Housing Facilities Maintenance Case Study

Report
APRIL 3-6, 2013, LONG BEACH, CA
Task
Team Cleaning Vs Individual Cleaning
Tuan Nguyen/Doug Sorum
Lompoc Unified School District Maintenance and Operations
These materials have been prepared by the CASBO Southern Region M&O Professional Council (or CASBO
Associate Member). They have not been reviewed by State CASBO for approval, so therefore are not an official
statement of CASBO.
Sources Of Complaints
Dusting
Restroom Cleanliness
Restroom Supplies
Floors
Carpets
Trash Removal
Entrance Areas
Other
Indoor Air Quality
Employee Theft
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Current Challenges for Districts
•
•
•
•
•
•
Cleaning standards vary from site to site.
Cleaning standards vary from room to room.
Cleaning equipment is not standardized from site to site.
High absence rate (worker’s comp/sickness) resulting in
lost continuity.
Difficult to train subs quickly in the individual
environment.
Cleaning process has not taken into account technology
efficiency
2013 CASBO ANNUAL CONFERENCE & SCHOOL BUSINESS EXPO
Traditional Individual Cleaning
Within a given area of a
building an employee
performs all duties related
to cleaning. These duties
generally include trash
removal, dusting,
restroom cleaning,
polishing, sweeping,
mopping, vacuuming and
other duties as assigned.
2013 CASBO ANNUAL CONFERENCE & SCHOOL BUSINESS EXPO
Traditional Individual Cleaning Analysis
• Zones are different sizes…some larger and some smaller
• Inconsistent appearance of zones… some are cleaner than
others. In some cases, cleaning quality depends on the
relationship between the custodian and teacher. Zones that
have the better custodian will look better.
• In most situations, traditional cleaning has not incorporated
new cleaning technology (i.e. automatic restroom cleaning
equipment, portable vacuum, etc.)
• Employees carry more tools with them, creating an inefficient
process and increase equipment cost.
Advantages
Of Task Cleaning
• Consistent cleaning. Single
standard
• Cleaning tools are separated for
each task. Different tools for
restrooms and different tools for
classrooms.
• Increased Productivity
• Equal zone areas for all custodians
• Less Confusion… more definition
• Train a single discipline
Task Cleaning Steps to success
• Develop a district standard with agreement from
administration, principal, staff, union.
• Understand time needed to achieve standards.
• Review union contract to understand possibility and
potential road blocks. (work with HR)
• Develop work schedule to meet district standard
• Explore technology and equipment to achieve work
efficiency
• Develop custodian training on the process
• Follow up and verify cleaning goals
Lompoc Proposed District Standard
Daily tasks
•
•
•
•
•
•
Clean restroom using restroom machine
Empty trash (Ideally only empty one trash can by door)
Clean sink and water fountain
Clean kitchen and lunch room
Vacuum all surfaces (carpet and tile)
Wipe desk surfaces (once a week)
Annually
• Shampoo carpet (carpet van will speed up this process)
• Wax hard floor surface
CASBO, APPA formula and ISSA time study
• CASBO – based on student population, staff level, and square
footage. Formula is simple, hard to defense and open for
debate.
(1 custodian for every 13 teachers + 1 custodian for every 325
students + 1 custodian for every 13 rooms +
1 custodian for every 18,000 sq. ft)/4) + .5 facility use
• APPA (Association Physical Plant Administrators) – based on
level of service. It works best in facilities requiring special
handling. For example a college might require a higher
service level for housing and heavy use area like library and
student union.
• ISSA – International Sanitary Supply Associations task time list.
ISSA time study
Time standard is black and white. It is verifiable by cleaning
professional. (www.moroundtable.info)
General Cleaning
Classroom Service
Sq. Ft.
Minutes
Sq. Ft. Hr.
32
Trash/Dust with Duster/Clean Chalkboard/Dust mop Floor
1,000
9.40
6,383
33
Trash/Dust with Duster/Clean Chalkboard/Damp Mop Floor
1,000
16.00
3,750
34
Trash/Dust with Duster/Clean Chalkboard/Tank Vacuum Floor
1,000
12.20
4,918
35
Trash/Dust with Duster/Clean Chalkboard/Upright vacuum Floor
1,000
14.00
4,286
36
Trash/Dust with Treated Cloth/Clean Chalkboard/Dustmop floor
1,000
10.40
5,769
37
Trash/Dust with Treated Cloth/Clean Chalkboard/Damp Mop floor
1,000
17.00
3,529
38
Trash/Dust with Treated Cloth/Clean Chalkboard/Tank Vacuum Floor
1,000
14.60
4,110
39
Trash/Dust with Treated Cloth/Clean Chalkboard Upright Vacuum Floor
1,000
15.40
3,896
40
Trash/Dust with Scrap-Trap Type Vacuum/Clean Chalkboard/Portable Vacuum Floor
1,000
10.50
5,714
41
Trash/Dust with Back-Pack Vacuum/Clean Chalkboard/Back-Pack Vacuum Floor
1,000
11.00
5,455
Proposed plan (Lompoc Unified)
Proposed plan (Lompoc Unified)
Lompoc Unified Overview
• 46 custodians covering 17 campuses. Due to past setup,
16 custodians are on day shift and not participating on
nightly cleaning (trash, restrooms, floor, gym, facility use,
kitchen)
• New cleaning plan requires day custodian to dedicate
30% of their time on task cleaning.
• 1.5 night custodians for most elementary schools
• 2.5 night custodians for middle schools
• 5 night custodians for the high schools
• 0.5 night custodian for continuation schools
• Define regular nightly cleaning and weekly task cleaning
Understand your equipment (hybrid plan)
• Roving crew (Pickup truck with
Kaivac). Each truck will be
responsible for up to 3 elementary
schools. The one elementary
custodian on site will vacuum using
backpack vacuum. ISSA data
indicates a 4 minutes time saving per
1000 square ft. (15 vs. 11 min)
• Middle schools and high schools will
have their own restroom equipment,
using trailer and golf cart.
Equipment/People limitations
• Address equipment concerns promptly. Remember, as a
supervisor/manager, it is up to us to set a tone for changes.
Taking care of the equipment will show that we care about
the success of the cleaning plan (no duct tape)
• Carry/standardize spare parts because equipment will fail
• Understand equipment limitations (distant, pressure,
volume, chemical etc…). It is our job to push the envelope
without going over the edge.
• Understand worker limitations. Let workers get use to the
plan and do not give up quickly. It is an adjustment and it
will require an adjustment period.
Understand/Explore new technology
determine what will work for you
Backpack Vacuum
Four-level
Filtration
Pro-Team's Micro-Lined and Cloth
Filter Bags are up to 96.1% efficient
at filtering particles down to 1
micron in size
Inner Fiber Filter
(2-ply Micro-Lined)
Outer Filter
(Micro-Tex)
Dome Filter
(Plastic cage with
foam or HEPA media)
Sound Coat Filter/Diffuser
(2" Foam eliminates all
concentrated output-air)
Source: Quest Enterprises 1996
Potential issues to change
• Complete agreement needed from administration
and principals to be successful
• Certain teachers might not want change, because
they will have less time to talk with their favorite
custodians.
• Some believe that pride and ownership will suffer
if we move to a task cleaning model
• Some custodians will oppose changes.
• Learning curve to implement new equipment
Change video/Role Play
• Believe in your
plan
• Anticipate
barriers
• Provide
feedback to
team members
(both good &
opportunity)
• Be visible and
supportive.
• Listen but be
ready to make
the tough call if
needed.
Potential rewards
• Consistent high quality clean throughout the
district. Provide cleaning equality for all staff.
• Increase daily cleaning efficiency, allowing more
time for deep cleaning (shampoo carpet, increase
floor waxing, etc…)
• Simplify the cleaning process (equipment and
tasks)
• Provide more oversight and accountability to the
cleaning process
Thank You
2013 CASBO Annual Conference
Long Beach, CA
Tuan Nguyen
Doug Sorum
(805) 742-3171
Lompoc Unified School District
(www.moroundtable.info)

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