairs that have castors. Desk chairs can damage the carpet as well as the underlayment. Chair pads protect the carpet as well as allow the chairs to move more freely. An excellent preventative maintenance method that is very effective but rarely used is to require students to pick-up litter around their work area, prior to leaving. This encourages students and teachers to keep the classroom clean and it effectively reduces the amount of maintenance time necessary. This can be carried one step further by having students move desks and chairs to the side or place light-weight chairs on tabletops for easy access by the maintenance staff. This will dramatically reduce the amount of time required to perform daily maintenance activities. Spills should be reported immediately to the maintenance staff for removal, no matter how slight. Daily Maintenance Daily maintenance includes all those activities that take place during the course of daily operations, for the purpose of extending the usable life of the carpet. The two most important procedures of daily maintenance are vacuuming and spot cleaning. Vacuuming is the single-most important soil management procedure. The purposes of vacuuming are to reduce the soil load in order to broaden the time between cleanings and to prolong the life of the carpet. Over 80% of the soil that enters a building can be removed with thorough vacuuming, yet it is surprising that so little attention is given to this important area of maintenance. Most maintenance staffs spend 25% of their time vacuuming the carpet where 80% of the soil is trapped while 75% of their time is spent cleaning 20% of the soil from other surfaces. As mentioned earlier, carpet does an excellent job of absorbing all types of soils and trapping them until they can be properly extracted through vacuuming or cleaning. Hard surface floor coverings release these soils and allow them to settle on other surfaces which must then be cleaned. Carpet is a fairly "new" floor covering to many schools and commercial facilities. Most school systems feel that they should dedicate as much maintenance effort to other interior surfaces as they did when a hard surface floor covering was the flooring of choice. With fewer particulates and dust in the air with carpet, less time needs to be allocated to cleaning other surfaces. The first decision that should be made in establishing a vacuuming procedure is the type of equipment that should be used. Most consumers and school maintenance supervisors know very little about the various types of vacuum cleaners. Their purchase decision is based solely on the skill of the salesperson. Many vacuum cleaners offer features that are actually gimmicks that do nothing to improve the performance of the unit. These gimmicks are often marketing tools or an attempt to distinguish the product from the competition. There are essentially 7 features that should be evaluated in the purchase of any vacuum cleaner. 1) Dual motors vs a single motor, 2) Powerful airflow, 3) Effective filtration, 4) Internally-housed vacuum bag vs a cloth bag, 5) Brush height adjustment, 6) Agitation, 7) Top fill bag. Dual Motors vs Single Motor With a dual motor system the airflow and brushes are powered by two separate motors. In other words, one motor is devoted to loosening the soil and the other motor is devoted to removing the soil. With a single motor vacuum, if the brushes require more power due to a deep pile, the power is generated by reducing suction. With a dual motor unit each motor continues to work at optimum efficiency. Powerful Airflow Airflow is essentially the amount of suction a unit can provide. A vacuum must be able to remove contaminants and soil from the carpet. The greater the airflow, the less maintenance time must be spent on extracting soils. Airflow is measured in cubic feet per minute (CFM"s). CFM's were mentioned earlier under ventilation. In vacuum cleaners, the higher the CFM's, the higher the airflow and the better the soil recovery. Filtration Filtration is one of the most important aspects of vacuum selection. The most powerful vacuum manufactured is useless if it allows particulates to travel through the vacuum bag (filter) and reintroduces the tiny particulates into the air. An illustration of this activity would be the housekeeper that dusts the furniture and then vacuums the room. The residential vacuum cleaner allows the tiniest particulates to pass through the filter and releases them into the air. These particulates then settle on the furniture which requires dusting 30 minutes after vacuuming. Many commercial vacuums offer secondary filtration as well as exhaust filtration which are much more efficient and reduce related maintenance activities. High Efficiency Particulate Air (H.E.P.A.) filters have recently become available which lower the amount of particulates which are allowed to pass through the vacuum. H.E.P.A filters are actually vacuum bags that filter out particles as small as .3 microns with 99.9% efficiency. (See contaminant size chart below) Internally Housed Vacuum Bag Internally housed vacuum bags are an extension of the filtration feature of your vacuum. Once the soils have been removed from the carpet, it is important that these particulates remain captured. The smallest particles may remain airborne indefinitely and these particulates can be inhaled leading to further medical problems. An internally housed vacuum has a vacuum bag that is housed within the body of the vacuum cleaner. A dusty, cloth external bag without an enclosed bag is not recommended for use unless the cloth bag can be cleaned frequently. A recent study involving cloth bags indicated between 10,000 and 1,000,000 colony forming units (CFU's) of bacteria, yeasts, and molds per square inch of fabric on a number of cloth bags. If a cloth bag is to be used, it is recommended that a filter be used that contains a biocide designed to prevent the growth of these organisms. Brush Height Adjustment Brush height adjustment is important for a number of reasons. The most obvious is wear and tear on the brushes. Operating the vacuum at too low of a setting will cause the brushes to wear prematurely. The brushes are an important element in effective soil removal. Once they become worn, the amount of soil removed is significantly reduced. Operating the brushes at too low of a setting restricts airflow which reduces the capability to reduce soil. Air must flow through and around the brushes in order to allow adequate soil removal. Agitation A vacuum with beater bar and brushes are recommended for most residential applications. Most residential carpets are installed over cushion. The beater bar bounces the carpet up and down which aids in the removal of soil. In commercial applications, where the carpet is glued directly to the floor, there is some confusion as to whether the vacuum cleaner should include the beater bar. Some people feel the beater bar drives soil deeper into the pile making it more difficult for the brushes to remove. Regardless of which theory is accurate, brushes should be used and these brushes should be inspected frequently for wear. Top Fill Bag Another useful feature is a top fill bag. A large number of bags introduce soil into the bottom of the bag. Part of the power generated by the motor must be dedicated to lifting the soil already in the bag to deposit more soil into the bag. As the bag becomes more than half full the soil removal efficiency is greatly reduced. When the bag begins to fill, back pressure is generated by the reduction in surface area and the weight of the soil inside the bag. When the bag becomes 25% full, the vacuum has lost 80% of its pick-up capabilities. A top fill bag eliminates this reduction in efficiency by reducing this back pressure. A top fill bag will also eliminate the recirculation of soil into the impeller blade thus reducing efficiency even further. Other Considerations Another feature that may be considered in selecting a vacuum cleaner is the length of the power cord. It is recommended that a 30 ft cord be utilized to reduce the amount of time required to perform the maintenance. Shorter cords require more frequent location changes of electrical outlets which will increase the time needed to complete the maintenance. The width of the power head may increase/decrease the amount of time necessary to complete the maintenance. Various vacuum manufactures may produce their vacuums in 12", 15", or 18" widths. Wider widths may reduce the efficiency of the airflow which reduces the amount of soil that can be removed. The type of brush design should be considered when selecting a particular vacuum unit. There are two types of brush design that should be mentioned, chevron and spiral. A chevron brush is designed to move the soil to the center of the power head. The spiral brush is designed to move the soil from one side of the power head to the other. (See illustration) The air intake should be located in the area where the soil is channeled for maximum efficiency. Many vacuum manufacturers may produce their unit with a chevron brush roll with an air intake on the left or right or they may select a spiral brush roll with the air intake located in the center. This is an improper use of brush design. It is essential that the vacuum motor and the brush roll work together to insure maximum efficiency. Some commercial vacuums are equipped with sensors that indicate when the bag is filled, when the air intake has become clogged, when the brushes have become worn and many other routine checkpoints. Other machines are designed so that the machine will not run when these mishaps occur. These units can be quite useful or they can be quite bothersome since many are difficult to figure out. Since most commercial vacuums are not motor propelled as some residential units, it may be beneficial to select a unit that is easy to maneuver and light enough to enable your staff to perform the necessary maintenance without tiring easily. Developing a Vacuum Cleaning Schedule The time that the carpet is being specified is the time a vacuum schedule should be developed. The plan should identify the soil localizing areas (wipe-off regions, congested channels, and principal passage routes) on a floor plan. There are numerous businesses that offer computer software or offer services in which a diagram of a specific building can be reproduced and maintenance intervals are specified. These plans identify the various areas that should receive extra attention. (see illustration). These areas are where the bulk of your maintenance efforts should be concentrated. The vacuum schedule and vacuuming techniques will be different in high traffic areas such as entryways than in less traveled areas such as conference rooms. Therefore vacuuming should be divided into three parts; high traffic areas, moderate traffic areas, and low traffic areas. Once these areas have been identified, a schedule should be established to determine the frequency of vacuuming required. Identifying these areas can lower overall maintenance costs by redirecting unnecessary maintenance efforts to areas where increased maintenance can increase carpet life. The first areas that should be identified are high traffic areas. These areas include all exterior doorways and wipe- off regions, funnel areas such as interior doorways, congested traffic areas such as around vending machines. Principal passage routes such as hallways or stairways receive the most abuse and should be considered critical areas in establishing a maintenance plan. Another area that is often overlooked is any area of carpet that adjoins any hard surface floor covering. Hard surfaces are very poor "attractors" of soil and allow soil to be spread throughout the building. Carpet will absorb most of this track-off within the first 12-15 feet. The amount of vacuuming necessary for high traffic areas will vary depending upon the traffic load. It is difficult to prescribe a generic maintenance plan for every facility but for most schools, carpeted entryways should be vacuumed a minimum of twice daily. Areas such as lunch room entrances and congested areas around vending machines should also be vacuumed twice daily. Hallways and break areas should be vacuumed thoroughly once per day. Other high traffic areas should be evaluated on the number of foot traffics received and the amount of soiling that takes place. All high traffic areas should receive a thorough vacuuming a minimum of once per day. Moderate traffic areas may include classrooms, libraries, or offices. These areas will need to be evaluated by the individual maintenance staff member. As some maintenance staff members will testify, some classrooms are more prone to getting soiled than others. Every classroom should be vacuumed every school day but rather than quickly vacuuming each classroom every day it may be wise to thoroughly vacuum each classroom on Monday, Wednesday, and Friday and quickly remove surface soils on Tuesday and Thursday. Some classrooms may require a thorough vacuuming each school day due to heavy soiling conditions. Some classrooms may have an exterior doorway and should be classified as high traffic areas. Light traffic areas may include conference rooms, unused offices or classrooms, and closets. These areas should be vacuumed a minimum of once per week. Keep in mind that some of the hardest types of soil to remove are airborne soils. If an area receives no foot traffic whatsoever, it can still be soiled by airborne soil. These oily, sticky-type soils will attract other dry soils or they can be tracked-off to other areas where severe soiling can take place. Frequent and thorough vacuuming will delay the time when it becomes necessary to clean the carpet to restore the color or texture of the carpet. It is much easier and much less costly to remove soil from the carpet surface rather than allowing soil to become imbedded in the pile. Proper vacuuming procedure can be as important as frequency in removing soil from the pile. Vacuum Procedures Vacuuming is the single most important activity for extracting soil from a building's interior, but most maintenance staff members do not understand the proper technique that should be followed. Most maintenance staff members use the "sunburst method" to vacuum. (See illustration) The sunburst method consists of standing in one place and using a back and forth "sawing" motion. This sawing motion removes less imbedded soil and causes the staff member to tire more easily than correct vacuuming methods. The most effective vacuum method removes more imbedded soil and is much less tiring to the maintenance staff member. To understand this method it is necessary to briefly describe carpet construction. A thorough understanding of carpet construction can make soil removal much easier. As you can see in the illustration below, the face fiber leans in the lengthwise direction. In level loop carpets the lengthwise direction can be determined by locating a side seam. Most carpet is manufactured in 12 foot widths so there should be a seam every 12 feet. Once the length is determined the vacuum should be pushed in the direction that the tufts are leaning. Walk in a straight line, in a long, slow, smooth gait, from one end of the room to another. The vacuum brushes are now rotating with the carpet pile direction, removing the surface soils. When you have reached the other side of the room, back up, pulling the vacuum with you and continue walking backward, vacuuming the area you have just vacuumed. You will notice more resistance on the vacuum when you are pulling the vacuum against the pile direction than when you were pushing the vacuum. This resistance is standing the carpet pile erect and removing more embedded soils. The vacuum is removing more soil when you are walking backward, pulling the vacuum than when it is being pushed so take your time and pull the vacuum slowly. When the wall is reached again, move over about 3/4 the length of the vacuum width and repeat the process.
In most cases, if the vacuum is pulled slowly
enough, it is not necessary to vacuum the area 2-3 times as some people
suggest. However, in high traffic areas, track-off areas,
Spills, Stains, and Spot Removal The removal of spots, spills and stains should be included as a normal daily maintenance procedure. Carpet is subject to a variety of spills which can produce spots or permanent stains. Spills should be categorized as a form of soiling. Stains normally occur as a result of improper removal of spots and spills. Stains should be classified as any substance that adds color to the fiber. Stains can give a carpet the perception of being dirty. A dirty carpet without stains appears more clean than a clean carpet with stains. Spots can be classified as anything that adds substance to the fiber (gum, oil, tar, etc.). Spots are usually soluble. Staining normally occurs when a substance penetrates the dye site of the fiber. The substance actually dyes the fiber in the same way that acid dyes are used to permanently dye the fiber. Most of today's fibers have been treated with acid dye resistors which allow most spills to be removed more easily, however, no carpet can be classified as stain proof. When a spill is allowed to remain on the fiber for an extended period of time, even on stain resist carpets, the dye sites begin to swell and the substance is allowed to penetrate the fiber. The removal of spots and spills can be highly technical. If a spill can be identified it is easy enough to identify a method for removal but removal of an unknown spill may require an elemental understanding of chemistry. It is recommended that every school have a specified maintenance staff member to deal with spills. This maintenance member should work during the normal school day and his first priority should be the removal of spills before they become stains. S/he should work closely with teachers and administrators. Teachers should notify the spotting technician as soon as any spill occurs, prior to attempting to clean-up the spill themselves. Certain clean-up procedures may intensify the effects of some spills. In dealing with spills, the objective is to remove the spilled substance without damaging the fiber. To accomplish this, it may be necessary to transform the substance into a form in which it can be removed. Spills can be grouped into 4 categories; water soluble, non-water soluble, combination, and chemical. Most spills can be classified as water soluble. These spills can be removed using water based cleaning solutions. Water soluble spills are the easiest to remove. Non water-soluble spills consist of oil-based products. Since oil and water do not mix, it may be necessary to covert these spills to a water soluble form, prior to attempting removal. Some spills may be a combination of water-based and oil based ingredients. These types of spills may require the use of both water based and non-water based cleaners. Chemical spills must be chemically treated prior to using any water based or non-water based cleaning solution. Failure to do so may create a permanent stain. These spills may include certain medicines, rust, wine, etc.
Forms of Stains Spots, spills and stains may come in a variety of forms. Surface spills, absorbed spills, compound spills, and destructive stains, can all alter the color of the fiber if they are not dealt with properly. It is important to identify the form of spill that has occurred prior to removal. Surface Spills The spilled substance is on the fibers. These spills should be removed using a spoon or bone scraper. As much of the substance as possible should be removed prior to using stain removal solutions. Absorbed Spills The spill has been absorbed into the fiber. These spills can be very difficult to remove. Examples might include blood, coffee, ink, urine. Compound Spills The spill is on and in the fiber. Oil based paint, lipstick, or shoe polish would be good examples of compound spills. These spills may have an oil base with a pigment capable of staining the carpet. Destructive Stains These stains actually alter the structure of the fiber. They are often the most difficult stains to remedy. They may include burns caused by acids which alter the nature of the fiber or they may be bleaches which attack the color. Chemical stains or destructive stains are the most difficult stains to accept by the building owner. In most cases, these stains are not discovered until the damage has been done. Medicines such as acne medications or plant foods may remain on the carpet pile for weeks or even months before they are activated. Many of these chemicals remain dormant until they are activated. In the case of acne medications, the activator is moisture drawn from the air. As moisture is drawn from the air the area will slowly change color until all the dye has been destroyed. In many cases the stain will be white at the center with a pink or orange "halo" around the perimeter of the area. In some situations involving acne medications, actual hand prints can be identified after the chemical has completed its transformation. Spot Removal Techniques Often the removal of spots and spills is simply a matter of identifying the substance, locating the substance on a stain chart, and following the procedures recommended. At some point, however, you are bound to come across a stain that cannot be identified. Removal of unknown spills may be a bit more complicated. A basic understanding of chemistry may be helpful in removing unknown spills before they become permanent stains. For example, spills can be identified by whether the substance is alkaline, neutral, or acid. The basic idea is, if a spill is alkaline, it can be removed by using an acid solution. A pH scale has been established to easily identify the appropriate chemical to be used to remove the spill. The pH scale is easy to understand and simple to read. All substances can be classified according to their pH. The pH scale is divided into three major divisions. 7, at the center of the scale is neutral. Distilled water would be considered to have a pH of 7. 0-6 would be considered an acid or acidic. Orange juice contains citric acid and would have a pH of 3-4. 8-14 is considered alkaline. Any substance with a pH higher than 12.5 and lower than 2.5 is considered caustic or corrosive to human flesh and metals. The use of the pH scale is also useful in evaluating the cleaning solution we use to remove spots and spills. A cleaning solution with a very high alkalinity may damage some stain resist treatments. Litmus paper or a pH meter is used to identify the pH of any substance. When confronted with a liquid spill. The indicator paper is pressed against the spill and the paper will change color according to the pH. A scale will accompany the litmus paper which identifies which color change corresponds to the appropriate pH range. A word of caution should be noted when using litmus paper. Certain dyes used in the paper may cause staining of the fiber if the paper is allowed to remain on the area too long. A pH meter is much easier to use. The meter is inserted into the substance and the dial or digital readout displays the pH of the spill. The majority of carpet soils are on the acid side of the pH scale, therefore most cleaning agents used, fall on the alkaline side of this scale. Acid soils are neutralized by these alkaline detergents which aids in the removal of these soils. The Stain Removal Kit A number of items should be included in every spotting kit for those unexpected emergencies. There are a number of commercial spotting kits that are available. Many of these include a number of effective chemicals for removing these spills. It would be wise to request Material Safety Data Sheets (MSDS sheets) for each chemical used in this spotting kit. These MSDS sheets provide useful information ranging from: pH, flammability, health effects, toxic ingredients, products it may react with, special precautions, handling procedures and the address of the company should you have any special concerns or situations. Several companies now offer portable (mini) extraction units as a part of their stain kits. These mobile units contain many items necessary for effective stain removal with the advantage of a hot water extraction unit for small water spills or more effective stain removal. A complete stain kit should include: A tray or container is helpful for organization. Often the call will come to remove a spill unexpectedly. It is essential that the spill is attended to quickly. An organized, fully stocked carrying tray will speed response time and exhibit professionalism. A dry cotton towel or cloth is a necessity for every well- stocked stain kit. These towels should be white, which does not allow cloth color to bleed on to carpet. The white color is also helpful for observing transferrence of the stain from the carpet to the towel. They should be absorbent for removing liquids and foreign matter. A spotting or tamping brush should be included in every staining kit. The tamping brush is used for agitation for easier stain removal. Care should be used in using this brush. Too much agitation may cause distortion of the carpet pile. It is a good idea to purchase two brushes for the kit. The first brush should have white, nylon bristles for use in water based spotting. The value of using white bristles is for the detection of prior contamination from previous spots. The technician would not want to compound a stain by introducing additional foreign matter to a spill. The second brush should have black bristles for use with dry cleaning solutions. This will allow the technician to distinguish between brushes and the solutions used for removal. A bone spatula or scraper is used for removal of solids, semi-solids and for use with most stain removal solutions. These can be purchased where most cleaning chemicals are distributed. This spatula is used to break-up solids so they can be vacuumed. Semi-solids can be removed with the spatula by spooning the foreign matter from the surface. The spatula is also used to prevent the spotting agent from allowing the spill to spread. It can also be used for gentle agitation of the pile fibers to ease the removal of the spill. Most spatulas are made of bone or stainless steel. These must be composed of some material that will not react with the chemicals used in spotting. |
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of proper
Because of carpets ability to trap and localize
soils, it eases the burden on other surfaces, unlike hard surfaces which tend to
release contaminants into the air, only to settle on other surfaces. Carpet has
the ability to trap about 80%-85% of the total contaminants found in the typical
commercial facility or classroom, but only about 25% of the total maintenance
time allowed is dedicated to carpet upkeep. 
or other heavily
soiled areas it may be necessary to repeat this process. In entry areas it may
be necessary to turn your vacuum at a 90 degree angle and repeat the process. A
little extra effort in the entry areas and track-off areas can save you a great
deal of effort in other areas. In entry areas the soil is still localized
and less effort is required to remove the soil in these restricted areas.
