The First Facility Management Blog


September 2nd, 2010

On The Road To Zero Waste, $20 At A Time

GAF’s Cobra® Ridge Vent plant, located in the northern Atlanta suburb of Cumming, GA, is a bright, highly automated, state-of-the-art facility — the type one might associate more with the production of silicon wafers than roofing ventilation products. The company and the team that runs this facility take its environmental role seriously. This includes waste management, and after a three-year effort, the plant recently announced the achievement of Zero Manufacturing Waste ahead of schedule.

This GAF plant makes five different models of ridge vent for different applications and regions and has produced more than 20 million vents without a customer complaint, while practicing Lean Manufacturing techniques extensively. For those new to the concept of Lean Manufacturing (often referred to merely as “Lean”), this is a process and approach that convenes process improvement teams (sometimes called Kaizen teams) to make a continuous series of small improvements to an operation. When properly practiced, it can result in a highly efficient, flexible manufacturing operation that runs at very high yield rates.

Lean is built around the concept of “value streams”, which follow the process of value creation from beginning to end. As an example, the value stream could be the process of ordering polypropylene, all the way through to injection-molding a ridge vent and shipping it. Or it could be the process of tearing off and installing a roofing system. The concept can be applied equally in offices, job sites, or production floors — everything along the way that doesn’t add value to the customer should be considered and improved.

Five models of GAF's Cobra Ridge Vents are made at the Cummings, GA plant.

Five models of GAF's Cobra Ridge Vents are made at the Cumming, GA plant.

Most processes have some form of waste — unnecessary counting steps, waiting for tools and equipment, work in progress, product changeovers, or raw materials that don’t become part of the finished product. These are all targets for elimination by Lean techniques. What’s different about Lean is the focus on value streams as opposed to departments.

The Lean approach focuses on the whole process, rather than a single step. Anything that hangs up the flow of production needs to be modified, removed, or streamlined, and once you remove one obstruction, you keep heading downstream to find and remove the next — making that entire stream flow smoothly is your team’s responsibility, not another department’s.

By following these streams of value creation through the plant and process, and by asking those that actually run it to be involved in its development and improvement, the Lean approach can be very effective. And even though it sounds like a manufacturing-specific approach, Lean, at its core, is really about maximizing customer value via the elimination of waste in all its forms. It can be applied to any business.

Implementing Zero Waste
But Lean, however simple it may seem on paper, can be hard to implement — it takes a commitment to a culture change. And Lean isn’t about automation and machines and expensive software. It’s about the efficient flow of products through the plant (in fact, Lean often eliminates complex steps from the process, especially those involving counting and tracking inventory, or managing work in progress).

But here’s the kicker — achieving these results doesn’t have to be expensive. In fact, for the initial roll-out, GAF’s Cobra plant manager, Breck Hudson, set a standard by not allowing any idea that would cost more than $20. In this scenario, most often it is the people who run the process who know how to improve it — and listening to them and collecting their ideas isn’t expensive. There were many useful suggestions; in fact, Hudson got an average of six from each employee in just the first year of the effort.

Plant manager, Breck Hudson, is currently looking for ideas on how to recycle the label backing that is left over from shipping boxes of product from the facility.

Plant manager, Breck Hudson, is currently looking for ideas on how to recycle the label backing that is left over from shipping boxes of product from the facility.

The Most Popular Improvement
To provide an idea of the kinds of improvements that generated the greatest results, an informal employee poll after the initial round of Lean exercises determined the most popular process improvement. It turned out to be the installation of a guide along the side of a conveyor belt, a relatively simple modification. Cost: less than $20. All it took was a little bit of welding time to install that guide, and the operators no longer have to keep a watchful eye on that conveyor to see if boxes of finished product hang up. It was the kind of thing that was easy to overlook if you weren’t working on that line every day, but it allowed the operators to focus on more important areas of the process.

However, even when applying the concepts of Lean Manufacturing, the road to Zero Waste is a meticulous, ongoing process. Everything that comes into the plant and doesn’t get made into a ridge vent must be managed, handled, or recycled in some way. As Hudson points out, these items, by definition, don’t create value for the customer (they’re buying a ridge vent, not the pallet a raw material arrived on). And indeed, one of the biggest culprits is raw material packaging, which is where much of the success in eliminating waste and improving efficiency has been generated — working with suppliers to improve or eliminate packaging.

Soon, success began to build on itself. People in the plant began to develop a “Lean eye”, constantly looking out for unneeded steps or wasted resources.

Hudson, as plant manager, acts as coordinator of the effort. He makes a point to recognize all suggestions that are generated, and ensures that an explanatory posting and pictorial is posted for each successful idea he receives. In addition to the current open issues and safety updates, an entire wall of the manufacturing floor has been dedicated to such postings — a celebration of the Zero Waste effort and the continuous series of small improvements it took to achieve.

A particularly interesting example of a significant step in the effort involves the nails that are supplied preloaded in the ridge vents, so the contractor always has a nail right in front of him. These nails were arriving in 50 pound boxes, generating a lot of cardboard that needed to be handled and recycled. To address this issue, the plant’s purchasing team worked with the nail supplier to change the packaging to reusable 1,500 pound boxes, and even required that those boxes ship with no lids and no stretch wrap (lids weren’t needed, and stretch wrap can be hard to handle and recycle). The effort ended up making the plant safer too, as lifting the 50 pound boxes of nails was a stress point for the operators, and had been a point of concern. By contrast, the large totes can be mechanically tilted and emptied, then broken down and returned to the supplier (and eventually recycled at the end of their useful life).

The quest to maximize and optimize a Lean Manufacturing operation is an ongoing process. At the time of this writing, Hudson was looking for a recycling solution for label backing (see photo above) — when you ship millions of boxes of product a year, there’s more label backing paper than you might think. How did he approach this challenge? He posted it on the employee message board, offering prizes (and of course recognition on the message board) for the top ideas, and it’s a probable bet that the winning solution will cost less than twenty bucks.

LABELS Facility Managers, GAF, Interiors, Recycling, Safety, The_Environment, roofing, zero-waste No Comments »

September 2nd, 2010

NEW SERVICE SPOTLIGHT: Online Configurators From Chicago Faucets

Chicago Faucets now provides a comprehensive, online solution for selecting and matching its many options of faucets and features with three new online product configurators.

Using a pull-down menu when in the application, specifiers can select faucet features — such as preferred types of handles, spouts, and outlets. The more features that are selected, the more specific the final configuration becomes. When only a few features are selected, multiple product numbers may be listed. (Click on image for larger view.)

When selections are complete, selecting “Configure Item” at the bottom of the page summons results with links to product web pages or specification sheets. On manual and ECAST® configurations, a quick registration process allows the user to save product configurations for future reference.

All Chicago Faucet commercial manual, ECAST, and electronic faucets are available for configuration, including all catalog and non-catalog products.

LABELS Chicago_Faucets, Interiors, New_Service_Spotlight, Plumbing, product_specification No Comments »

September 1st, 2010

September: National Preparedness Month

This September marks the seventh annual National Preparedness Month, and the Federal Emergency Management Agency, the American Red Cross, and many local communities are encouraging businesses to assess their respective levels of readiness.

Here are a few tips from BOMA International’s Preparedness Committee on how property professionals can maximize preparedness:

  • Visit www.ready.gov, which contains information and resources on a wide variety of preparedness topics.
  • Enroll as a coalition member of The National Preparedness Program and agree to promote preparedness during the month.
  • Join the September 9, 2010 town hall conference call at 2:00 EDT with FEMA executives regarding preparedness and how you can make a difference.
  • Arrange a discussion among team members about existing plans and programs for response to potential incidents. Distribute the plan to all stakeholders.
  • Set up a meeting with neighbors to share emergency response plans and identify ways you can work together to challenge protocols and responses.
  • Set up a table–top session and include property team members, first responders, neighbors, employee groups, and other stakeholders to challenge and update existing plans.
  • Contact your local American Red Cross branch to conduct first aid awareness, CPR training, and consider signing up for the Ready Rating program sponsored by the Red Cross.
  • Confirm that all staff members have personal emergency response plans in place.

LABELS American_Red_Cross, BOMA, FEMA, National_Preparedness_Month, Safety, emergency_preparedness No Comments »

August 31st, 2010

Institute Brings Industry Perspective to DOE Initiatives

From sustainable federal buildings to developing a road map for net-zero buildings, the Department of Energy (DOE) is tackling a number of cutting-edge challenges and the National Institute of Building Sciences is there to provide input from the industry’s perspective. In its role as an authoritative source of advice for both the private and public sectors with respect to the use of building science and technology, the Institute recently submitted comments in response to DOE’s call on the proposed rulemaking “Energy Efficiency and Sustainable Design Standards for New Federal Buildings.” Its primary message: Consider sustainability to be just one aspect of a high-performance building. The rulemaking calls to establish sustainable design criteria as required by the Energy Policy Act of 2005 (EPACT) and Energy Independence and Security Act of 2007 (EISA).

Among its comments, the Institute encouraged DOE to use a holistic approach to achieve sustainability in federal buildings; look at lifecycle costs instead of first costs as a basis for sustainable decision making; and include operations and maintenance staff and building occupants in the long-term strategies for sustainability. In addition, the Institute became a member of the Steering Committee of the Zero Energy Commercial Buildings Consortium (ZECBC). The ZECBC, through funding from DOE, is developing a roadmap for net-zero buildings and heading to a clear destination of improved energy efficiency in commercial buildings.

As the nonprofit organization authorized by Congress to serve as an interface between government and the private sector, the Institute has an important role because it brings a strong understanding of high-performance building practices and an industry-wide perspective to the Steering Committee. Similarly, the ZECBC itself is a broad based industry partnership comprised of representatives from national industry, non-governmental organizations and public agencies.

LABELS DOE, Energy, NIBS, Net Zero Energy Buildings, ZECBC, sustainability No Comments »

August 31st, 2010

NEW PRODUCT FLASH: Surface Reaction From Patcraft

Patcraft, a division of Shaw Industries, has introduced Surface Reaction, a collection of three carpet styles in nine multi-hued colorways that incorporates Solution Q Extreme fiber and Ecoworx® backing.

Surface Reaction from Patcraft

Surface Reaction from Patcraft

Featuring a large, medium, and small scale design, the three modular styles of Surface Reaction offer patterns appropriate for any sized facility installation. It is suited for high performance applications like K-12, higher education, healthcare, and corporate facilities. Facility managers can select the scale and pattern that work best in their project space, or they can include several for a creative flooring design.

Surface Reaction is constructed using 100% Solution Q Extreme, a stain resist fiber designed for high performance environments. Products manufactured using Solution Q Extreme fibers have lifetime warranty coverage for colorfastness to light and atmospheric contaminants, stains, abrasive wear, and static.

The collection is backed with Ecoworx modular backing system, a sustainable, non-PVC, carpet backing for modular carpet products. This strong, durable backing features greater tensile, tear, and lamination strength than PVC. Ecoworx is dimensionally stable and is covered by a lifetime commercial warranty for edge ravel, zippering, delamination, and moisture degradation.

Because Patcraft’s Surface Reaction is constructed with Solution Q Extreme premium branded nylon and Ecoworx, the products are 100% upcyclable. They are Cradle to Cradle certified, can help to earn LEED points, and are NSF 140 certified.

LABELS Carpet, Cradle_to_Cradle, Interiors, LEED, New_Product_Flash, Patcraft, The_Environment No Comments »

August 30th, 2010

Submissions for IFMA’s Facility Fusion Due 9/8/10

IFMA is now accepting submissions to Facility Fusion, held March 23-25, 2011, at the Westin - Boston Waterfront in Boston, MA. The Call for Presentations is open until September 8, 2010 (NEW DEADLINE).

The objective of the 2011 educational experience is to offer high-level FM education that has NOT been duplicated in the marketplace. All abstract submissions must be new and never before presented prior to Facility Fusion. (Note: In the event that IFMA discovers a selected session is scheduled to be presented prior to Facility Fusion, March 23-25, 2011, the session will be canceled.)

Quick Guide for Submissions:

  • Please pre-determine which of the seven (7) Facility Fusion educational tracks best represents your session.
  • Type your information in a Word document prior to completing the online application.
  • Proofread your application before submitting. Spelling or grammatical errors could lose you points in the Quality category.
  • The Call for Presentations form must be filled out completely.
  • Complete all speaker information fields, even if you have presented at another IFMA event in the past.
  • The learning objectives should describe exactly what attendees will learn. Outline the “take-away” information attendees can apply upon their return to work.
  • All abstract submitters will be notified via e-mail. If your abstract is accepted, you will receive a Limited Speaker Event Registration.

Applications must be received through the event website (no e-mails accepted) by August 31. Detailed information regarding the application process is available on the site.

LABELS FM_Alert, Facilities_Management, Facility_Fusion, Facility_Managers, IFMA, Professional_Development No Comments »

August 26th, 2010

New ANSI-Approved Retail Measurement Standard

The Building Owners and Managers Association (BOMA) International has released Retail Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.5-2010), a new measurement standard that provides a uniform methodology for computing, communicating, and comparing the measurement of shopping centers, providing an unequivocal direct measure of the physical size of the floor area of a retail building. The standard is designed to serve the interests of building owners, managers, and occupants as well as facility managers, brokers, appraisers, assessors, lenders, insurers, developers, construction and design professionals, and others.

“We are excited to add the new retail measurement standard to BOMA’s family of measurement standards,” commented BOMA International Chair Ray H. Mackey, Jr., RPA, CPM, CCIM, partner and chief operating officer, Stream Realty Partners, L.P. “The new standard will allow all types of real estate professionals to measure retail spaces easily and accurately.”

The new standard offers three measurement methods:

  • Construction gross area. Includes the area defined as exterior gross area, as well as other areas that have a structural floor or are covered by a roof or canopy that are typically enclosed but within the building perimeter.
  • Exterior gross area. The total of all the enclosed floor areas of all floors of a building contained within their measure lines.
  • Gross leaseable area. The total enclosed floor area designed for the exclusive use of an occupant, including any basements, mezzanines or upper floors.

The standard also features 16 illustrations, worksheets, and 48 definitions of measurement terms, hyperlinked in a downloadable PDF format.

LABELS ANSI, BOMA, Floor_Measurement_Standard, construction, retail No Comments »

August 26th, 2010

Temasek Polytechnic in Singapore Joins IFMA Foundation Accredited Degree Program

The IFMA Foundation is pleased to announce that Temasek Polytechnic, a leading paraprofessional educational institution in Tampines, Singapore, has joined 13 other prestigious universities as Accredited Degree Program institutions, IFMA Foundation-sanctioned providers of quality facility management degrees.

In addition to accrediting the Temasek Engineering School’s Diploma Program in Integrated Facility Management, the IFMA Foundation reaccredited the Georgia Tech College of Architecture’s Master of Science in Building Construction and Integrated Facility Management and the Pratt Institute School of Architecture’s Master of Science in Facilities Management programs.

Developed in 1996 and revised in 2008, the Accredited Degree Program provides the most comprehensive facility management degrees available through adherence to a broad range of industry educational standards. Accredited schools must provide instruction in the nine core competency areas identified by the International Facility Management Association that define the professional practice of facility management.

“We’re particularly pleased to have Temasek join the Accredited Degree Program because it’s the first facility management associate degree/diploma program to be accredited anywhere in the world,” said IFMA Foundation Director of Academic Affairs Charlie Claar, P.E., CFM, CFMJ. “The number of accredited programs continues to grow, and we’re hopeful that we’ll be able to accredit another three to four schools later this year.”

This recognition places the schools alongside institutions such as Brigham Young University, Conestoga College, Cornell University, Ferris State University, FH Kufstein Tirol, Hanze University Groningen, Hong Kong Polytechnic University, Leeds Metropolitan University, NHTV Breda University of Applied Science, Saxion Universities of Applied Sciences and the Wentworth Institute of Technology.

In total, there are seven recognized programs in North America, five in Europe and two in Asia, representing four master’s degree programs, nine bachelor’s degree programs and one associate degree program.

To learn more about the IFMA Foundation Accredited Degree Program and how universities can achieve accreditation, or for a complete list of accredited schools, visit http://www.ifmafoundation.org/scholarships/degree.cfm.

Established in 1990 as a nonprofit 501(c)(3) corporation and separate entity from the International Facility Management Association, the IFMA Foundation has — for 20 years — worked for the public good by promoting priority research and educational opportunities for the advancement of facility management. The IFMA Foundation is supported by the generosity of the facility management community, including IFMA members, chapters, councils, corporate sponsors and private contributors who are united by the belief that education and research improve the facility management profession. To learn more about the good works of the IFMA Foundation, visit www.ifmafoundation.org. For more information about IFMA, visit www.ifma.org.

LABELS Accredited Degree Program, FM_Alert, IFMA_Foundation, Temasek Polytechnic, education No Comments »

August 26th, 2010

NEW SERVICE SPOTLIGHT: Matting Advice from EcoPath

EcoPath™, a recyclable entryway matting solution made from environmentally friendly renewable and recyclable products, urges facility managers to consider entryway matting as a vital component of any seasonal operations plan. To these efforts EcoPath has put in place a team of regional specialists to counsel building professionals on how EcoPath products can help minimize tracked dirt, lower cleaning costs, reduce slip and fall hazards, and contribute to LEED certification.

EcoPath's matting products include EcoMax, EcoRib, and EcoClassic (shown here).

EcoPath's matting products include EcoMax, EcoRib, and EcoClassic (shown here).

This team of dedicated regional reps offers a breadth of service experience in such industries as flooring, carpet, tile and insurance. “Our regional professionals are armed with the expertise and available to help with every step, from initial inquiries to overseeing the installation process and managing customers’ continued needs,” said Jack Lindsay, founder of EcoPath, a product of Engineered Conversion Systems (ECS).

Whether forecasting snow, heavy rain, winds, or sunny skies, EcoPath can complement a facility’s seasonal management strategy to:

  • Protect floors with moisture hoarding, dirt  trapping construction
  • Control tracking and minimize dirt
  • Minimize slip hazards
  • Handle heavy traffic without showing wear
  • Reduce cleaning costs
  • Reduce environmental strain by utilizing recycled materials in its construction
  • Contribute toward LEED building certification

EcoPath entryway matting solution is backed with EnviroCel™, which contains recycled, recovered, and renewable materials that are 60-70% green by weight, and BioGrip™, a 100% post-consumer recycled secondary backing made from recycled (PET - polyethylene therephthalate polyester) plastic bottles with a non-skid natural rubber.

EcoPath contributes to U.S. Green Building Council LEED certification under Section 4.3, Indoor Environmental Quality, Low-Emitting Material; under LEED Materials and Resources CR4, Recycled Content; and under LEED Innovation in Design, CR1.

Regional representatives are available for the Southeast, Northeast, New York, the Midwest, and the West.

LABELS EcoPath, Facility Managers, Interiors, New_Service_Spotlight, Safety, The_Environment, matting No Comments »

August 25th, 2010

Siemens Smartest Buildings Announced

Siemens Industry, Inc. has identified the four smartest buildings in America, winners of its inaugural Smartest Building in America™ Challenge. Grand prize winners are the Duke Energy Center, Charlotte, NC, and the Iowa Central Community College, Fort Dodge, IA. Runner-up winners are the Cold Climate Housing Research Center, Fairbanks, AK, and the Rasmussen Building at Grand View University, Des Moines, IA.

Five industry experts selected the winners from finalists that included a wide range of facilities from across the U.S. According to Christoph Vogel, vice president of Control Products and Systems (CPS), a Business Unit of the Building Technologies Division of Siemens Industry, “The judges faced a difficult decision. All of the entrants demonstrated smart, innovative ways of increasing efficiency and lowering costs with Siemens building automation systems. Choosing the top four proved to be the real challenge.”

Grand prize winners will receive $25,000 in products and services from the Building Technologies Division, according to Vogel, or a $25,000 contribution to qualified charities of their choice. Runner-up prize winners will receive $15,000 in products and services or a $15,000 contribution to qualified charities of their choice.

Vogel provided a brief summary of the two grand prize winners and the two runners-up:
2010 Grand Prize Winners
The Duke Energy Center is a LEED® Core and Shell 2.0 Platinum certified office tower with 48 stories and 1.5 million square feet. Using Siemens APOGEE® Building Automation System, it creates operational efficiencies that have reduced energy consumption by 22 percent.
The Iowa Central Community College Biotechnology and Health Science Building is a LEED Gold building that relies on the Siemens TALON® AX system to integrate six mechanical systems and operate equipment such as water to air heat pumps, pumping systems, water to water heat pumps, and air handling units.

2010 Runners-Up
Alaska’s Cold Climate Housing Research Center is in the process of receiving LEED Platinum certification, which would make it the furthest north LEED Platinum building in the world. Using the Siemens APOGEE system to handle Alaska’s extreme climate, the research center has more than 1,200 sensors that monitor everything from the walls to the roofs, rainwater, foundations, permafrost, and HVAC.
The Rasmussen Building at Grand View University ensures the comfort of faculty and students while supporting Art Department needs to showcase student work and talents. Using the Siemens TALON system, the building automatically operates VAV boxes for the entire facility, raises and lowers window shades based on time of day and interior room temperatures, and adjusts lighting for the Art Gallery and main conference room.

LABELS Building_Automation, Energy, Siemens, Smartest_Buildings_in_America No Comments »