Table of Contents
Carpet Care.
How Often Should Carpets be cleaned?
How to Choose a Carpet Care Professional.
The Importance of Frequent Vacuuming.
Vinyl Floor Maintenance.
Spring Cleaning Check List.
The Feather Duster.
Cleaning for Health.
Mold: Why all the Fuss?
What do Clients Want to Know When They Consider Contracting a Janitorial Company?
Should you go with the Lowest Bidder?
Evaluating a Cleaning Company.
Is Your Cleaning Service Getting the Details?
Odor Control in Restrooms
Choosing a Janitorial Service
Good References

CARPET CARE

Tips:
Choose the appropriate carpet type, style and color for your office or building.
Evaluate the type of cleaning method that should be used with your particular carpet. Get advice from the manufacturer which should be supplied by the dealer.
Vacuum carpets daily or according to the amount and kind of foot traffic there is in the building or office.
Keep walkways, entry areas and parking lots swept. Soil here will end up in the building.
Use exterior mats. They dislodge and scrape off dirt.
Use interior entry mats. They will wipe off soil and absorb moisture and grease.
Place mats in other areas where coffee or grease spills may occur or dirt may accumulate. Place plastic floor covers under desk chairs to protect the carpet.
Determine what areas may need an intensive cleaning once or twice a year, or an interim cleaning that may need to be done once a month, or more often, depending on the types of dirt or grease that gets tracked in.
Don't put off having your carpet cleaned if you want to prolong its life and appearance. It is more cost effective to regularly clean your carpet, than to let it become irreparably soiled and worn down so that it will have to be replaced.

Benefits of proper carpet maintenance and a clean workplace:

A clean carpet and work environment enhances a company's image (more business).
Maintaining a clean environment means less sickness (absenteeism).
A clean workplace improves employee moral (productivity).

HOW OFTEN SHOULD CARPETS BE CLEANED?

How often a carpet should be cleaned depends on a variety of factors. Once a year is the general routine for low traffic offices and homes, and two to three times a year might be more prudent for offices that are adjacent to industrial and manufacturing plants where a great deal of grime is tracked in on a daily basis. Traffic areas should be cleaned more frequently, and spills should be properly spot cleaned as soon as they occur. Many people postpone cleaning their carpets until they feel they absolutely cannot tolerate the dirty look any longer. Others have their carpets cleaned on a regular basis regardless of the condition of the carpet. Situations vary, but following here are some general points to consider when determining how often a carpet should be cleaned:

What does the carpet manufacturer recommend for your particular carpet?
How much and what kind of foot traffic is coming in and out of your building or home?
Do you have pets? Is there a flea problem?
How often and how thoroughly do your carpets get vacuumed?
Does the carpet look dingy and/or do you detect an odor that never goes away? Compare the edges and unused parts of the carpet with the traffic areas.
How important is it to you to maintain a fresh and high quality appearance in your business? Do you believe that the clean appearance of your carpet reflects the quality and standards of your company?
How often can you afford to clean your carpet? Proper cleaning actually preserves the longer life and attractive appearance of your carpet, postponing the need for expensive replacement.
How old is your carpet? Older carpets may need replaced, especially if there have been humidity problems in the building or water damage. If mold is a problem, you should be concerned about how allergens might be affecting the health of your family or employees. According to the Carpet & Rug Institute, research shows that modern day carpets actually capture microbes and allergens, keeping them out of the breathing zone. Older carpets, however, that haven't been cleaned or dried properly over time, may contain mold and bacterial microbes that could effect air quality.

Whatever course of action you take on the care and maintenance of your carpets, it is always wise to have adequate and updated information to help in your decision making. Advice from a carpet dealer, a carpet cleaning company, or your janitorial service can be helpful as well.

HOW TO CHOOSE A CARPET CARE PROFESSIONAL

Selecting a Carpet Care Professional:
Referrals from friends & family is one of the best ways to find a good carpet cleaning company. If you can't get a recommendation, request a list of references from the companies you're considering. Call the local Better Business Bureau for the cleaning company's history. Be wary of companies who advertise by the room. Price should be based on the total area cleaned. Most of the time you get what you pay for. Be cautious of companies canvassing the neighborhood or cold calling to set up appointments. Before any work is done, get a written invoice that confirms the total price and states the guarantees.
Questions to ask the company:
How long have they been in business?
What is their formal training, and do they have certifications and ongoing education?
What are the basic services, and what constitutes the extra charges?
What type of cleaning method should be used on your particular type of carpet?
Are there any extra charges for furniture moving, preconditioning, spot removal, etc.?

THE IMPORTANCE OF FREQUENT VACUUMING

Vacuuming is the most important thing you can do to keep your carpet looking great. Carpets should be vacuumed frequently and thoroughly, especially in high traffic areas. Vacuuming helps remove dirt particles which dull the carpet's appearance and damage the fibers. It is essential that you use a vacuum cleaner that really deep cleans a carpet. It should have a strong motor, powerful airflow, efficient filtration, an internal vacuum bag, and a brush roll for agitation. Brushing action loosens dirt. The brush roll should be adjusted for proper height, and never let the bag become more than a quarter full. Vacuum high traffic areas several times a week and low traffic areas at least once a week. Thorough vacuuming will help you maintain the appearance of your carpet and postpone the need for professional cleaning.

VINYL FLOOR MAINTENANCE

Tips on Maintaining Beautiful Floors
Choosing the correct kind of vinyl flooring for your particular workplace is important. A floor specialist should be able to advise you on which kind of floor material is best suited for your particular working environment. If you work in an office that is cleaned daily, and traffic is minimal, there will be less dirt and wear and tear on all floor surfaces. If the flooring is tread upon by industrial workers who carry in grease and abrasive elements on their boots, or metal shavings are daily being scraped into the flooring, then this calls for a much harder industrially suited floor material. The vinyl in an industrial environment will need much more frequent polishing and periodic refinishing work to protect the surface and maintain shine and an attractive appearance. Grocery stores, hospitals and laboratories are examples of environments with walking surfaces that are almost entirely made up of vinyl flooring. Such floors often need daily cleaning and polishing and more frequent refinishing jobs to maintain a glossy and impressive appearance. It is very important to choose the right kind of flooring for the environment it serves.

Cleaning Tips to keep vinyl floors looking their best:
Sweep & mop floors daily with an appropriate neutral cleaner that will not dull the shine and wear down the top coat. Do not use hot water to mop floors.
Place appropriate mats in entrances to reduce the amount of abrasive debris and dirt entering the building.
Place indoor mats and rugs in areas where there is a high volume of foot traffic.
Place plastic desk mats under desk chairs where the constant rolling of the wheels wears down the floor.
Maintain a regular buffing schedule to maintain gloss and hardness of surface.
If you are concerned about the cost of stripping and refinishing, try a less expensive interim solution of a top scrub and wax.

Whatever type of flooring a business has, it is important to follow a maintenance schedule in order to keep the floor looking its best and maintain its life span Scrimping on daily or weekly polishing may save a few dollars initially, but it will cost more in the long run when the flooring becomes dull and damaged and will be in need of more costly stripping and refinishing work.

Benefits of Regular and Frequent Polishing

Regular buffing is cost effective. It will delay the expensive cost of more frequent refinishing work.
Frequent polishing keeps vinyl floors looking spectacular on a daily basis. A beautiful shining floor "reflects" the standards of the company and enhances its image (more business).
A glossy floor makes the work environment look cleaner which also improves employee moral (productivity).

SPRING CLEANING CHECK LIST

Kitchen
Clean inside and outside of fridge and vacuum coils.
Clean inside and outside of all kitchen cabinets and drawers.
Clean oven, stove, exhaust fan, and hood.
Clean all counter and sink areas.
Scrub & mop kitchen floor. Wax if required. Wipe baseboards clean.

Bathroom
Clean shower curtain. Launder with 1 cup of bleach if curtain is colorfast.
Scrub shower and/or tub.
Clean medicine cabinet. Toss out expired products.
Clean the toilet inside and out.
Clean the sinks, counter, mirrors and light fixtures.
Scrub the floor. Wipe baseboards clean.
Polish exposed plumbing fixtures.

Furniture
Dust and clean bookcases, cabinets, picture frames, and other wall decorations.
Polish appropriate furniture.
Vacuum and spot clean upholstered couches and chairs. Launder clip covers.
Clean items like piano, computer and stereo.
Clean under beds and furniture.
Vacuum and flip mattress.

General Cleaning
Do a thorough cleaning and/or vacuuming everywhere.
Clean light fixtures.
Clean mirrors, windows, and blinds.
Spot-clean places like walls, light switches, and doorknobs.
Clean or change curtains.
Clean fireplace and fixtures.
Clean out closets.
Mop and buff wood floors. Clean and wax linoleum floors. Buff & polish tile floors. (Refinish if necessary)
Shampoo carpets and rugs.
Check furnace and air conditioning units. Clean and service as necessary.
Drain sediment from hot water heater.
When done, pretend you're inspecting someone else's house and write down other things that need to be done or repaired.

TAKE SOME OF THE DRUDGERY OUT OF CLEANING

Be sure to have the cleaning equipment and products you need (don't forget a feather duster) to make your work more efficient. The results of your work will be better and you'll get done faster.
If it bothers you when others are sitting around while you clean, figure out a way to get the non-helpers out of the house during the hours you clean.
Make sure you're well rested before you clean. You might want to perk yourself up with a cup of coffee, or some other caffeinated beverage before you set to work.
Turn on your favorite radio station or put on your favorite music while you clean and turn it up!
For the mindless jobs, try using the time to fantasize about something nice during the task, like what you would do if you won a million dollars, or work on solving a personal issue. Cleaning can be great therapy for sorting out your thoughts as well as your home.
Allow yourself a special treat after your job is done, e.g. dinner out, a good video or movie, cheesecake, or whatever else you find rewarding after a hard few hours of housecleaning and organizing.

THE FEATHER DUSTER

A feather duster, used properly, is the most efficient way to keep dust buildup on all surfaces under control. Other dusters, namely lambs wool and synthetic types, may do a sufficient job at dusting open, flat surfaces, but nothing can get into nooks and crannies like a feather duster's delicate feather tips. If you want dust removed from hard to reach areas such a tight shelf spaces, hard to reach crevices, venetian blinds, office trays, delicate objects and knickknacks, around and under electronic devices, or any other surface that is hard to access with bulkier dusters, then the feather duster is the number one choice. The opinion that a feather duster only redistributes dust is incorrect. Certainly when an area is dusted infrequently, a follow up with wiping is the only way to get the remaining dust after it has settled. However, when a building or office is cleaned on a regular basis (once a week at least) a feather duster does an exceptional job at collecting dust and preventing it from building up.

To feather dust properly, keep in mind one should use a sweeping motion with the duster. Flapping, smashing and shaking the feathers aggressively is not the correct way to dust. Such feather activity may serve its purpose for the wild Ostrich, but not for the person who needs this fine bird's feathers when they have been transformed into a multipurpose cleaning tool. After a few swipes with the feather duster, it should be gently shaken near the floor to knock of particles that then sink downward onto the flooring to be vacuumed or swept up at the end of the cleaning routine. It it's possible to step outside, a good shaking outdoors is the best way to knock dust off a feather duster. Additional wiping and sanitizing of counters, desktops, phones and other germ spreading objects should be done after dusting to remove dirt, smears and other bacterial agents.

Not only is a feather duster an effective cleaning tool, but it is made of natural materials, is extremely durable, and with proper use it does not lose its clean and attractive appearance after many months of use. Feather dusters come in all sizes and can range in price from a few dollars up to $15.00 depending on the retailer.

CLEANING FOR HEALTH

In these times of heightened awareness about environmental toxins and the effects of indoor air quality on the health of workers, many business owners are becoming more concerned about healthier working environments for their employees. The cleaning chemicals and methods used to clean effect air quality significantly. So does the time spent cleaning. Unfortunately, because of the time limits involved in contracted cleaning, many cleaning personnel are expected to maintain a speed of cleaning that leaves them little choice but to omit tasks that are necessary to achieve a higher quality of cleaning and a more sanitary environment. They may be leaving a clean appearance, but just because a place looks clean doesn't mean it is"clean". Businesses who contract out their cleaning may want to take a closer look at the specific cleaning practices of these companies. Are they sacrificing quality and health for speed? Following are some of the areas a manager may want to look at:

Are the chemicals being used for cleaning and sanitizing environmentally safe and nontoxic to the user? Some people are sensitive to chemical residues left on working surfaces. Overuse of cleaning products is common.
Are disinfectants being applied properly, in the right dilution, and allowed to sit long enough to kill germs on surfaces that need to be sanitized?
What condition are the cleaning equipment and tools in? Do they do the job well?
Should clean paper towels or antibacterial wipes be used on some items and surfaces instead of rags to reduce the spread of germs?
Is the vacuum cleaner doing a good job? Is it clean? Does it adequately pick up dirt and debris. Is the filter system efficient? How often is the bag changed?
Are there areas and objects in the building that emit odors? Waste baskets, bathrooms, drains and kitchens are typical areas where the removal and sanitation of human waste and food particles need extra attention to prevent the spread of odor causing germs and bacteria. These should be priority areas to be cleaned and sanitized frequently.
Carpets need to be cleaned and dried thoroughly to prevent the growth of mold and allergy causing bacterial microbes. Allergic reactions to carpet cleaning solutions and protective coatings are not uncommon. You may want to look into more environmentally friendly products if your carpet cleaner is using more toxic chemicals.
What does the janitor/cleaning closet look like? Is it in good condition and the cart and equipment clean? Are the toilet cleaning tools stored in such a way that they do not come in contact with other tools?
Are the cleaning products well labeled? Is there an organized folder of MSDS forms on site for all the cleaning products used on the premises? Are the cleaning personnel familiar with the MSDS forms and first aid procedures?
Are the mops and buckets clean? Wet and dry mop heads should be replaced and/or cleaned regularly. Stainless steel mop buckets are the more sanitary choice for medical facilities and surgical environments.

These are a few things to consider when determining whether the contracted cleaning crew are cleaning for health, or just going through the motions. If time limits are preventing the cleaners from doing a better job, perhaps it's time for the client to take another look at the contract. Perhaps there are a few changes that can be made in the cleaning routine to eliminate less important tasks while including greater sanitation measures. If your present cleaning service is unwilling or unable to accommodate you, it could be time to take a look at what it really costs to get a higher quality service.

MOLD: WHY ALL THE FUSS?

You've no doubt been hearing a lot about mold contamination in the last few years. This is due in large part to some highly publicized cases that have involved huge law suits. Is there really cause for such hysteria, or are such cases really quite rare? If we haven't been effected by mold up to this point in our lives, why bother to be concerned now? How aware do we as homeowners and business owners really need to be about mold and its effect on the air quality of our home and working environments? If the EPA tells us that the concerns over mold are real, then maybe we should be more aware of the potential problems mold can cause and take some basic precautionary measures to ensure that mold growth doesn't occur in our homes and businesses. Following is a brief summary of what causes mold contamination, how it may effect our health, and how we can prevent it.

Some Causes and contributing factors: Leaky roofs that let in moisture, buildings constructed with high cellulose content, improperly installed carpeting, carpets improperly cleaned and dried, excessive humidity in the air, water damage, (HVAC) heating, ventilation and air conditioning systems that spread the spores throughout buildings, and modern day airtight and insulated buildings that limit a building's ability to dry naturally. These are a few potential causes and contributors to the growth of mold.

Health Effects: CMCleaning & Maintenance Magazine, August 2001, explains that "Aspergillus, Cladosporium, Penicillium and Stachybotrys are among the more common and sickening fungi. Stachybotry is considered among the most toxic. These and other forms of mold typically effect 10 to 20 percent of people, causing asthma attacks, allergic reactions, and other respiratory problems. Fatigue, headaches, runny nose and congestion are other common health effects from mold contamination in buildings. In infants studies have associated mold with potentially fatal pulmonary hemorrhages/hemosiderosis - bleeding from the lungs. After repeated exposure to indoor mold some people develop an extreme reaction to mold that may prohibit them from ever working or living in a building that has even medium levels of airborne mold."

Prevention: Be aware of the potential sources for mold. One common source of mold is improperly installed carpets or carpets not cleaned and dried properly. Reduce humidity levels to between 30 - 60 percent. Keep your home and working environment CLEAN!

WHAT DO CLIENTS WANT TO KNOW WHEN THEY CONSIDERING CONTRACTING A JANITORIAL COMPANY?

In our experience, most of the companies we've dealt with in the last 17 years have been mostly concerned with two things when deciding which cleaning contractor to choose: cost and what kind of references or recommendations the company can provide to prove that they can do the required work. It goes without saying that most businesses require insurance and/or bonding as well. By far, the majority of businesses tend to go with the lowest bidder, but that does not apply to all cases. Some government contracts give priority to socially and economically disadvantaged companies, and some private businesses will go with a higher bidder if they feel that the cost justifies the extra quality and services of that particular company. According to a survey done by Contracting Profits magazine, facility managers and owners are looking for more specific information when choosing a contractor nowadays. Although these questions may seem more relevant to larger businesses, even smaller business owners or managers would be wise to ask more questions to get a better idea of a company's background. Reasonable cost and good references are important, but they do not provide the entire picture of a company's character, business practices, and the way they treat their employees. Here are some Pre-qualification questions that businesses may want to include when evaluating a cleaning contractor:

1. Financial health of the company.
2. Employees, benefits and training.
3. Management team qualifications.
4. Employee and management turnover.
5. Comparative track record, references.
6. Specification and scope exclusions.
7. Bonding, insurance, indemnification.
8. Listing of a failed contract.

While a janitorial company may feel that information about a failed account may be dangerous to discuss with a potential client, it can actually be a good opportunity to show your company's level of honesty and integrity. Contracts fail for a variety of reasons, some of which have little to do with the quality of the cleaning and which are sometimes out of the control of the contractor. Sometimes the business relationship can be strained for other reasons related to personality differences between client and contractor, or tension caused by other issues. Sometimes cost becomes a factor and the client chooses to seek services that cost less even though the quality proves not to be as good. Not uncommon is the client who decides to do a relative or friend a favor by letting them clean their building, and despite the good quality of service and long term loyalty of the contractor, the client terminates the contract.

LOWEST BIDDER?

According to the same Contracting Profits magazine survey mentioned above an interesting point was made regarding beliefs about cost effectiveness. Facilities managers consider cost-effective services those that provide the highest quality for the best price. The lowest bidder does not always provide the best quality. When facility managers were asked what it would take to sign up a contractor who was higher than their budget, only 18.8 percent said they never go higher. In our experience, most businesses do go with the lowest bidder, but that does not exclude the "possibility" that if they preferred a higher bidder they would go with them if they believed the cost to be justified. The most common reason for choosing a janitorial company whose price is higher than budget is if better measurable service points are evident. Higher quality materials, good references and excellent on-site inspections force some facility managers to consider higher-priced cleaning contractors.

"Despite popular belief, price isn't the top concern for most decision makers when it comes to choosing the right contractor. Respondents said the No. 1 factor in accepting a bid was the extent to which the contractor meets their facility's unique needs. A close second was the experience a contractor has in their specific type of facility. Price was third." This slightly misrepresents the situation. It goes without saying that contractors must meet the "minimal" requirements before even being considered. Price usually does become the most important factor in deciding who to award the bid based on who the qualified bidders are. This is true for almost all government accounts, and it is most often the case for private contracts.

The next question is: to what extent do these bidders excel in meeting the above performance requirements? There can be a huge difference in the quality of the bidding companies' services and performance factors, and unfortunately for the client, shortcomings in quality do not become apparent until after they have been awarded the contract and the company has been cleaning a while. As suggested in the above article, the company's character, its business practices and the way in which their employees are treated is also something worth considering, and it undoubtedly reflects the quality of the contractor's services and actual cleaning performance.

Another point to consider when evaluating cleaning contractors is how they take care of their employees. What are their employees being paid? Do they receive benefits relative to what the company can afford? Unfortunately, many businesses who pride themselves in looking out for their own employees in terms of providing living wages, benefits and good working conditions, do not feel responsible for the janitor who is cleaning their building who works for the contractor. There is a direct connection between what a client will pay for contracted cleaning services and what the contractor can afford to pay their workers. Some government facilities require that the contracted janitors be paid a certain wage before they award a contract. If private businesses practiced this policy, it may cost them a little more for the cleaning service, but they would be showing a higher level of social responsibility to the janitors who clean their buildings, and it would most probably benefit the clients themselves. Studies show that higher paid workers who receive benefits usually experience greater job satisfaction, take more pride in their work, feel greater loyalty to their employer, and this usually results in a higher quality of work performance and lower turnover rate. This applies to cleaning personnel as well.

EVALUATING A JANITORIAL COMPANY'S PERFORMANCE BY THEIR QUALITY CONTROL PROGRAM

According to a survey published in January 2001 by Contracting Profits Magazine, 40 percent of business service contractors said they lost accounts because customers just weren't satisfied with their services. Often, when a company gets a new cleaning contract, they will go in and do a start up and really deep clean the building. The ideal goal then is to keep it as clean as it originally was at the start up. This does not always happen. "It's no secret that after the first few months in a new job, service tends to taper off, but contractors who have quality checks in place to catch that slide and correct it, will benefit from longer lasting relationships than the industry average," says CEO Steve Healis of Avalong Building Maintenance, Anaheim, California.
"Quality Checks", or a quality control program is key to maintaining a consistent, high quality cleaning service year after year. Without a systematic and effective cleaning routine and regular supervision to ensure that the routine is carried out, it is inevitable that the quality of work will slide, or at the very least fluctuate in quality. This can be very frustrating to the business owner or facilities manager who has every right to expect that the quality remains consistent.

As a part of the bidding process, business owners and managers should ask the companies about their quality control procedures before deciding who to award the contract to. How do they train and motivate their employees to do quality work? What constitutes their cleaning routine? Does it track the regular basics and extra detail work that needs done at regular intervals? Do the cleaning personnel follow a daily, weekly, monthly and yearly check list of required cleaning tasks to ensure they are not skipped or put off? How are employees supervised; how often is their work checked? What cleaning products and equipment are used in the cleaning; are these chemicals effective and conducive to a healthy environment and good air quality?

Choosing a cleaning contractor is no easy task. References are one of the best indicators to ensure that a company is at least "good and reliable" for the most part, but that is only a part of the picture. References do little good if the references are from businesses who are satisfied with mediocre cleaning. Believe it or not, many people really are not that concerned with how clean their building is, and they do not notice when the cleaning is substandard. Other aspects of a good working relationship are more important to these clients than a high standard of cleanliness in their facility. References from these folks will be very misleading.

Without an effective quality control program in place, even "good" companies can experience fluctuations in the quality of their cleaning. The best way to avoid these "slides" in quality is to make sure that the company you contract has a quality control program in place and has a proven track record that they can carry it out.

IS YOUR CLEANING SERVICE GETTING THOSE ADDITIONAL DETAILS?

Is your janitorial company or cleaning staff doing an okay job or a great job! Most properly trained and motivated cleaning personnel do an adequate job at cleaning the basics, but what really separates the "adequate" cleaners from the "extraordinary" cleaners has more to do with the individual's personal standards rather than the training provided or the standards of the company.

Below is a check list of the areas that are often overlooked, even by some of the best janitors or custodial staff members. If your service is getting at these hidden and often overlooked surfaces, then you are receiving exceptionally good service, and we hope you appreciate it. One way a business can show their appreciation and motivate an already good janitor to be even more conscientious is to tip them, especially at Christmas time.

Check for buildup in the following areas to determine if you are getting "exceptional" service. Check first to make sure that the following cleaning is actually a part of the cleaning service contract. Don't blame the cleaning personnel if it isn't! Most of the following are usually the standard requirements in most contracts.

Kitchen:
Microwaves: splatters at the top of the microwave.
Back wash ledges and walls behind sinks.
Baseboards & vinyl floor ledges.
Adequate cleaning of the inside of the kitchen trash can.
Crusty buildup around sinks, drains and faucets.
Water dispenser trays.
Bathrooms:
Crusty buildup around faucets, drains & counter sinks.
Pipes and fixtures under open sinks.
Entire toilet seat, under and behind the toilet seat, and the surrounding wall.
The urinals and under the urinal blocks.
Thin metal ledges and baseboards around vinyl or tile bathroom walls.
Stall ledges, even the high ones.
Light fixtures (the exposed parts).
General:
Vents in the ceilings.
Light fixtures (exposed parts).
Behind doors in corners and door frame ledges.
Debris from under desks.
Dust under objects on desks.
Edging carpets.
Chair legs and dust buildup on chair parts.
Dust buildup on Venetian blinds over a month old.
Window sills and upper corners.
Phone handsets and receivers.

ODOR CONTROL IN RESTROOMS

The most effective method for killing odor causing bacteria or mold & mildew in restrooms is to regularly clean with a disinfectant over all surfaces. This is especially important in and around toilets, stalls, sinks & counters, waste baskets, showers and floors. Urine is the primary source of unpleasant odors in restrooms, so toilet areas and urinals should be given extra attention. If bleach is used to disinfect, dilute 1 cup of bleach to one gallon of water. Spray surfaces and allow several minutes of contact time before wiping dry. Do not use bleach on painted walls. Hydrogen peroxide based cleaners are also very effective odor eaters and are considered environmentally preferable to bleach and other harsher disinfectants. The most illusive odors often come from
floor drains. Bleach is highly effective here as well. Pour a half cup bleach to half cup of water fown the drain each month or more frequently if needed. Waste baskets can be the origin of foul odors when food or liquids are not removed completely. The entire container should be thoroughly cleaned and disinfected. If cleaning tools and supplies are stored in the restroom, they may be the source of the odor problem. Keep all tools and products neat and sanitized, especially the mop and bucket. Soaking the mop in a bleach solution of a half cup cleach to one gallon of water every now and then should keep the mop fresh and clean and help prevent the spread of bacteria into other rooms. Make sure that the air handling system is in good working order and cleaned regularly so that the air is circulating adequately through the restroom. Keep bathrooms dry. Leaky plumbing around toilets and under sinks cause moisture problems that encourage bacteria, mold & mildew to grow. For transient odors, air fresheners work well and good celing fans do wonders to remove unpleasant smells from restrooms.

CHOOSING A JANITORIAL SERVICE

Choosing a janitorial service can be a tricky business. No matter how impressive a bidder might be initiallly, the client will never know for sure about the quality of their service until their performance has stood the test of time.

Whether a client prefers to base his choice primarily on a recommendation, measurable service points or intuition, some basic questions should never be overlooked. Below are four common criterion that clients traditionally consider before making a final decision.

1. Ability and range of services: does the company have the capability to carry out all the necessary tasks? i.e. the manpower, equipment and expertise?
2. Do they have good references and recommendations?
3. Do they have adequate liability insurance and bonding?
4. Is their cost for services reasonable and does it fit into your company's budget?

Most services start out with a bang at the initial startup, but unfortunately over 50% of clients eventually become dissatisfied with the quality of the cleaning. Some clients settle for what they have, while others eventually decide to look elsewhere.

The next time you decide to look for another cleaning service you may want to consider some other factors when evaluating the bidding companies. One question in particular will reveal important information about a company's ability to meet your expectations over a longer period of time, but it is a question that is rarely asked. It is: Do you have a Quality Control Program, and what does it consist of?

An effective Quality Control Program is essential for consistent cleaning performance. Without proper training, adequate cleaning tools & equipment, regular inspections, supervision, detail work and other incentives in place to motivate cleaning personnel, quality inevitably fluctuates, cleaning tasks get postponed, and performance standards can drop in even the best of companies.

We encourage you to ask the companies you interview to show you what their Quality Control programs look like. If they don't understand what you mean by quality control, ask them how they ensure that their cleaning personnel and management staff will always keep the quality of their cleaning and other services high. Don't hesitate to ask for details.

A company who has a thorough Quality Control program in place is likely to be more consistent and reliable in the long term quality of their cleaning. It could prevent a great deal of frustration for the client and increase their long term satisfaction with their janiotiral company considerably.

GOOD REFERENCES

Good references are very important when evaluating cleaning companies, yet they do not always reveal the entire picture. To get a broader view of how good a cleaning service is, a client might want to request at least a dozen references and then call at least five places from that list. Otherwise, a company will probably only provide a few references from clients whom they can count on to give a positive recommendation.

Believe it or not, some clients are satisfied with mediocre cleaning and will give a good reference based on other positive characteristics of the company. Not everyone's needs are the same, and priorities differ. What might be a four star rating by one company could be a three star for another. Whatever is important to you is what you need to ask about. Ask for a general rating, and also ask about specific details that are particularly important to you and your business.