The First Facility Management Blog

A study released last month by the National Institute of Standards and Technology (NIST), “Investigation of the Impact of Commercial Building Envelope Airtightness on HVAC Energy Use,” confirms that continuous air barrier systems can reduce air leakage by up to 83% and energy consumption by up to 40%. The report states that:

“Despite common assumptions that envelope air leakage is not significant in office and other commercial buildings, measurements have shown that these buildings are subject to larger infiltration rates than commonly believed. Infiltration in commercial buildings can have many negative consequences, including reduced thermal comfort, interference with the proper operation of mechanical ventilation systems, degraded indoor air quality, moisture damage of building envelope components, and increased energy consumption.”

The study was conducted by Steven J. Emmerich (Building and Fire Research Laboratory, NIST), Timothy P. McDowell (TESS Inc.), and Wagdy Anis (Shepley Bulfinch Richardson and Abbott). It evaluated the energy savings of an effective air barrier requirement for non-residential buildings in five cities representing different climate zones (Miami, Phoenix, St. Louis, Bismarck, and Minneapolis).

The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) Standard 90.1 Envelope Subcommittee is looking to update the building air leakage requirements in the standard to include a continuous air barrier system. The NIST report was prepared in part to show that committee the potential energy savings and cost effectiveness of an air barrier requirement.

Some states mandate thermal air barrier systems as part of their Commercial Energy Code, and 29 other states include similar mandates in their provisional Energy Codes.

For more on this report, or to download a PDF of the report, visit the NIST website at www.nist.gov/public_affairs/techbeat/tb2005_1007.htm.

Everyone from FacilityBlog wishes you a safe, happy, healthy, and emergency free holiday.

Regular comments should resume on December 1, 2005, but we invite you to check back and share your thoughts on any posts that catch your fancy. In the interim, posts from the editors may be sporadic at best….and the Friday Funny will resume on December 2, 2005.

Is your building up-to-code? Buildings around the country are being cited every day for National Electrical Code (NEC) violations due to the presence of abandoned cabling in the ceiling and risers. Don’t make the mistake of ignoring this important issue! Learn what you need to do today to be in compliance with the new NEC — and how to avoid paying for cable removal.

Realcomm has teamed with legal and industry experts to present an educational series on the new (NEC) requirements regarding existing and abandoned cabling in commercial office buildings. This three-hour seminar provides a comprehensive review of the NEC and what it means to building owners and managers, including code requirements, recommended lease and license language, liability and insurance risks, cable fire safety, cable materials, permitted cabling, cable audits and abatement, case studies, estimated costs, interviews with local electrical inspectors, and more.

The upcoming event in Toronto will be hosted by BOMA Toronto.

Late last year, at a small Midwestern college, an intruder entered a residence hall and assaulted a student while she was showering. This ugly incident sent shock waves through universities across the nation, prompting facility management and security departments to reassess their access control needs for common rooms.

For TFM’s coverage of this issue, see “The Path of Most Resistance” by Brian Kraemer.

“For campus security officials, student safety is the number one priority,” says David Handy, housing division lock shop supervisor for the University of Virginia. “When we heard about this incident in the Midwest, we immediately conducted a review of the access control systems in the residence halls at UVA and asked our access control suppliers to propose solutions for additional locks on our bathroom and student lounge doors. Outside entrances were already secured by magnetic card locks – only the students who lived in those halls could get in. And, of course, the private student living quarters were also secured.”

Tom Ashbrook, Kaba representative for the Virginia territory says, “One of the unique problems in securing the common areas of residence halls is that you don’t want students to have to bring a key or ID card with them every time they go to watch TV or use the bathroom. That’s one of the reasons these areas haven’t traditionally been locked down. A PIN-based lock solves that problem right off the bat. Plus, it can give you a fully featured system that’s very easy to manage. Some models even allow you to program in holiday blocks, which can be very useful in a university setting, where some buildings are closed to everyone but staff for weeks at a time.

Handy adds that a PIN-based systems allows them to “assign unique PINs when we issue the student ID, and if we ever need to change a PIN, we make the update on our computer here in the central office, download it to a Palm® based PDA, and beam it up to the affected locks through infrared data transfer. Plus, we get vastly improved security monitoring. Each lock maintains a complete audit report, and a quick download to the PDA gives us the date and time of every access event.

“When we implemented this system, we put in 200 new locks,” explains Handy, “and the installation went without a hitch. The model we selected (Kaba’s E-Plex) is field-handed, so we didn’t have to go around and count our right- and left-hand entrances before ordering. With models for cylindrical, mortise, and all of the major exit devices, we could use the E-Plex at every entry point. The additional hardware needed to fit different door thicknesses is right there in the box, which really helps save time and frustration. The retrofit was so easy some of our doors didn’t even have to be re-drilled. Kaba’s new Lectrobolt® technology saved us from having to run wire through the doors; the power actually runs through a single bolt that’s one of the mounting throughbolts. This gives us all the sophisticated features of an electronic lock with the simple installation of a mechanical lock.”

“We also make it easy to match your existing master lock system,” says Ashbrook. “Kaba accepts more different types of cylinders than any other brand and provides multiple key override options. The Lectrobolt completely eliminates the problem of pinched wires at installation, which is a major cause of failure in competitive electronic technology. Plus, the E-Plex housing is exceptionally durable, which is a real necessity in high-use applications like university residence halls. And it’s designed with weather resistance capabilities that allow it to be used in outdoor applications without additional installation gaskets, so the moisture issues associated with a bathroom installation should be no problem.”

“The reliability has been solid,” concludes Handy. “So far, we’ve installed 250 locks with 100% success.”

The Carpet America Recovery Effort (CARE), a joint initiative of the carpet industry, the Environmental Protection Agency, state governments, and non-governmental organizations, is announcing a partnership with sustainable design company Tricycle, Inc to reduce the amount of carpet waste landfilled annually.

For TFM’s coverage of this subject, read “Sustaining Carpet is a Journey” by Lisa Malloy and Caren Klosterman.

In 2002, CARE established an ambitious schedule to divert 40% of carpet landfill waste by the year 2012 by focusing upon post-consumer carpet waste, helping to identify, promote, and develop carpet reclamation and recycling programs. Only three years later, CARE reported more than 120 million pounds of landfill diversion of old carpet and was selected as one of the “25 Environmental Champions for 2005” in a recent industry survey.

The CARE Board of Directors recognized Tricycle’s success at reducing unnecessary design waste in the manufacturing process as achieving the same ultimate goal–reducing the amount of carpet landfilled. Tricycle’s services enable manufacturers to design and prototype carpet as well as send samples to architects and interiors designers before physically manufacturing the products. In 12 months, in external product samples sent to architects and designers alone, Tricycle simulation prevented more than 50,000 pounds of carpet from making its way to landfill.

CARE’s emphasis upon post-consumer waste aligns with Tricycle’s elimination of unnecessary design waste, or pre-production waste, to impact the full lifecycle of creative products in the carpet and textile industries.

“CARE is leading sustainability initiatives that address the life of carpet after it is produced by a manufacturer and purchased by a consumer; Tricycle focuses upon serving manufacturers’ design, prototyping, sampling, sales and marketing,” says Tricycle president and COO Jonathan Bragdon. “In essence, we have been working alongside CARE for three years, watching the organization as it steps into a position of environmental leadership in the interiors industry. The partnership is a welcome outgrowth of two organizations that have been running parallel courses.”

The first component of the partnership is a Tricycle- led relaunch of CARE’s Web site. Tricycle will redesign and develop the site, using its extensive experience of building Web tools and sites for clients including Bentley Prince Street, Collins Aikman, Crossley, Interface, Lees, Milliken, Monterey, Set Wallcovering, and Wieland Furniture.

The second component is a donation program, by which Tricycle will contribute a percentage of its profits to CARE. Any use of SIM from Tricycle simulation by a carpet manufacturer who is a CARE member will automatically generate a donation to CARE initiatives. SIM from Tricycle is the only carpet simulation to receive two NeoCon Gold awards, is in use at eight of the top 10 commercial carpet manufacturers, and is spreading into the hospitality and residential markets, as well as wall covering, textiles, and furniture. The color accurate, realistically visually textured prints require zero oil, 95% less water and energy to produce, cost up to 70% less per sample, and are designed to be completely recyclable into paper products.

“For the past year, I have been totally intrigued by Tricycle’s unique value proposition,” says CARE Executive Director Robert Peoples. “This partnership of two organizations on the cutting edge is a great opportunity to look at the bigger picture of sustainable design, a genuine win-win for everyone. It simply makes sense to collaborate, and we could not be more thrilled at the opportunity to work with such a talented team.”

United Rentals, Inc. has launched United Rentals Certified Auctions on eBay. This service hopes to offer a steady stream of quality used equipment - from skid steer loaders, mini-excavators and aerial lifts, to generators, welders, and more.

For TFM’s coverage of this issue, see “We Need MRO Equipment, Stat!” by Laurence Toney.

“We are continually upgrading our equipment fleet to provide rental customers with the latest models to meet their needs,” says Michael Kneeland, executive vice president of operations for United Rentals. “We regularly have a large inventory of used equipment that has been maintained by our technicians which we can offer to customers interested in making a capital purchase of this kind. eBay is the best method to make it widely available.”

eBay’s platform has enabled it to grow to a worldwide community of 168 million registered users who favor the site because of its ability to drive buying and selling efficiencies. The launch of United Rentals Certified Auctions is part of United Rentals’ new strategic e-commerce plan to provide customers with convenient online options for purchasing or renting equipment. United Rentals equipment purchased on the site is available with a United Guard Extended Warranty, which covers inspections and repairs for an additional charge.

“eBay is pleased to connect United Rentals with users who rely on eBay to operate their businesses cost effectively,” says Daniel Leffel, category manager for eBay Business. “United Rentals’ reputation for supplying equipment and contractor supplies to meet every job site need is a great fit with eBay.”

Increasingly, firms are finding that their growth and success are really constrained by their ability to recruit and retain talent. “As firms continue to compete for top talent, it has become even more important to create work environments that truly espouse best workplace practices,” says Sarita Peng, a principal with ZweigWhite. “Firms that are successful in creating an environment that truly values their employees have demonstrated higher success in recruiting and retaining top talent.”

For TFM’s coverage of this issue, see “The Changing Footprint of the American Workplace” by Kelly Sterk and Heidi Schwartz.

Peng shares a few best workplace tips for principals who want to attract and retain top talent:

* Map out opportunities for growth. Articulate a clear long-term career path to employees so they know what it will take to be successful in the organization and the steps they’ll need to take to become the next leaders.

* Emphasize professional development. Training gives employees the tools to provide clients with the highest quality of work and the best service. Investing in training also demonstrates to employees the value firm leaders place on their long-term development within the firm. See The TFM Show for more educational opportunities.

* Implement a work-life balance. Increasingly, employees are looking to be able to spend more time with family or have time to pursue personal interests. Firms that are able to offer flexible work options will find it easier to attract and retain talent.

* Share the wealth. In addition to having competitive compensation and benefits, the best firms also share the wealth in other ways. More firms are expanding the number of owners in a firm or increasing the percentage of bonus potential distributed so that firm difference-makers can have a larger share of the pie.

The Air-Conditioning and Refrigeration Institute (ARI) and the American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc. (ASHRAE) have approved a new cooperative agreement for standards development that reinforces their long-running alliance.

For TFM’s past coverage of this issue, read “Sick Buildings: Common Causes and Sensible Solutions” by Jeffrey Entin.

Preserved and formalized in the agreement is one of the tenets of the ASHRAE-ARI relationship - that ASHRAE develops method of testing standards that describe how to perform product testing, while ARI develops rating standards that specify rating conditions and details on how to rate performance of product using those tests.

The agreement makes clear that where there is a published ARI rating standard, the ARI rating standard is the appropriate place for inclusion of the product performance rating conditions. Likewise, where there is a published ASHRAE method of testing standard, the ASHRAE standard is the appropriate place for inclusion of the method of testing details.

Further, to address both future and all existing standards, the agreement stipulates the mechanism for moving the method of testing standards from ARI to ASHRAE and for moving rating conditions from ASHRAE to ARI standards.

“This agreement clarifies, for ASHRAE and ARI members, the respective roles of each organization in standards development,” says Mark Menzer, ARI’s vice president of engineering and research. “Each organization will recognize the other’s area of competence, communicate to establish whether the other wishes to participate, and cooperate so as to avoid conflict or overlap between standards.”

“This agreement is part of ASHRAE’s continuing efforts to improve our standards development process and our relationship with ARI,” says Lee Burgett, P.E., ASHRAE president. “The agreement allows ARI and ASHRAE to determine responsibilities for—and streamline development of—standards to draw upon the expertise of our members.”

Currently, nearly 50 ARI rating standards reference and require the use of corresponding ASHRAE method of testing standards with a number of others currently under development at ASHRAE and ARI.

According to a new survey, Camden, NJ is the most dangerous city in the country, followed by Detroit, St. Louis, Flint, Richmond, and Baltimore. This is Camden’s second year at the top.

The safest city in the country is Newton, MA, followed by Clarkstown, NY, Amherst, NY, Mission Viejo, CA, and Brick Township, NJ.

As those born between 1946 and 1964, the large ‘baby boomer’ generation, ages so to does our workforce while the labor pool shrinks. Currently, workplace injury rates for older workers are the lowest of any age group, but their fatality rate is the highest. To accommodate the aging workforce and to work to reduce fatality rates, businesses should design a safe workplace for this aging, but valuable, workforce, American Society of Safety Engineers (ASSE) notes, or be faced with a negative economic impact.

“Businesses must act now to accommodate and provide a safer work environment for the aging worker, a valuable and experienced group, or their bottom line will be impacted negatively” ASSE President Jack H. Dobson, Jr., CSP, says. “There are easy and economical ways to do this that in the long run will save time, increase output and contribute positively to the business.”

For TFM’s coverage of this issue, see “A Recipe for Safety” by Paula Penning.

The U.S. Department of Labor’s (DOL) workplace statistics for 2004 show that those 64 and older had the lowest number of workplace injuries, but the fatality rate for those 55 and older rose by 10%. In 2003, workers 65 and older “continued to record the highest fatality rate of any other age group, more than three times the rate of fatalities for those aged 25-34,” according to the DOL. Most of these fatalities were transportation-related, from falls, from being struck by an object and from homicides.

As baby boomers begin to retire over the next few years, the DOL notes the workforce will shrink as those born from 1965 to 1985, a time with a declining birthrate, enter the workforce. According to American Demographics, currently there are 76.9 million baby boomers in the U.S. The majority of boomers live in California, Florida, Illinois, Michigan, New Jersey, New York, Ohio, Pennsylvania, and Texas.

“As the percentage of the workforce aged 55 and over increases, injury rates for the whole work population decreases while productivity increases,” ASSE member Dr. Joel M. Haight, P.E., CSP, researcher and faculty member at Penn State University, says. “An estimated 3.9 million occupational injuries and illnesses were treated in hospital emergency departments among all industry and occupation groups for workers aged 15 and older. The highest numbers of these injuries and illnesses occurred among workers aged 25-44.”

“Data suggests there is no age-related safety performance issue between the 25-54 year age group and that of the over 55 years age group, according to 2001-02 statistics,” ASSE member and Colorado resident Alma Jackson, R.N., MS, COHN-S states in her paper titled “Health and Safety in an Aging Workforce.” “Older workers are not more prone to injury and illness than other workers. Older workers have fewer avoidable absences, a lower turnover rate, and fewer work-related accidents.

“To increase workplace safety, employer fixes – environmental changes – can cost next to nothing yet the return on investment is very high,” say Jackson.

In the Society for Human Resource Management’s (SHRM) 2004-05 workplace forecast, the top demographic trends identified are: 1) the aging workforce; 2) elder care; 3) having both child care and elder care responsibilities; 4) changing family patterns; and, 5) an increase in the unskilled workforce.

“Management needs to be prepared to accommodate the number of changes older workers may face such as physical, sensory, and perhaps some mental impediments,” according to ASSE member Bruce Tulgan, founder and president of RainmakerThinking Inc., a New Haven, CN-based workplace research firm. “As we age we get shorter and heavier, he says, our muscle strength decreases, and by age 65, the mean maximum aerobic power – the level at which oxygen uptake levels off – is about 70% of what it was at age 25. Hearing and vision are also diminished as one ages.

Most experts agree that despite the aging process and its risks, older workers are not likely to take it easy on the job. “Even though older workers face additional obstacles to performing their job, they bring experience and knowledge and an excellent work ethic to the job making them a valuable part of the work force,” Tulgan says. “Equipment, facilities, and work processes can be improved to account for the limitations of the aging workforce and to take advantage of their experience and capabilities.”

Knowing that there is no one-size-fits-all solution, the following are suggestions from ASSE members that can increase workplace safety for an aging workforce:

· Improve illumination, add color contrast
· Eliminate heavy lifts, elevated work from ladders and long reaches
· Design work floors and platforms with smooth and solid decking while still allowing some cushioning
· Reduce static standing time
· Remove clutter from control panels and computer screens and use large video displays
· Reduce noise levels
· Install chain actuators for valve hand wheels, damper levers or other similar control devices – this brings the control manipulation to ground level – helps reduce falls
· Install skid resistant material for flooring and especially for stair treads – helps reduce falls
· Install shallow-angle stairways in place of ladders when space permits and where any daily elevated access is needed to complete a task – helps reduce falls
· Utilize hands free volume adjustable telephone equipment
· Increase task rotation which will reduce the strain of repetitive motion
· Lower sound system pitches, such as on alarm systems, as they tend to be easier to hear
· Lengthen time requirements between steps in a task
· Increase the time allowed for making decisions
· Consider necessary reaction time when assigning older workers to tasks
· Provide opportunities for practice and time to develop task familiarity

Implementing these changes would not only help older workers, but would benefit all workers.