Michael Tran March 4, 2014 University of San Diego MSRE Program DAY CLEANING

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1 Michael Tran March 4, 2014 University of San Diego MSRE Program DAY CLEANING Image Source: Bend, 2012

2 WHAT IS DAY CLEANING? Office cleaning services are performed during normal building operating hours. Image Sources: Martins, 2007; Clean-Tech, 2011

3 BENEFITS Benefits of Day Cleaning Reduced Energy Costs Greater Building Security Potential Reduced Cleaning Costs Reduced Tenant Complaints LEED Lighting and HVAC systems remain off after normal operating hours. Building can be secured at end of operating hours. Protection for sensitive materials. Other cleaning duties (e.g. day porter) can be merged with day cleaning. More accountability between cleaners and tenants to keep areas cleaner. Can be paired with green cleaning policy, which is a prerequisite for LEED v4.

4 CHALLENGES Challenges for Day Cleaning Tenant Buy-In Difficult for multi-tenant buildings with various needs. Productivity Issues More constraints on space usage based on scheduling. Distractions Tenants concerns of potential interruptions, noise, and odors. Safety Potential risk from electrical cords, wet floors, toxic fumes. Implementation Initial research, preparation, and communication to occupants.

5 IMPLEMENTATION PROCESS Analyze feasibility and cost savings by building management and Building Services Contractor (BSC). Upper management support is critical for other tenants to buy in. BSC gives early communication and education to tenants. BSC schedules cleaning around tenant activities. Cleaning adjustments are made based on tenant concerns.

6 SUPPLEMENTS TO DAY CLEANING Early morning cleaning shifts Restrooms, common areas Cooperative cleaning by tenants Taking out own trash Additional weekend cleaning Both day and night cleaning More thorough cleaning possible at night/weekends

7 COST/BENEFIT Energy Cost Savings: Can be substantial, but depends on building features. Energy efficient buildings with updated lighting, sensors, and HVAC will realize less savings. Example: Average office energy cost: 15,000 sq. ft. x $2.06 = $30,600 $1224-$3060 Energy Savings per Year Cleaning Costs Savings: Can reduce existing labor by combining cleaning duties, such as those of day porters. Limited Example (costs vary greatly): $1.50 x 15,000 sq. ft = $22,500/year $2,250-$4,500 Cleaning Labor Cost Savings per Year Potential Cost Savings: 4-10% Energy 10-20% Cleaning Labor

8 EXAMPLE 1: 610 WEST ASH Class A Office Space in San Diego Energy Star 100% 180,000 sq. ft. rentable space Before Day Cleaning 2 Full Time Day/Night Cleaners 4 Night Cleaners With Day Cleaning 5 Full Time Day Cleaners Motion detectors, max 1 hour light overrides timers Savings only on reduction of one cleaner; marginal energy savings Image Source: Cushman Wakefield, 2008

9 EXAMPLE 2: STATE FARM INSURANCE 1994 Night cleaning poor cleaning performance, high turnover of cleaners, theft issues 2000 Day cleaning first implemented 2003 Day cleaning in 16 buildings 5-8% savings on cleaning costs 7-8% savings on energy costs $150,000-$200,000 savings per year for each building Cleaning quality improved (lower cleaner turnover) Image Source: k-state, 2014

10 SUMMARY OF DAY CLEANING Significant potential cost savings Implementation takes effort from skilled BSC Major challenge of office culture integration Can be supplemented with other cleaning methods Not suitable for every building or tenant

11 QUESTIONS?

12 SOURCES Ackerstein, Dan. LEED-EBOM Master Site Credits Categorized in Three General Groups. FacilitiesNet. TradePress. 11 Sep Web. 16 Feb Black, Sam. Day-cleaning janitorial services gaining steam as property managers look for new ways to save money. Minneapolic/St. Paul Business Journal. American City Business Journals. 7 August Web. 15 Feb Day Cleaning. Cleanlink.com. Trade Press Family of Websites. N.d. Web. 15 Feb Day Cleaning. New Jersey Green Building Manual. Rutgers, The State University of New Jersey. 5 May Web. 16 Feb Day Cleaning - Preparation Benefits Challenges. Svcmgmt.com. Service Management Group, LLC. Web. 15 Feb Genslinger, Hannah. Night and Day: The Ups and Downs of Day Cleaning. ServicesMag.org. MediaEdge Communications, LLC. 30 Oct Web. 16 Feb 2014.

13 SOURCES Goerzman, Travis. Property Manager at Glenborough LLC. Personal interview. 15 Feb Lasho, Lisa. Business Development Manager at ABM. Personal interview. 28 Feb Lord, Michelle. Clean Up with Day Cleaning In More Ways than One. Buildings.com. Stamats Communications, Inc. 27 Nov Web. 16 Feb Managing Energy Costs in Office Buildings. Energyright.com. Tennessee Valley Authority Web. 1 Mar Ogbourne, Nicolle L. Cleaning To Day or not To Day? This is the Question. BOMA Greater Minneapolis. BOMA International. Jul Web. 23 Feb Spencer, Steve. Choose The Right Time For Cleaning. 14 Aug Web. 15 Feb Young, Jim, et al. Clean Sweep. Bluegreenalliance.org. Blue Green Alliance. Jan Web. 15 Feb 2014.