Ops Talk Magazine Fall 2012

PUBLICATIONS MAIL AGREEMENT #40934510

How to select the correct restoration solution for your roof’s conditions.

A tribute to Mac Christensen Managing trees in schoolyards: the young trees EFMA member profile on Chuck Morris How pattern matching and recognition can make your buses safer

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Ops Talk Covering all aspects of educational facilities and operations.

In this issue

Published by: DEL Communications Inc. Suite 300, 6 Roslyn Road Winnipeg, Manitoba R3L 0G5 www.delcommunications.com

EFMA President’s Message – Tom Louie, P.Eng., FEC................................ 6

President David Langstaff

A message about a friend: A tribute to Mac Christensen........................................................................ 8

Publisher Jason Stefanik

Thoughts on Chuck Morris ........................................................................ 10

Managing Editor Katrina Senyk katrina@delcommunications.com

Managing trees in schoolyards: the young trees...................................... 14 Real people, real decisions......................................................................... 16

Advertising Sales Manager Dayna Oulion

Cleaning, flushing and treating hydronic systems.................................... 18

Advertising Sales Gary Barrington Jennifer Hebert Ross James

Does your heating system make the grade?............................................ 22 Transportation Section Message from the ASTSBC..................................................................... 24

]Production Services Provided by: S.G. Bennett Marketing Services www.sgbennett.com

How pattern matching and recognition can make your buses safer...................................................................... 26

Art Director Kathy Cable

THOUGHTS ON: the way I see it............................................................... 29

Layout / Design Julie Weaver

Philips Lighting’s energy-efficient lamps help Capilano University score big..................................................................... 30

Advertising Art Caitlyn Haier Dana Jensen

Cost-benefit implementation of school security technology.................. 34 Study abroad: School District No. 91 Business Company to open a B.C. offshore school in China.................................................... 37 Roof evaluations: are they important?....................................................... 38 Occupiers’ Liability...................................................................................... 40 Applying the right roof coating to the right roof: How to select the correct restoration solution for respective roof conditions.................................................................... 42 Offering educational facility managers over 35 years of caster experience............................................................ 44 The future of property management......................................................... 45 Index to Advertisers.................................................................................... 46

©

Copyright 2012. EFMA B.C. All rights reserved.

The contents of this publication may not be reproduced by any means, in whole or in part, without the prior written consent of the publisher.

While every effort has been made to ensure the accuracy of the information contained herein and the reliability of the source, the publisher in no way guarantees nor warrants the information and is not responsible for errors, omissions or statements made by advertisers. Opinions and recommendations made by contributors or advertisers are not necessarily those of the publisher, its directors, officers or employees.

Publications mail agreement #40934510 Return undeliverable Canadian addresses to: DEL Communications Inc. Suite 300, 6 Roslyn Road Winnipeg, MB R3L 0G5 Email: david@delcommunications.com PRINTED IN CANADA 11|2012

4

DEL

Communications Inc.

Ops Talk • Fall 2012

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EFMA PRESIDENT’S MESSAGE

Tom Louie, P. Eng., FEC

As we move through fall, the season of transition and change, I can not help but notice a parallel. Like the autumn trees, changing colour in preparation for the next season, our organization, too, is enduring a transition of sorts – one of growth and change.

Such a similarity invites reflection.

In 2009 and 2010 your executive engaged in a process to develop a long-range plan for the association. This inward and outward reflection resulted in the final document identified as 2011– 2015 Directions. Initially, the implementation of the plan started with the rebranding of our association in 2011 – from the School Plant Officials Association (SPOA) to the Educational Facility Managers Association (EFMA) – and continued with a marketing plan to raise the EFMA’s profile province wide.

And so begins the next step. Equipped with a clear blueprint for success, your executive is now well-positioned for the future. It is my hope that the executive will focus their efforts over the next few years on the EFMA’s long-range plan, particularly “Goal 3: Our association has organizational sustainability.”

The objectives of this goal are outlined as follows: • Develop succession plan for executive and zone chairs • Improve value to members, exhibitors and sponsors • Increase membership • Improve membership engagement • Improve zone executive interaction • Known as an association of facility professionals Many of the aforementioned points focus on increasing our membership – and so they should. Membership is the key to any association; without membership, an association would wither away, much like the autumn leaves. By focusing on the needs of our membership, your executive can ensure the value of membership is ever-increasing.

6

Ops Talk • Fall 2012

What is the value of membership? As one of the credit card companies would say, “Priceless.” For 12 years, I have had the privilege of holding an EFMA membership, and I can tell you from personal experience that it has been invaluable. Succinctly, many fellow members have also relayed this same idea: “I’m very thankful for EFMA and the support, education and leadership it provides to facility management professionals.”

“EFMA leadership opportunities gave me a confidence that translated into my job. My supervisor at the time took notice of my growing facility knowledge and management skills and eventually promoted me.”

So what can the EFMA do for current and new members? In my opinion, EFMA can: •S trengthen your workplace skills • I mprove the performance of your facilities •P rovide the latest technologies, trends and research •P romote your value as a decision-making education partner •R aise your professional profile in the education sector •O ffer a means of networking At this time, I would like to extend a warm welcome to both new and long-time members and ask that each of you exercise your EFMA membership to the fullest: attend zone meetings, conferences, and converse with your executive and fellow members. I would also like to extend a second warm welcome to perspective EFMA members; I look forward to working alongside you. Together, you the membership are the lifeblood of this association, and as your president, I commit to serving you in the highest regard as we put these goals into action.

To another successful year! b

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A message about a friend

A tribute to Mac Christensen

Mac Christensen (August 25, 1936 – September 5, 2012) was employed by the Chilliwack School District (District No. 33) for 43 years. He began his career as a carpenter and painter and was later appointed to the position of custodial supervisor, where he remained for the rest of his career. He enjoyed his time with the district and took great pride in his work.

His impact continues to be felt.

Mac was one of the earliest members of our association (then known as SPOA); he joined our association in 1968, participated on the executive and held the office of president in 1977-78. Throughout his career, Mac provided guidance to our association and for years after his retirement, he continued to attend our conferences and share his wisdom. Like a sailor on a ship, Mac’s clear vision of our association’s purpose and values held us on a steady course, and today we reap the benefits of his vision. Our association embraces relationships, education, and the sharing of practices and information, which were all part of the vision that Mac held so dearly.

I was fortunate to meet Mac in 1989, when I left mechanical contracting and moved to Chilliwack to become the district’s maintenance supervisor. Mac was a great inspiration to me; his wisdom in the field of facility management provided me with guidance and direction as I learned my new role in the school district. Some of my fondest memories of Mac were when he shared with me his experiences and wisdom over a coffee or the occasional lunch. He was always supportive, encouraging and provided me wise direction. Mac and his wife Marie became very dear friends to my wife, Brenda, and I. Their kind friendship always brightened our day. Seeing Mac and Marie was one of the highlights of attending the annual conference that we will always remember.

Mac also encouraged me to participate on the executive of 8

Ops Talk • Fall 2012

our association. I served as president in 1996-97 and again in 2009-10. In this role, I relied on the lessons I learned from Mac. He was right when he said that getting involved helps you individually – and it also helps you enhance skills that you will use in your career. It provides new experiences that help you grow as an individual and as a team member, and it teaches you to work in a team to achieve the purpose of the association and for the betterment of all members. You meet new people; you participate in and support a variety of committees, including committees with the ministry. The learning opportunities are unlimited. If I may say, on behalf of Mac: please take time to get involved in your zone and put your name forward to serve on the provincial executive.

Mac was a very important influence to me, and I know he was to many others as well. We will miss him dearly. I will always keep those kind memories of Mac in a special place in my heart, and I know Mac’s vision for our association will continue on as we continue building excellence.

Thank you, Mac. Your wisdom, vision and commitment to our association have provided us with a compass which we will use as we navigate our association’s future. The character of our association will reflect your values of honesty, integrity and professionalism as we maintain school facilities and enhance the learning environment for the students of British Columbia.

We will miss you.

Your friend, Steve Jackson, AScT, RPA, GSC, CEFM Director of Operations School District No. 6 (Rocky Mountain) Invermere, B.C. b

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Educational Facility Managers Association of B.C. | www.efmabc.com 9

Thoughts on Chuck Morris

By Jill Schettler

Perhaps one of Chuck Morris’s most notable traits is his sense of humour – and his name, not to be confused with American movie star and martial artist Chuck Norris.

“My name has always elicited a re-

sponse from people, sometimes daily,” laughs the good-humoured gentleman.

“One day years ago when I had just had my truck fueled, I handed my credit card to the young female who had filled the truck. [My wife] Cheryl was with me at the time, so imagine her surprise and response when as the attendant was heading back to process the credit card, she stopped suddenly and ran back to the truck screaming, ‘Chuck Norris!

Chuck Norris!’ We still smile about that one.”

As one-time colleague Peter Orjala, manager of building trades for S.D. No. 35 and vice-president of the EFMA confirms, the aforementioned story epitomizes Morris’s good nature.

“He definitely has a sense of humour, is a fun guy to be around. We got

along really well,” confirms Orjala, who had worked with Morris for 15 years at School District No. 35. “He’s very genuine, very conscious, a hard-worker, very organized – an all around good guy.”

Chuck Morris, manager of plant operations and sales for a modular building manufacturing company, is a man of many colours. A child of the ‘50s, Morris prides himself on being an achiever who takes ownership for his responsibilities and actions. Neither Morris nor any of his nine siblings are content to remain status quo.

Working in three school districts afforded Morris the opportunity to visit many areas of the province, thus fueling his passion for photography. In fact, a number of his photos have graced the cover of Ops Talk magazine. As well,

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Ops Talk • Fall 2012

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Morris is an avid writer, as revealed through his very insightful “Thoughts On” Ops Talk editorials. Add to the photographer and writer’s credentials hunting and fishing, as well as a list of past involvements: a volunteer with the crime prevention section of a local RCMP detachment, an RCMP Auxiliary member, a trained provincial firearms instructor (side arms), and past president of the Auxiliary and Reserve Peace Office Association – a resume that reads much like that of his Hollywood kin.

Morris has spent the majority of his life in B.C., aside from an 11-year stint in Manitoba, where he garnered his interprovincial Red Seal, met and married “a great Ukrainian gal” and had two children. After governmental changes and multiple layoffs, Morris, with family in tow, trekked back to his home province, where he spent the next 30 years working for the public education system in facilities.

As Orjala continues, everything just went smoothly around Morris, and his

drive for life was contagious.

“He’s got a real passion, without a doubt. I was behind him 100 per cent.

Chuck paved the way for people being promoted from within (at the school district). He led the path for some of the other fellows; I myself did the same thing,” says Orjala, who notes Morris’s mentoring abilities are unmatchable.

Not until recently did Morris make the switch into the private sector with his current position at the modular manufacturing company – a business that builds classrooms, offices, schools, camps, and anything modular for the commercial, industrial and institutional sectors. It was a decision that Morris says encouraged personal growth.

“I believe in life-long learning – not just in academics, but in anything that affects my work, my personal life, and that of family and friends,” says Morris. “I was not content to hold only the Red Seal certification, so I took on other challenges that in some cases were offshoots of my trade.”

“I firmly believe if one seeks out information pertinent to their goals and operation and continues to learn and practice, when something happens you should be able to respond in a reasoned fashion that allows a rapid response.

The busier I become the more I like it, as it means I need to operate at a higher level… at times near a frenetic pace!”

Within the school districts Morris worked to show what could be done outside of the normal process; his seven years with SPOA (now the EFMA) are another prime example. Of his time with the organization, Morris has many blissful memories.

“SPOA was an opportunity to offer my talents to the organization and to meet and learn more about it, the members, and about me,” shares Morris. “I absolutely enjoyed my time as a director and then as a table officer. I feel I was able to learn, lead, and leave something behind after my tenure as president. The appreciation shown me by my peers certainly is a humbling experience.” b

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Managing trees in schoolyards:

the young trees

By Mario Lanthier, CropHealth Advising & Research Close-up of root defects (girdling post-planting).

Community planting event in Kelowna.

Root defects: circling propagation container overview.

Root management: scalping roots before planting.

Shavings placed in container.

Parents and students are planting a tree

over to the maintenance crew.

in the schoolyard. It is a great event for

Did we provide proper instructions

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Ops Talk • Fall 2012

Staking a young tree after planting.

important practice that must be implemented. The root system of the tree must be managed to deal with circling roots. These roots continue to grow around and around, even after planting, eventually growing into the trunk and becoming girdling roots. We often see trees dying from girdling roots two to five years after planting.

All trees coming from a nursery may have circling roots. Trees grown in containers may have roots that circle inside the container. The circling roots are obvious on the outside of the root ball.

Field-grown trees sold as bare root or balled-and-burlapped may have been propagated from seed, acorn or cutting in a small circle container. In this case, the circling roots are close to the trunk

Placing mulch around young trees.

and may not be visible unless the root system is exposed.

To prevent the formation of girdling roots, the root system must be roughed up at the time of planting. Destroy the outside layer of roots. Have no hesitation. Experience has shown that trees with cut roots at the time of planting establish better than trees left untouched, because regrowth is vigorous at the cut portion. There is one provision: the tree must be properly irrigated until established, as the removal of some roots results in a small stress on the tree.

Here is another method. Before removing the tree from the container, use a pruning saw and cut out one or two centimetres from all around the root ball; also at the bottom. A root will continue to grow in the direction it is pointing. If the root is cut on the outside during the circling portion, the regrowth will continue to circle. By contrast, if the root is cut just before the outside edge, the regrowth will go towards the outside of the root ball.

There are other important practices at the time of planting. Stakes can be installed around the tree; their purpose is mostly to create an invisible barrier and keep young vandals away. The stakes can be attached at one-third to two-thirds the height of the tree. The attachment must be loose to allow the tree to move in the wind, which helps build the trunk calliper quickly. Remove the stakes when the tree is large enough to support itself.

Mulch can be installed at the base of the tree. Apply a five-centimetres-thick

Weed management: trimming near a fence.

Close-up of trimmer damage to tree trunk.

layer of good quality compost on the surface of the soil. This will stimulate microbial activity in the root zone. Top with another five-centimetres-thick layer of bark mulch or coarse wood chips.

This 10 cm layer will provide about 80 per cent weed control and improve soil quality over time. Plan to refresh every two years.

Mulching the ground has another major benefit. It keeps the weed trimmers away from the base of the tree.

Weed trimmers are useful in our maintenance program. But we must train the operators; otherwise they damage the trunk of young trees while cleaning weeds growing at the bases.

An alternative to applying mulch is to apply a landscape disk at the base of the tree. The best disks are made

Mulching disk (made of cocofiber) placed around young tree.

of coco fibre or other natural materials. They work well, give a nice finished look, and last for three to five years, until the tree is large enough that weed control is less a concern.

This article is based on a presentation made at the annual conference of the Educational Facility Managers Association of B.C., held in June 2012 in Penticton, British Columbia.

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Educational Facility Managers Association of B.C. | www.efmabc.com 15

Real people, real decisions

By Velvet Cates-Capell Manager, Marketing and Public Relations – Canstar Restorations

Choose to work with an EFMA member You are in a very unique position! As a professional who manages the myriad of maintenance needs in a B.C. school facility, you enjoy support and resource sharing from a wealth of industry colleagues and vendor associates through the Educational Facility Managers Association of B.C. Arrange a pre-loss site visit with an EFMA member restoration company As a restoration contractor, we are committed to providing product and industry education as we build our work-

16

Ops Talk • Fall 2012

ing relationship with EFMA members.

Our job is to be “fully prepared” to respond to your restoration emergencies and to support you through partnership and education. We are committed to providing you with the most current, cost-effective solutions our industry offers. Although each water-loss situation is unique, with many variables to factor into the plan of action, a pre-loss meeting will prove invaluable. Planning ahead can result in the first call being made sooner, the restoration company arriving on site quicker with the correct amount of equipment, and money being saved. Planning ahead allows proac-

tive solutions to be explored as a team with facility staff ahead of the disaster, thus saving time during the emergency response and the subsequent restoration.

One of the most complex challenges: hardwood gym floors Let’s look at one of the most complex challenges: water damage, restoration and repairs to hardwood gymnasium floors.

In a fresh-water event, the facility’s maintenance staff will most likely call the restoration company immediately, then start the restoration process by stopping the source of the leak, moving some items from the affected area and perhaps even extracting some initial water. Each of these steps helps minimize the damage.

Once the restoration company arrives, extraction and stabilization of the building begins while the initial assessment is done. During the initial assessment, the certified water-loss technician determines the source of the damage, then assesses the extent of water intrusion, the extent of water migration, and the potential for hidden moisture pock-

ets. While mapping the water damage, the technician will use thermal imaging and moisture metering equipment as diagnostic tools.

It is critical for the technician to determine the type of wood(s) that are affected, as each type of wood reacts differently when in contact with moisture. It is equally important to identify the substrate materials. Over-drying can cause buckling and loss of integrity to the wood. A certified structural drying technician will be able to identify the right drying protocol for each type of wood to ensure the proper moisture content is present when dry standard is reached.

Choose to work with an EFMA member certified in structural drying The technician will also assess the surrounding environment of the building and determine which special conditions are present that will affect the drying process. The building’s air handling system will be taken into consideration along with the ambient temperature readings. The technician will identify the types of building materials that have been affected, such as walls or ceilings that are double dry-walled, laminated wall coverings, semi-gloss or enamel paint, insulation, and cabinetry or lockers.

Armed with specialized training in structural drying, the water damage technician determines the most effective drying methods, the direction from which to dry and the equipment to choose based on the findings from the visual assessment and the readings from the moisture metering and mapping tools. Specialty drying systems such as the Injectidry are designed to work alongside floor mat drying systems and dehumidification equipment in order to remove large amounts of moisture. These drying systems inject warm, dry air and extract the moist air,

as well as extract potentially contami-

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Educational Facility Managers Association of B.C. | www.efmabc.com 17

Cleaning, flushing and treating hydronic systems

By Roy Collver

Although not an expert in this topic, I have been observing over the years what seems to work and what doesn’t. I have listened to many “experts” and I think I have a pretty good handle on it. Cleaning out and treating a hydronic system is an important, but often forgotten, step in protecting system components and maximizing efficiency. The two different reasons to perform these procedures each require a slightly different approach.

New systems: When a new system is installed, it should be flushed to remove any debris, solder flux, pipe dope, oil, etc. This step should never be skipped, and the stories are many when it comes to the kind of stuff found in some brand-new systems.

I personally have dug twigs and leaves out of a “Y” strainer, wood splinters out of pump impellers, and once – a glass marble out of an air separator. I have seen strange gel plugging a basket strainer, and dealt with noisy boilers due to oil and grease coating water-side heat exchanger surfaces – all in brand-new systems.

If an installer has taken reasonable precautions to be sure there are no big

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18

Ops Talk • Fall 2012

chunks in the new piping and to be sure that there is no solder flux or oil in there, they might lobby to get by with a clean water flush and dump of the system – don’t buy it. Get your mechanical engineer or facilities manager to specify that the installer engage with a firm that is an acknowledged local expert in hydronic fluid treatment and system cleaning.

These people will assess the system and water quality, and prescribe a cleaning and treatment regime appropriate to the materials in your system and appropriate to the condition of the local water. They should be capable of ongoing testing of the system, and have a “suite” of chemicals that will be compatible with each other and not gum up the works. This all applies to new systems and retrofit situations when boilers and other major components are replaced.

Old systems: You should also clean and flush when an older system gets fouled by sludge, rust/lime scale, algae, etc. There are all kinds of nasty things that can show up, including exhausted chemicals and glycol that has “gone bad” (usually faded down into an acidic state – very hazardous to your system). Part of a regular

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maintenance check should be to drain fluid samples and check pH and chemical inhibitors. Should there be any chemicals in the system, you will need to know what they are; if need be, farm the job out to your supplier who will be unlikely to cause any “mix’n’match” problems.

Some chemical suppliers will provide you with a test kit to go along with the chemicals you buy from them so that you can do this yourself. This detail is important and should be a key decision point in deciding which chemical supplier to work with. Equally good are the suppliers that have a lab with quick turnaround, where you can send a sample for testing.

Other ways to determine if a system needs to be cleaned include draining some water from low spots in the system if any are accessible, and looking at what comes out. Depending on the materials of your system, the fluid may be coloured – and this is not always a bad sign – but there should never be any grit that comes out. I am a great believer in “Y” strainers and cartridge filters, and the newest dirt separators are brilliant.

All of these devices will help capture junk in your system, but just as crucial,

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they can be the canary in the coal-mine; if the strainers or filters plug up, it’s a likely sign that you should be cleaning the system out. (Filtration is a topic worthy of an article all on its own – perhaps the upcoming spring issue of Ops Talk.)

Indicators that a system needs cleaning include: • Noisy boilers. For fixed-fire boilers, the noise increases as the boiler heats up. With the new modulating boilers, noise will start at some mid-fire point and become louder as the burner modulates to higher firing rates.

Many high mass/high water volume boilers will not warn you however, and the first indication you might have is water on the boiler room floor from a cracked pressure vessel.

• Seized or noisy pumps. Crud gets onto the bearing surfaces and in no time, it means “bye-bye” for your circulator.

20

Ops Talk • Fall 2012

• Leaks. Relief valves, pump seals, piping joints, radiators, air vents – just some of the components that may spring a leak due to fouling or corrosion.

• No heat or reduced heat in some loops, radiators or other heat transfer components. Junk builds up in piping or terminal units and either stops flow completely, or reduces it enough to restrict heat transfer and performance. The most common customer complaint that should trigger a “gummed-up” system investigation is the cold radiator tale of woe.

• Valves won’t close off. Zone valves, gate valves, compression valves, relief valves – any valve with a seat may suddenly fail to completely shut off when it should. There is a pretty good chance there is crud on the sea preventing positive shut-off.

So where do you go from here?

The procedures for cleaning and flushing are pretty simple, and common sense should prevail: Step no. 1 – Get the supplier to assess the system. This means taking water samples, checking the system for leaks and blockages (cold loops and radiators), noting the different metals making up the system, and documenting any issues (more about metals shortly).

Step no. 2 – Use the chemicals in a systematic procedure to: • Clean the crud out of the system.

• Passivate the system after cleaning.

• Install some kind of filtration device(s).

• Refill the system and treat with appropriate chemicals.

• Provide ongoing protection and monitoring/documentation after the system is refilled.

Note: When replacing a boiler, it is a real “dandy” idea to clean, flush, and then put in the new boiler.

Just for the record: I have never been a big fan of adding chemicals to hydronic systems – but I now consider it a necessary evil, given the nature of today’s mixed-metal systems. Multi-metals make life in the closed-loop hydronic system interesting, and can create lots of work for what I have always called “the chemical guys”. Have a look at the galvanic table of metals chart.

Corrosion of metals results from galvanic action (a reaction between two dissimilar metals). The severity and type of corrosion will vary, depending primarily on pH imbalance, oxygen in the solution, fluid conductivity and bacterial attack. Minerals in the water add confusion to the mix, and chemical additives can also become problematic.

You can see from the chart that if all of the system components are ferrous, they are not going to aggressively attack each other unless conditions are really bad, at which point they literally cannibalize themselves. We have hundreds of years of history and experience in dealing with corrosion in ferrous piping systems, and have developed a toolbox of chemicals and techniques for

reducing corrosion. In contrast, modern hydronic systems have a real “mixed bag” of materials in them. It is normal now to see copper and steel pipe, castiron, plastic pipe, rubber components, brass and bronze, stainless steel and aluminum all within a single system. The further apart the different metals are on the chart determines the likely-hood that the less “noble” metal will give up its ions to the more noble metal. The reason magnesium and aluminum are used as anodes in water heaters is that they sacrifice themselves to save the steel tank from rusting away; the same thing can happen to your aluminum boiler. Also, the various metals in the system may best respond to different conditions, especially pH, so at times we could have a conflict in how best to treat a system.

Consult with the boiler manufacturer to get their recommendation as to water quality and chemical treatment.

Keep in mind that the boiler manufacturer is primarily interested in making sure their boiler is not damaged – the chemical suppliers are primarily interested in getting you to buy their chemicals. A responsible boiler manufacturer will have precise instructions as to the pH levels required and what other fluid conditions will keep their boiler happy.

They should also detail the maintenance intervals for checking and adjusting additive levels so that water chemistry doesn’t wander off into the sunset.

You should find that aluminum boiler manufacturers will provide the most detail, because aluminum boilers are the most sensitive to damage; the castiron/steel guys should be next, with less concern from the copper boiler people, and the stainless and stainless/titanium manufacturers are the least worried – the same order you see in the galvanic table.

Remember that cleaning chemicals are NOT designed to be left in the system. That’s where the “flush” part of “clean and flush” comes from. Again – make sure you follow the manufac-

turer’s instructions as to how long to circulate the chemicals, at what temperature, and how to dispose of them. Most manufacturers will have a testing procedure so that you can check to make sure all of the cleaning chemicals have been flushed out and/or neutralized.

A cautionary note – if you are dealing with an old system, or one that has been subject to serious corrosion, the clean and flush procedure may reveal and/or cause the system to spring one or more leaks. It is important to have someone monitor the system for leaks during the procedure so as to limit damage should a leak occur.

To justify my insistence that you get a true expert involved, consider the following example of aluminum boilers in a traditional system. (I am not trying to demonize aluminum boilers here, by the way; if you look at the Galvanic Table, you can see that in the right conditions, even stainless steel, in its active state, can be affected by corrosion.) Aluminum just happens to be more sensitive to galvanic corrosion due to its sensitivity to high pH and its position on the chart in relation to other common metals used in systems today. However galvanic action often occurs on the same piece of metal (even stainless steel and copper) where a corrosion cell takes up residence on a small area of the metal and creates a cathode and anode adjacent to each other – in essence, making the same piece of metal dissimilar to itself – weird. A corrosion pit will develop at these locations.

When pH wanders away from where it is supposed to be, the system “robs Peter” (the aluminum heat exchanger) to “pay Paul” (the copper pipe and steel panel radiators).

So what is this sensitivity to pH then, and where is the confusion? Here is a quick example. One of the most popular inhibited propylene glycol-based heat transfer fluids on the market, when mixed to a recommended concentration of 50/50, has a pH of 9.5 to 10.5.

The aluminum boiler manufacturers I have checked with all state a maximum pH level of eight to 8.5; so just doing what we have been doing for years is obviously not going to work in the case of aluminum boilers. My understanding is that ferrous metals respond well in alkaline environments, but aluminum will go downhill fast. Aluminum is more forgiving of a slight acid environment, but ferrous components will suffer. “The chemical guys” have special inhibitors, and the knowledge necessary to safely use them. These compounds are meant to protect the various metals, and although I have always been skeptical of some of this stuff (over-enthusiastic sales people make much of it seem like hocus-pocus and mega-vitamin supplements), it is clear that many of these products can help prevent corrosion and prolong the life of your equipment.

Just make sure you employ someone who knows what they are doing.

Happy hydronics! b

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Does your heating system make the grade?

1.

2.

3.

4.

1: Internal diagram of the Vitocrossal 200, CM2 boiler. 2:Low-emission fully modulating cylinder burner. 3: Stainless steel Inox-Crossal heat exchanger. 4: Vitocrossal 200, CM2 side view.

From the space heating that keeps classrooms comfortable in cold weather to the domestic hot water used in washrooms, showers and cafeterias, your school’s boiler system must carry a significant heating load while delivering consistent, uninterrupted service.

Equipment, maintenance and fuel costs, system reliability and greenhouse gas emissions must all be taken into account when addressing your heating system needs. This becomes especially challenging with shrinking budgets and growing environmental concerns. Fortunately, Viessmann has a solution that is sure to fit the bill – and your budget.

The Vitocrossal 200, CM2 from Viessmann: a practical approach to innovation With its distinctive mix of proven Viessmann technology and innovative features, the new Vitocrossal 200, CM2 takes a bold step forward while retaining trusted Viessmann quality and performance. The gas-fired boiler combines unparalleled flexibility with outstanding thermal efficiency up to 97 per cent, making it an ideal choice for a new installation or an economical retrofit of your school’s heating system.

Viessmann technology from top to bottom The Vitocrossal 200, CM2 utilizes advanced condensing technology to extract heat that would escape up the chimney in a conventional heating system, significantly reducing fuel consumption, heating costs and environmental impact. Fully pre-assembled 22

Ops Talk • Fall 2012

to simplify installation and commissioning, its new fully modulating Viessmann premix cylinder burner features a wide modulation input range of 5:1 turndown ratio to precisely match load and provide clean, quiet and environmentally friendly operation. The generous heat transfer surface area/heat input ratio of the SA240 316Ti stainless steel Inox-Crossal heat exchanger allows for maximum heat extraction while maintaining a compact size. Its smooth, corrosion-resistant surface allows condensate to simply run off – a “self-cleaning” process that ensures continuous condensing efficiency, reduced maintenance costs and longer boiler service life.

Progressive design features The Vitocrossal 200, CM2 operates with low inlet gas pressure (NG) of only four inches of water column for compatibility with a greater range of supply pressures. Extremely low water pressure drop through the heat exchanger eliminates the need for a dedicated boiler pump and low-loss header in single boiler installations, while the boiler’s large water capacity extends burner run time and reduces cycling.

A versatile solution Multiple venting options (direct or chimney, up to 200 feet in length), fuel flexibility (NG/LPG/LNG) with simple electronic conversion and seamless integration into building control systems simplify retrofit projects and provide numerous possibilities for new schools.

Shipped unassembled for easy trans-

portation and maximum installation flexibility, it is easy to install, even in older buildings with narrow entrances (30-inch standard doorway clearance) and small mechanical rooms.

Multiple boiler systems Up to four Vitocrossal 200, CM2 boilers can operate in a cascade configuration to precisely match your school’s varying heating load (inputs of 133 to 4448 MBH), maximize boiler plant efficiency and provide security against heating plant service interruption.

Harness the full potential of your Vitocrossal 200, CM2 cascade installation with the powerful Vitocontrol-S – an advanced digital boiler and system control with outdoor reset function to ensure reliable, efficient performance.

The Vitocontrol-S will modulate burners, stage and rotate boilers, and regulate boiler water temperature, common supply temperature and up to two heating circuits with mixing valves.

About Viessmann The Viessmann Group is a leading international manufacturer of heating systems. Founded in 1917, the family business maintains a staff of approximately 9,400 employees and generates roughly 1.7 billion Euro in annual group turnover.

Viessmann has 23 production and project management divisions in 11 countries, business activities in 74 countries, 32 subsidiaries and 120 sales offices around the world. For additional information, please contact the Canadian head office in Waterloo, Ontario, at 1-800-387-7373 or visit www.viessmann.ca. b

Introducing the Vitocrossal 200, CM2: a brand new face with familiar features w Ne Meet the Vitocrossal 200, CM2 gas-fired condensing boiler – featuring the Viessmann technology you know and the performance and value you expect.

†Tested to AHRI Testing Standard Method to Determine Efficiency of Commercial Spa Sp ce Heating Boilers, Space BTS - 2000. Technical information subject to change without notice. Product not exactly c y as illustrated. ctl

XXX

Thermal efficiency of 97%† Ideal for large residential or commercial applications with inputs up to 1112 MBH (single)/4448 MBH (cascade) Generous heat transfer surface area/heat input ratio with 316Ti stainless steel heat exchanger to maximize heat extraction Extremely low NOx emissions and quiet operation from fully-modulating Viessmann pre-mix cylinder burner Wide modulation range of 5:1 turndown ratio precisely matches load Multiple venting possibilities with pre-installed air intake kit for direct or chimney venting (PP or stainless steel) up to 200 ft. Gas fuel flexibility (NG/LPG/LNG) with simple electronic conversion Low inlet gas pressure requirement (NG) as low as 4 inches of water column Large water content extends burner run time and reduces cycling No dedicated boiler pump required due to extremely low pressure drop through heat exchanger - no low-loss header required in single-boiler installations Seamless integration of powerful Viessmann control technology and building management systems Suitable for high altitude operation up to 10,000 ft.

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TRANSPORTATION

Message from the ASTSBC The Association of School Transportation Services of British Columbia (ASTSBC) is proud to be contributing to the EFMA’s Ops Talk magazine. The work our ASTSBC members do in school districts is a very integral part of operations, and many of us are members of both organizations.

Last year at this time we made you aware of an initiative we had undertaken. We developed a partnership with the Ministry of Education in setting up a school bus purchase program in the province of B.C. The program was a huge success, and garnered competitive pricing for everyone in B.C. purchasing new school buses. This program was offered to anyone transporting school children in B.C. including our private contractors, independent schools and band schools. At the time of writing this article, we are mid-way through this process again and have tweaked things to improve and streamline the process for all involved. We are excited to see the new outcomes of this program and the benefits it will provide our members as we lead by example in shared services. All going as planned, we will be able to start purchasing in mid-November.

As many of you know, we have an ongoing relationship with the Motor Carrier Passenger Council of Canada (MCPCC). The structure under which they operate has changed slightly as a result of the new direction of our federal government, and it is much more project-based. We have recently partnered with them in a new Labour Market Initiative (LMI) to provide more online training to our professional bus operators across the province. This new LMI, along with the other tools available to any of us, can be accessed free-of-charge at www.buscouncil.ca.

The new CSA D-250 2012 has just passed final ballot and will take effect on all buses being produced and sold in Canada sometime in April 2013. The ASTSBC has two representatives on this committee, which does a great job representing the interests and safety standards of B.C. It will, however, have a large impact in B.C. once it comes into effect, as major changes have occurred for the construction of handicap buses. The new standard is going to reduce capacity of our new handicap buses by almost one-third by improving safety for our wheelchair-bound students. Although this may come as a shock, or appear problematic in the future, rest assured our association has been keeping our members and Ministry staff informed every step of the way, and will continue to do so.

This coming July, we will be hosting our 48th annual conference and tradeshow in the Lower Mainland. This year we are going to provide some advanced engine and transmission sessions for our technicians; these in-depth sessions will show beneficial tools to our delegates to streamline their operations, and will offer a means to gather valuable statistical data that will provide many good meaning tolls in the future.

I am very proud of this industry in B.C., and the positive impact we place on student outcomes. I look forward to serving as interim president until our next AGM in July 2013.

Frank Marasco, CDPT

ASTSBC interim and past president

24

Ops Talk • Fall 2012

XXX

How pattern matching and recognition can make your buses safer Photographic credit for all images: Rachel Wilson.

TOP ROW – Left: As the first line of contact between the school and the community, it is critical that bus drivers remain observant to any sign of danger. Middle: Being prepared to act and having adequate supplies to respond to a variety of emergency situations are critical for bus drivers, who are required to be their own crisis team for the first few minutes of most crisis situations. Right: A positive, cheerful demeanour is a good first start to defusing possible danger and improving communications between the driver, riders and parents.

BOTTOM ROW – Left:The average person would be surprised at the kinds of prohibited activities that the observant driver may notice during a bus route.Second to Left: Many violators assume that drivers are preoccupied with driving and in many cases, even believe that a driver will not notice illicit activity going on in close proximity. Third to Left: Bring prepared for everyday medical emergencies is one of the basic job functions of a bus driver, even though we all hope that most drivers are never forced to face this type of situation. Third to Right: Being alert and observant can help detect danger as well as other issues that come on the bus, including bullying, gang activity, depression and suicidal thoughts. Second to Right: Weapons and other contraband are one of the most basic reasons why drivers should be observant. While finding a gun on a bus or encountering the use of a weapon during a route can be scary, with proper training and alertness most drivers will be able to respond calmly, safely and professionally to a wide variety of incidents. Right: Being alert and observant can improve driver-rider communication, making it more likely that a driver will find out about dangerous situations and other issues that students may experience on the bus, including bullying, gang activity, depression and suicidal thoughts.

By Michael Dorn and Chris Dorn Can a school bus driver think faster than a

tively. We saw a real-life example of this

the human brain functions rapidly and

computer? In his book Sources of Power

when Angel Perry, a school bus driver in

effectively, but only when it has been

– How People Make Decisions, Dr. Gary

Henryville, Indiana reacted to the sud-

properly prepared. So the credit for An-

Klein explains how research conducted

den appearance of a tornado during her

gel Perry’s amazing performance should

by the United States military demon-

route. Perry likely saved the lives of her

also go to her supervisors and the train-

strated that the human brain can make

riders with the rapid emergency evacua-

ing that provided what Klein refers to as

decisions more effectively and faster

tion of her bus as a tornado was bearing

a “base of knowledge” that she could

than a computer in certain types of life

down on her. Reviewing the images from

rapidly apply under such demanding

and death situations that require quick

the bus’s security camera, you can hear

circumstances. One way in which we see

evaluations of judgment and nuance.

her counting her students while she also

this base of knowledge come into play is

According to Klein, when U.S. combat

gives them commands between counts.

when people use what is referred to as

commanders attempted to use software

This is an impressive example of just how

pattern matching and recognition. This

programs to make decisions in military

well school bus drivers can perform un-

is a technique that can be learned and

combat exercises, they were continually

der extreme conditions.

developed over time and only requires

beaten by opposing commanders. The

There is one very important point

human opponents were simply able to

about Klein’s research that bears specific

make decisions faster and more effec-

exploration. His researchers found that

26

Ops Talk • Fall 2012

life experience and good judgment to exercise.

Developed in cardiac care units in

• Students at risk for suicide • Gang activity • Drug activity • A person who is carrying a weapon • Trespassing • People who are mentally ill • Medical emergencies Pattern matching and recognition is extremely valuable in helping school bus drivers and aides to correctly identify a crisis in the first critical seconds. For example, in one Georgia case, a school

bus driver noticed a middle-school student getting out a man’s car on a city street near a school. The driver called school district police officers and suggested they check on the man and the girl. Police found that the man had just molested the girl, and, upon searching the vehicle, also recovered a loaded handgun. Once the situation was stabilized, the driver told officers that though the man and girl had not done anything overtly suspicious, based on her day-

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Ops Talk

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Educational Facility Managers Association of B.C. | www.efmabc.com 27

design one CYAN

MAGENTA

YEllOw

BlACk

TRANSPORTATION

Australia, pattern matching and recognition has now long been incorporated into many other fields including: • Military training • Law enforcement • Security procedures • Antiterrorism practices • Dignitary protection This evidence-based concept has been credited with reducing mortality in cardiac units by as much as 50 per cent by training staff to notice and appropriately act upon slight abnormalities in human behaviour. When nurses in cardiac units in England were provided additional training to help them spot the tangible signs that a patient was about to have a subsequent heart attack, fewer patients died. But when nurses in an Australian cardiac unit were provided with the same type of training, an amazing 50 per cent reduction in patient deaths occurred because of one additional instruction: nurses were told to request a special medical team to respond if they noticed that a patient did not act the same as other patients in similar circumstances based on the nurse’s experience – even when no tangible medical indicators of risk were present.

What we have since learned is that the nurses who had been specifically empowered to listen to their “gut instincts” were actually responding to subtle but observable differences that occur when a patient is in the early stages of distress.

When pattern matching and recognition is applied with other types of training, it can enhance the ability of school staff to notice more tangible indicators.

What this means is that school bus drivers using pattern matching and recognition are more likely to detect threats, ranging from a student who is being bullied to a terrorist waiting at a bus stop with a rifle hidden under a long coat. The patterns that emerge can indicate a variety of types of danger other than direct violence. Pattern matching and recognition can improve the ability of school employees to detect a variety of types of risk including: • Bullying

TRANSPORTATION

to-day observations over many years of driving a school bus she felt that they did not act like a father and daughter normally would.

This skill set can also be incredibly important in crisis situations. In one tragic incident, a school administrator mistakenly thought a student had simply fainted when she had actually been shot with a small caliber handgun. Misreading the situation resulted in a delay of approximately eight minutes before an ambulance was called. The victim, who was an honour student, died before the ambulance arrived. This example helps us to understand why an immediate response is required for some crisis situations, and how differently things could have turned out if Angel Perry had not been so well prepared to make life and death decisions when faced with a tornado.

Helping drivers understand their own abilities to use pattern matching and recognition can help them more accu-

28

Ops Talk • Fall 2012

rately recognize an emergency situation and take appropriate action to gain control of the situation and protect the students. Our experience has been that school bus drivers and support personnel can be effectively trained to spot danger and to make effective decisions under even the most challenging crisis situations. Drivers like Angel Perry have and will continue to amaze us when their organizations take the time to train and empower them to save human lives.

tion conferences and trains thousands

About the Authors: Michael Dorn serves as the executive director of Safe Havens International, a non-profit school safety center. The author of 26 books on school safety, Michael’s work over three decades has taken him to Central America, Mexico, Canada, Europe, South Africa, Asia and the Middle East. Michael and his son Chris have keynoted dozens of state, national and international pupil transporta-

Transportation News and National As-

of school bus drivers each year. Michael welcomes reader feedback and can be reached at www.safehavensinternational.org.

Chris Dorn has co-authored five books on school safety and his work has taken him to Mexico, Bolivia, Canada, England, France, Vietnam, South Africa and the Netherlands. Chris has presented at dozens of state pupil transportation conferences as well as multiple School sociation of Pupil Transportation conferences. Chris leads the Safe Havens International Video Production Unit and has produced or assisted with hundreds of school safety-training videos including The First 30 Seconds: School Bus Crisis Scenarios and Safe Passages: School Transportation Security and Emergency Preparedness. Chris can be reached at www.safehavensinternational.org. b

THOUGHTS ON: the way I see it

By Chuck Morris In our world we are faced with many decisions on a constant basis. Should I walk to the store or drive; should I say hello to the clerk or just ignore her; my boss really gave me a hard time yesterday and today I don’t feel like going to work.

Is your world a negative one or are you one of those people who always view the world as one full of opportunities? How do you begin each day? You have a choice; are you ready to use it?

This great world of ours has had many people from all walks of life contribute much to society overall and to people directly. Do you know what they have contributed? All it takes is will. It takes your will to listen, to observe, to want to learn and do better. It takes practise and repetition. If you see or hear something you like and think it will help to improve your relationship skills at home or at work, you need to think about it and put it into practise. It must become one of your mantras!

You never know who the people are that you will meet and how they’ll influence your life into the future. (Author unknown) This is the way I see it: Treat everyone with respect. Give of yourself, share your knowledge. Build relationships that prosper and that allow one to expand upon knowledge learned. Learn from others. See how they treat people in a positive fashion.

Develop synergy. Working together achieves so much more than working by oneself. Value your new acquaintances.

follow you wherever you go – and it will! This world has advanced because of optimistic attitudes. It truly is an intellectual choice to see the world through eyes that follow free thought.

As Winston Churchill once quoted: “A pessimist sees the difficulty in every opportunity; an optimist sees the opportunity in every difficulty.”

Character is a long-standing habit.

(Plutarch) This is the way I see it: Humans think, feel and act. These traits help to form your character. What you experience as you grow up helps to shape how you think, feel and act.

Hopefully you recognize the positive aspects of these traits and use them to your advantage, allowing free flow of thought and expression. There are acceptable characteristics that society readily allows. These allow people to achieve things they never thought possible.

Habits are hard to break. Develop good character traits and soon they will be ingrained as habits. Keep them as a baseline but always strive to improve upon them. A person of good character will go a long way in life! Is your character one of quality?

The problem is not that there are problems. The problem is expecting and thinking that having problems is

a problem. (Theodore Rabin) This is the way I see it: Life is full of problems. It is how you interpret them that is the real issue.

Treat a problem as if it is a challenge and figure out the solution. Expect problems. Everyone deals with problems each day. Anything you do, as you strive to do better, or just proceed through life, will highlight an issue that needs resolving.

Tackle it head-on and with gusto! Do not go through life trying to avoid problems. Surprise! You cannot avoid problems. Discover what challenges really are, and plan to deal with them headon. Brainstorm with others because synergy of combined thought creates wonderful solutions! Experience a problem not as an obstacle but as your next challenge!

Here’s a thought! If you break your neck, if you have nothing to eat, if your house is on fire, then you got a problem. Everything else is an inconvenience! Got a problem? (Robert Fulgham) We all know how to make the “right choice” as we stumble through life.

We have all been on the other side of things and realized that is not where we want to be. Nearly all of it is straight common sense.

At least that is the way I see it! b

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(Diana Schneider) This is the way I see it: You can choose not to participate.

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Educational Facility Managers Association of B.C. | www.efmabc.com 29

Philips Lighting’s energyefficient lamps help Capilano University score big

With three campuses located in North Vancouver, Squamish, and Sechelt, B.C., Capilano University prides itself on offering a variety of programs and services designed to support its students’ successful academic and professional pursuits. Dedicated to helping its 7,500 credit students and 7,000 noncredit students become independent thinkers and learners, the university is also committed to “developing new and innovative programs in response to market demand.” So it came as no surprise when this leading institution and model of environmental responsibility recently elected to pursue an energy-efficient lighting upgrade within

its own Sportsplex Gymnasium to improve lighting quality, reduce energy consumption and costs, and remain on the cutting-edge of green products and practices.

“Environmental stewardship is part of the university’s mission,” confirms Capilano University energy manager Laura Williams, “and any ways to save on operating costs and shift money to the student experience take priority.”

In late 2011, an opportunity to demonstrate that commitment to energy and cost conservation presented itself within the Sportsplex Gymnasium, a central facility that houses the university’s athletics department and sports

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Ops Talk • Fall 2012

teams and hosts a variety of events, from convocation ceremonies to the recent men’s and women’s provincial basketball championships.

“In 2005, we conducted an energyefficient lighting upgrade in our gym using 54-watt T5 High Output (HO) fluorescent lamps, but as some of the lamps had reached their end-of-life six years later, it was time for a relamping,” Williams shares. With the gym’s 30-foothigh ceilings that were often difficult to access, Williams and her team took the opportunity to investigate their product options and landed on a high-quality lighting solution which promised to deliver even greater savings and ensure minimal maintenance – Philips Lighting’s new Energy Advantage T5 HO 44 Watt lamps.

“We were excited when we heard that this product had just become available, because it offered not only a 10watt, or 19 per cent, reduction in our energy consumption per lamp but also performance that was equal to or better than the 54-watt lamps we’d been using,” Williams says. “We saw it as a total win-win situation.”

“Philips Energy Advantage T5 HO 44-watt lamps with ALTO technology driven by Centium electronic ballasts were absolutely a great choice for Capilano’s Sportsplex Gymnasium,” states Philips Lighting account manager Jason Fisher, LC. “In addition to saving 10 watts per lamp relative to their previous

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Capilano University (North Vancouver, British Columbia).

The project involved the upgrade of 738 54-watt T5 HO fluorescent lamps in the university’s Sportsplex Gymnasium to Philips Energy Advantage T5 HO 44-watt lamps featuring ALTO technology driven by Centium electronic ballasts.

Project completed in December 2011.

BC Hydro, which provides electricity to 1.8 million customers within the province of British Columbia (Power Smart Program).

Following their upgrade to 44-watt technology, Capilano University enjoyed a 19 per cent reduction in energy consumption, a $1,900 annual reduction in energy costs, energy savings of 27,000 kilowatt-hours per year, a 7.44 reduction in kilowatt-hours of demand, and a less than one-year payback period on the investment. · Rated average life of 40,000 hours will offer long lifespan and reduced maintenance concerns and costs . · Lowest mercury levels in the industry (1.4 mg) support the university’s environmental and sustainability goals. · Outstanding lumen output and high colour rendering index help ensure bright and comfortable lighting as well as the ability to engage less lighting, which reduces energy consumption and costs and extends lamp life. · By capitalizing on an industry-exclusive, first-to-market technology from Philips Lighting, Capilano University positioned itself as a leader in green innovation and a model of sustainable products and practices in its community and sector.

54-watt models, the new 44-watt ver-

lowest in the industry, Philips’s new T5

lamps within 130 fixtures during the De-

sions offer a long rated average life of

HO 44-watt lamps meet the university’s

cember 2011 holiday season, and com-

40,000 hours to minimize maintenance

needs for an energy-efficient, environ-

pleted the relamping within one week.

costs and concerns, and they maintain

mentally responsible and highly sus-

Since then, the results of the upgrade

93% of the 54 watt lamps’ lumen out-

tainable solution.”

have fully met Capilano’s expectations

put, ensuring no discernible loss in light levels,” he adds.

“With just 1.4 mg of mercury, the

To minimize any disruption in op-

– and more. “Based on their excellent

erations, the university used outside

lumen output, the university won’t need

contractors to upgrade the gym’s 738

toShutterShade_Ad.qxd_ShutterShade_Ad.qxd run all 10 banks of lights in the gym 12-

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Coquitlam

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Distributing Refrigeration, Air-Conditioning, and Heating Parts and Equipment to the HVAC and Refrigeration Trade.

32

Ops Talk • Fall 2012

except at official or evening events,”

Capilano University in attaining a five-

performance has spoken for itself,”

Williams says, a reality that will enable

year goal of reducing its 2007 baseline

Williams says. “The light level increase

the university to enjoy the benefits of

levels of energy consumption by 25 per

since the relamping has been remark-

bright and comfortable lighting while

cent by 2013, Williams is thrilled that

able. We’re excited to have reduced

extending lamp life and reducing en-

their lighting upgrade “counts toward

our annual operating expenses and

ergy consumption.

our target and helps us continue to

to be able to offer those savings back

“Our calculations further reveal that

stay on track toward our goal.” Future

to the university for student academic

the upgrade will save us a minimum of

upgrades at the institution will include

programs, campus life enhancements,

$1,900 annually in energy costs, deliver

a pathway lighting project involving

and other worthy pursuits.”

energy savings of 27,000 kilowatt-hours

the use of 42-watt Philips Lumec Me-

“Throughout the entire upgrade

per year, and reduce kilowatt-hours of

troscape LEDs as well as an LED light-

process,” Williams adds, “Philips pro-

demand by 7.44, a true win for the en-

ing upgrade in the university’s two

vided professional, hands-on support

vironment, while paying itself back in

largest parking lots. Additional lighting

and made us feel very comfortable

less than a year,” she explains. “Best of

upgrades already completed in 2011 in-

and confident about our choice. They

all, students, employees, and visitors all

clude a project in the main library involv-

really stand by their products.”

love the new lighting, with one visiting

ing a switch to high-efficiency induction

Having had a thoroughly positive up-

coach even asking what we’d done in

lighting within 90+ architectural fixtures.

grade experience that met the universi-

the gym because the lighting was so

Though already an active champion

ty’s comprehensive goals for high-quali-

bright and easy to see under. All of the

of energy-efficient products, Capilano’s

ty, energy-efficient, and environmentally

feedback has been so positive, which

recent lighting retrofit proves that an

sound lighting, Williams hopes other ac-

has been extremely rewarding.”

upgrade to a “next-generation” prod-

ademic institutions and businesses will

Four years into the Power Smart En-

uct can still be economically justified.

pursue similar lighting upgrades to ac-

ergy Manager Program sponsored by

“Overall, this lighting upgrade made

crue such benefits. Concludes Williams,

local utility BC Hydro, which supports

common and economic sense, but the

“We just want to share the love.” b

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Educational Facility Managers Association of B.C. | www.efmabc.com 33

Cost-benefit implementation of school security technology

By Michael Dorn and Chris Dorn

In some cases, attackers don’t even need to bring their own weapons. This large butcher knife was found easily accessible in an unlocked teachers’ lounge of an elementary school during one of our assessments. It is not uncommon to find this type of hazard when a school does not undergo a regular physical security assessment. Photographic credit: Chris Dorn.

Planning is essential when deciding what type of security equipment to purchase. It is important to consider facilities issues, cost limitations, integration into district emergency plans (pictured) and the practicality of day-today operation when choosing new equipment. The best security technology on the market is no match for improper installation, a failure to properly integrate equipment into existing procedures and policies, or a lack of staff time to operate and maintain the equipment. Photographic credit: Rachel Wilson.

Pan-tilt-zoom (PTZ) cameras, either moving on a timer or controlled by remote, can be helpful if properly placed with an adequate field of coverage and appropriate level of lighting when the camera is in operation. These types of cameras are often able to be controlled remotely from an administrator’s office and some districts even have iPad apps to access camera views anywhere in the building.

When using a timer to pan back and forth, the location of the camera and the amount of time it takes to pass the field of view should be considered so there are minimal gaps in coverage when the camera is rotating in another direction. Photographic credit: Rachel Wilson.

34

Ops Talk • Fall 2012

A staff member locking an exterior door during a lockdown drill. In addition to basic security features, a school safety, security, climate, culture and emergency preparedness assessment takes into account physical security concerns when evaluating the overall level of emergency preparedness in a school. In this photo, for example, the type of door design increases the time it takes for a staff member to secure a door during a lockdown. One recommendation in an assessment report for this particular facility might be to consider short- and long-term fixes for this issue. A shortterm fix may be keeping doors locked during the day and a long-term fix would be to enhance or replace the locks on this bay of doors during facilities upgrades or renovations.

Assessments are helpful in creating a ready-to-go “wish list” for future improvements when budgets come available.

Photographic credit: Chris Dorn.

In contrast to what was available just a decade ago, modern school safety and security technology solutions are nothing short of amazing. Unfortunately, as was the case then, there are still many instances of school organizations spending hundreds of thousands and even millions of dollars on security technologies that do not deliver the anticipated improvements in school safety.

Typically, these gaps in performance have little to do with the quality of the technology, but are instead a result of a failure to fit security technology solutions to needs defined through an effective assessment process.

What types of school safety assessments are there?

Unfortunately, there is not a definitive and standardized school safety assessment process that is consistently agreed upon by leading school safety experts. While some assessment processes focus solely on physical security, others are much more comprehensive and look at school safety in a more holistic manner.

Whether local personnel conduct the assessment or an outside vendor is contracted to perform the work, school officials should carefully define the scope of the assessment before it is started. Broader assessments of this type will prove to be far more effective than those focused mainly on locks, doors, alarms and security cameras in isolation.

For example, a basic physical security assessment might last a few hours, whereas a school safety, security, climate, culture and emergency preparedness assessment can encompass several visits and will address physical security as well as other critical areas such as: •T he level of connection between the school and its students and staff •T he effectiveness of student supervision in the school

• The effectiveness of access control and visitor management procedures in actual practice • Ways to reduce the chances of injury and death due to common hazards (for example, gravity hazards and “Slips, trips and falls”) • The probable level of effectiveness for emergency preparedness measures under the stress and confusion of an actual crisis event • How closely written plans and policies match actual safety, security and emergency preparedness measures This comprehensive approach to the assessment process can dramatically improve the effectiveness of security technology implementation. This allows decision-makers to selectively purchase and place equipment where it is needed, rather than basing these decisions on guesswork. For example, our assessments commonly reveal gaps where cameras and night-time lighting are not coordinated to provide proper lighting for video surveillance at night.

Another common problem we see is the implementation of an expensive surveillance system with little or no input from staff in the building where the equipment is to be used.

Using assessments to improve implementation of security technologies in concert with human behaviours School facilities must serve a very dynamic, interactive and constantly fluctuating population of students, staff and visitors. Since they are designed to serve children and youth, the security technology needs of schools are sometimes very different from the application of the same security technology solutions in other settings such as airports, courthouses, factories and shopping malls. The type of comprehensive assessment described above can help school officials more effectively select and integrate security technologies to the unique school environment. For example, obvious gaps in student supervision at specific locations and times of

day are one common finding of our assessments. This finding might result in a recommendation to use a combination of security camera coverage, improved student supervision at key times in the locations identified by the assessment, and a new school policy that prohibits students from congregating in certain areas.

One of our larger school district clients spent $56 million on new security cameras in one fiscal year but did not see a dramatic drop in their incident rates. When this technology was supplemented by training and clearly communicated expectations for staff assigned to supervise students in these “hot spots” identified through an assessment process, before and after surveys of students demonstrated a 50 per cent reduction in unhealthy behaviours such as gang activity, vandalism and fights. While the security technology cost millions, the supportive human practices to enhance it cost the district less than $12,000 for a district of 300,000 students.

The assessment process can help match the implementation of security technology to actual rather than perceived needs. This in turn can make schools safer but also dramatically reduce both short- and long-term fiscal expenditures.

Using the assessment process to select security for technologies based on cost-benefit One common problem in school security involves the acquisition of capabilities that are not the most effective choices for the reality of risk in relation to funding limitations. For example, the purchase of security cameras instead of a visitor management system might be relatively ineffective even if the upfront costs are lower. For example, an elementary school that is located in a high-crime neighbourhood would likely benefit more from a solid access control and space management program than from video surveillance. In this type of situation, capturing a crime on video

Camera placement is critical, especially with fixed cameras that can only be moved by facilities personnel using a ladder.

These cameras might be placed just a bit too close together and probably represent an over-investment of equipment in a single area. Photographic credit: Rachel Wilson.

Camera placement and angle are critical, and should be considered with landscaping in mind. It is not clear which came first, the camera or the plant, but the two should be coordinated so that the camera has a clear field of view – unless the plant itself is the subject of surveillance! Photographic credit: Rachel Wilson.

One type of exterior camera. It is important to consider the placement, angle and lighting for all exterior cameras.

Photographic credit: Rachel Wilson.

Dome-style security cameras with a tinted shield can be helpful if properly placed with an adequate field of coverage and appropriate level of lighting when the camera is in operation.

These types of cameras are often able to be controlled remotely from an administrator’s office and some districts even have iPad apps to access camera views anywhere in the building.

Photographic credit: Rachel Wilson.

Educational Facility Managers Association of B.C. | www.efmabc.com 35

Michael Dorn accompanies a building principal on a school climate assessment. Photographic credit: Chris Dorn.

One of our analysts conducting a facility assessment – exterior access control is the first line of defense and should be one of the starting points of a physical security assessment.

Photographic credit: Rachel Wilson.

One of our analysts doing an assessment of a school – gravity hazards and fire code violations are a common sight in many storage rooms and closets. Photographic credit: Rachel Wilson.

would be less effective than preventing it in the first place. While both of these types of technologies could help reduce risk, the chances are better that a good visitor-screening system will have a higher return on investment in the form of increased security and staff perceptions of safety, particularly if the cameras are not monitored – as is often the case with primary schools.

As this example shows, the assessment process can help school officials 36

Ops Talk • Fall 2012

determine not only which types of security technologies are needed but can also help to prioritize their implementation for maximum effectiveness over the long term. This example also underscores the need to support the technology with day-to-day operations practices in the school. For example, the visitor management system may be easily defeated if staff commonly leave side doors propped open. In this example, adding proximity access card readers to doors may reduce the feeling among staff that they even “need” to prop doors open at all. One of our analysts recently spoke to a teacher at an elementary school that said propped doors were a constant concern of hers at her old school, where this was a common practice. After being transferred to a new school building with proximity access for all staff, the same teacher reported that she never sees propped doors at her school building.

Educating staff to increase the effectiveness of security technologies Educating staff on the technologies selected can be very important for a successful implementation. For this reason, staff interviews can be an extremely important part of the assessment process. It is very common to learn that staff members have unrealistic expectations of what technology can do. In one case we were brought in to a remote and rural school district after a multiple-victim shooting committed by a student. In response, the district had purchased a walk-through metal detector, plugged it in, placed it in a main hallway and instead of providing staffers for the unit, placed a sign that asked visitors to walk through the unit themselves! The superintendent was under the impression that somehow the unit would notify them if a person was carrying a gun – assuming they walked through the detector in the first place.

Though this is an extreme example, it is very common to learn from interviews that staff assume someone is monitor-

ing security cameras constantly, ready to jump into action at a moment’s notice. One teacher we spoke reported an incident where a student was showing a gun to fellow classmates in a restroom and was convinced that the incident would have been instantly neutralized if there had been security cameras in the restroom. It is also common for staff to automatically buzz-in visitors with no effort to even ask the visitor’s purpose for visiting the school. We routinely provide the names of famous serial killers when we have to buzz into schools, and say strange things that should arouse suspicion, and are still often buzzed in by office staff who are focused on other duties and just see the buzzer as a formality that by itself will increase safety.

Today’s robust and highly capable security technologies can be a wise investment when properly applied. Taking the time to properly assess real needs before selecting specific solutions can reduce costs, decrease the burden on staff time and maybe even save lives.

About the Authors: Michael Dorn serves as the executive director of Safe Havens International, a non-profit school safety centre. Safe Havens analysts have assisted clients with school safety assessments for more than 2,000 public and nonpublic school facilities. The author of 26 books on school safety, Michael’s work over three decades has taken him to schools in Central America, Mexico, Canada, Europe, South Africa, Asia and the Middle East. Michael welcomes reader feedback and can be reached at www.safehavensinternational.org.

Chris Dorn has authored five books on school safety and his work has taken him to Mexico, Bolivia, Canada, England, France, Vietnam, South Africa and the Netherlands. Chris performs school safety, security, climate, culture and emergency preparedness assessments for schools and leads the Safe Havens International Training Video Production Unit. Chris can be reached at www.safehavensinternational.org. b

Study abroad School District No. 91 Business Company to open a B.C. offshore school in China

By Shayna Wiwierski More Chinese high school students will soon be able to graduate with a British Columbia diploma, all thanks to the School District No. 91 Business Company, which received help from Community Futures Stuart Nechako.

“Our Chinese colleagues would like to build a school that leads to graduation on a British Columbia high school diploma. The students would be taught in English by B.C.-certified teachers, using B.C. curriculum, and following specific legislation under the B.C. School Act,” says Ray LeMoigne, president of School District No. 91 Business Company.

There are currently a number of B.C. offshore schools operating in the world.

The schools offer a B.C. graduation diploma which is highly coveted by Chinese students, as it shows that they are qualified to study throughout North America.

The school to be built in Xianghe is planned to open in September 2014, but until then the business company has developed sister schools, where two secondary schools from School District No. 91 are paired with two secondary schools in China – one in Beijing and the other in Xianghe. These sister schools desire to create B.C.-certified offshore schools within their existing Chinese public school facilities.

“Our intent is to offer the program in both centres, starting with Grade 10 in 2012, and then grow the program

through the next five years. We have had exchanges of students and teachers go over to China and spend 10 days in their sister school, and are looking forward to reciprocal visits in 2012.”

Because the business company has to operate at an arm’s length from the school district, it cannot use financial grants offered to the district; it has to operate as a separate business (the school district owns the only share of the business company). In order to raise the start-up costs to start the business company and to run the program, Community Futures Stuart Nechako approved a portion of the necessary funds on a loan basis.

“Community Futures has economic development dollars for which we applied and met the criteria. Across five of their centres, they approved the loans for their portion of the start-up financing. We also received financing through Northern Development Initiatives Trust.”

Although the partner schools and soon-to-be B.C. offshore school in China are just beginning, LeMoigne hopes that one day students from British Columbia will take advantage of this opportunity and choose to study a semester abroad.

“They would stay at the schools in China and take B.C. courses, but also pick up on the language and culture and understand what China is all about.” b Educational Facility Managers Association of B.C. | www.efmabc.com 37

Roof evaluations:

are they important?

By Zen Szewczyk, vice-president IRC Building Sciences Group Inc.

3.

1.

2.

38

Ops Talk • Fall 2012

You would think after performing thousands of roof condition evaluation reports and preparing the same amount of roof design drawings and specifications, one would rarely come across a situation that presents a unique problem. Well, after over 25 years in business, it happened.

Our firm was called in by a school district to evaluate the extent of deterioration of the roof assembly on a building that was over 30 years old. The roof was the original four-ply asphalt built-up roof (BUR). The owner was not experiencing many leaks; however, due to the age of the roof, the owner thought it might be prudent to perform some preventive maintenance to extend the life of the roof indefinitely – or even retrofit the roof with additional insulation, as they didn’t think they had very good thermal resistance.

We arrived on site to find the roof completely under water, so our initial investigation was limited to some wading around and interior investigation. One thing we noted on the roof was relatively few roof drains. The existing deck varied from area to area, and consisted of poured-in-place concrete, metal roof deck, wood roof deck, and concrete slab. The underside was plastered ceiling. There was little water staining, and it was limited to around openings.

Sometime later, when the roof surface was dry, we returned to complete our evaluation (Photo 1).

Infrared scans, core-cuts and probes each indicated total moisture saturation

above all roof decks. The continuity of the decks and a good vapour barrier had been hiding a secret for some time.

So much for preventive maintenance!

Roof replacement should be easy!

Remove and replace. Drainage calculations showed that the size of the rainwater leaders was adequate to get all the water off the roof; however, they were just so few and far in between.

The distance between drains was as much as 125 feet. The idea of adding additional drains was thwarted by an inaccessible ceiling space, firewalls, and a fire-resistant mineral fiber no longer used in building construction.

Random core samples confirmed that the existing poured-in-place concrete deck was very uneven, with deviations up to two inches. Introducing rigid tapered insulation would have yielded an inconsistent surface with unsatisfactory results. Furthermore, in order to achieve any success with rigid, the insulation would require a slope of at least ¼-inch per foot. The insulation thickness would have been from three inches at the drain to 19 inches at the high point. The costs were rising (Photo 2).

It didn’t take long to conclude that the optimum solution was lightweight insulating concrete. The existing roof was removed to the deck. After deck repairs, a new vapour barrier was mopped to the deck to act as a temporary roof.

Lightweight insulating concrete was pumped onto the roof surface where it would find its level. The stair-stepped polystyrene would be installed at a 1/16-inch per foot slope. The top coat of lightweight was installed and finished smooth. After the top pour reached adequate pull strength (four to seven days), the venting sheet and base sheet were installed. After the base sheet was installed, a 24-hour rainstorm arrived.

To everyone’s delight, the water was

to shed water. The project was com-

draining off the roof like never before

pleted to the satisfaction of the manu-

and even after the cap sheet was in-

facturer, contractor, consultant, and the

stalled, the thickness of the overlaps

building owner and all within budget

had little effect on the ability of the roof

(Photo 3). b

Educational Facility Managers Association of B.C. | www.efmabc.com 39

Occupiers’ Liability Each year, the Schools Protection Program (SPP) receives a number of reports of potential “Occupiers Liability” claims. This article provides a brief refresher on the statutory obligations that the Occupiers Liability Act [RSBC 1996] CHAPTER 337 (the “Act”) creates for occupiers, and the steps that can be taken to mitigate the risk of these types of claims arising.

compared to a small footpath over the premise’s fields.

Expectations for snow removal would also be very different in a town where snow was an uncommon occurrence, when compared to a community where snowy winters were commonplace. Factors that may be considered when determining whether the requisite standard of care was met may include:

What does the Occupiers Liability Act say?

• The size of the premises

Section 3 (1) of the Act stipulates: “An occupier of premises owes a duty to take that care that in all the circumstances of the case is reasonable to see that a person, and the person's property, on the premises, and property on the premises of a person, whether or not that person personally enters on the premises, will be reasonably safe in using the premises.”

This duty of care applies in relation to: “the condition of the premises, the activities on the premises, and the conduct of third parties on the premises.” This duty of care extends to all people who enter the premises, including trespassers. In the case of trespassers, however, where they have the intention to perform a criminal act, the duty owed is significantly limited.

The standard of care: what is “reasonable”?

The courts in British Columbia have consistently confirmed that the standard of care required is one of reasonableness, not one of perfection. Furthermore, there is no obligation for an occupier to warn of the ordinary risks of everyday life.

What constitutes reasonableness is assessed considering the specific circumstances of each case. Rightly, there are varying expectations for meeting the test in different circumstances and on different types of premises. For example, on an icy day, expectations with regard to timely sanding and de-icing would be much higher for the main entranceway of a building when

40

Ops Talk • Fall 2012

• Who uses the premises and for what purposes • Volume and frequency of traffic on the premises • Whether structures on the premises met current safety standards • Whether relevant aspects of a building met applicable building codes • Whether there was a known hazard • If there was a known hazard, whether there were warning signs posted • Forseeability of the hazard • Whether conduct of occupier was within acceptable industry standards • Whether a similar accident had occurred previously on the premises • Length of time that a hazard was known to exist • Ease with which a hazard could have been prevented Be aware that with new developments in safety practices and with a greater awareness of risks within our society, what is accepted as “reasonable” may change over time.

What can a breach of the standard of care look like?

An occupier can breach their duty by:

• Failing to keep pathways, parking lots and fields in reasonable condition

diately by posting signs/notices warning of the risks and/or erecting barriers to prevent access

• Failing to have appropriate lighting on the premises

• Ensure any renovations and expansions adhere to all applicable building code standards

• Failing to put out caution signs when washing floors • Neglecting to clean up spills on a hallway floor in a timely fashion • Allowing unsafe activities to take place during an onsite event • Failing to remove out of control guests from the premises • Unreasonable or nonexistent maintenance and inspection policies What steps can be taken to help manage the risk of Occupiers Liability claims?

Developing a risk management plan which addresses the three areas where the duty of care is owed (condition of the premises, activities conducted on the premises and the conduct of third parties on the premises) provides the best opportunity to mitigate the risk of injuries occurring on the premises and will also assist in the defense of the occupier when claims are pursued.

Consider the following strategies as part of your risk management program: • Develop and implement inspection and maintenance policies • Develop and implement regular cleaning and maintenance policies

• Ensure that any lease agreements explicitly state the responsibilities of each party • Develop a policy for contracting for services which is aimed at identifying qualified and competent contractors and includes indemnity and insurance requirements in contracts • Establish and advertise codes of conduct for staff/ students/guests • Develop strong relationships with similar organizations of similar size so that you can share loss experiences and stay current on best practices • When accidents/losses do occur, review your policies and procedures and adjust them to mitigate the risks of recurrence It is strongly recommended that schools regularly review their practices and policies in light of their obligations under the Occupiers Liability Act. Ensuring strong risk management plans are in place and following these plans will assist in preventing losses from occurring and minimize the likelihood of a finding of liability in the event that claims are pursued.

Footnotes: Occupiers Liability Act, section 3(2) 1

Section 3(3) and 3(3.1) of the Occupiers Liability Act

state: Despite subsection (1), an occupier has no duty of care to a person in respect of risks willingly assumed by that person other than a duty not to(a) create a danger with in-

• Include in policies the requirement to document inspections and maintenance • Document inspections, maintenance, and cleaning activities, and ensure these documents are kept • Keep up to date on safety developments and practices

tent to do harm to the person or damage to the person's property, or (b) act with reckless disregard to the safety of the person or the integrity of the person's property.

2

3.1) A person who is trespassing on premises while com-

mitting, or with the intention of committing, a criminal act is deemed to have willingly assumed all risks and the occupier of those premises is subject only to the duty of care set out

• Train employees to report promptly any defects or hazards

in subsection (3).

• When hazards are discovered, address them imme-

of SPP’s Risk Ed with publishing permission. b

41 Reprinted from the Volume 15, Issue 2, Spring 2011 edition

Educational Facility Managers Association of B.C. | www.efmabc.com 41

Applying the right roof coating to the right roof

How to select the correct restoration solution for respective roof conditions

An aliphatic urethane high-tensile coating was used to restore this 20-year-old roof.

Cool roof coatings, such as the acrylic coating shown here, reduce energy bills by decreasing air conditioning needs while extending roof life.

By Tom Stuewe In today’s building industry and economy, we all want to get

restored. An infrared scan can identify locations of wet insula-

the most value out of what we purchase. Therefore, when

tion; typically if more than 30 per cent of the roof’s insulation

you make a large investment like a roof, it becomes critically

is wet, a complete tear-off is recommended.

important to protect the investment through proper maintenance to ensure you will get the longest possible life out of your roof system.

Due to increased labour costs and the environmental considerations of a roof tear-off, roof coatings and roof restoration systems are becoming a more popular option. Of course, before you consider which restoration solution is the most ap-

Selecting the right roof coating With so many different types of products and chemistries available, it is important to select the most appropriate product based on your environment and needs. Some important roof conditions to consider when selecting a restoration coating include:

propriate option, it’s important to assess the current state of

• Current condition of the roof

your roof.

• Location

Get to know your roof Knowing when to repair versus when to replace a roof is a critical decision that requires an expert eye. Trained roofing professionals can assist you by providing visual inspections to help identify roof damage and leaks, which are most of-

• Slope • Ponding water • Chemical exposure • High heat exposure • UV exposure

ten found in flashings and roof penetrations. Address these

Subjecting a roof or restoration coating to any or all of these

critical areas prior to applying any roof coating. Core cuts and

conditions will greatly affect its performance and life expectan-

non-destructive testing provide key information in determin-

cy. Therefore, when selecting from the variety of roof coatings

ing the condition of your roof. Also, wet insulation on a roof

available in the market today, it is important to consider the fea-

will need to be removed and replaced before the roof can be

tures and benefits of each coating type, as well as its drawbacks.

42

Ops Talk • Fall 2012

Conditions

Type of roof-coating polyurethane

Acrylic

Silicone

PVDF

Ponding water

Best

Acceptable

Better

Good

Chemical exposure

Best

Acceptable

Good

Better

High heat exposure

Better

Acceptable

Best

Good

Building movement

Best

Better

Good

Acceptable

UV exposure

Better

Good

Good

Best

Acrylic Water-based acrylic coatings are both easy to use and environmentally friendly. They are most often used for reflectivity, and are designed to cool the roof down. They are also very elastomeric, maintaining performance when temperatures fluctuate. However, they typically do not have high tensile strength, so may not be the best option to resist wear-andtear.

Polyurethane Polyurethane coatings offer a highly durable surface that protects the roofing system from a wide variety of conditions.

Urethanes typically have higher tensile strength than most other coatings, enabling roof system expansion and contraction. Polyurethanes are great in high-stress areas, around penetrations, or on wall flashings where your building endures the most abuse. Keep in mind that there are two types or urethane coatings. Aromatic urethanes may be adversely affected by UV over time; however, aliphatic urethanes are UV-stable and will provide lasting integrity.

Silicone Silicone coatings are mostly used to cover and protect spray polyurethane foam (SPF) roofs due to the coating’s permeability. Silicones are also very well suited for areas with extreme temperature ranges and intense UV exposure. Once used, their slick surface can only be recoated using another layer of silicone. Their downside is high dirt pickup and low abrasion resistance, making them unadvisable for highly visible or heavy traffic areas.

PVDF Polyvinylidene fluoride (PVDF)-based coatings, long associated with metal roofing, are now being used in traditional low-slope applications. PVDF-based coatings are typically water-based products; they resist dirt pickup and maintain high reflectivity without fading or yellowing. The dried film surface is very smooth, promoting reflectivity, making them ideal for roofs demanding high aesthetics and energy savings.

When selecting a coating to restore your roof, make sure

the coating is designed for its particular conditions. Selecting the right coating will optimize the service-life extension of your restoration for the highest return on your investment.

About the Author: Tom Stuewe is an 11-year veteran of the construction industry and is active in many construction and coating industry associations. Stuewe is the coatings and mastics product manager at The Garland Company, Inc. a 100-plus-year-old manufacturer of high-performance solutions for the total building envelope. b

Educational Facility Managers Association of B.C. | www.efmabc.com 43

Offering educational facility managers

over 35 years of caster experience Caster Town Ltd. is a family-run business known for the excellent selection of casters, glides, low-speed wheels and material handling equipment. They offer: • Casters of all types, sizes and materials • Hand trucks, dollies and stock-picking equipment • Metro wire shelving and carts • Glides, caps and floor protection hardware Our knowledgeable staff can answer your technical questions and recommend the best items from our large selection of high-quality casters; wheels; material handling equipment; chair parts; glides; furniture legs; caps, plugs and grommets; shelving; and hardware.

Serving the institutional, industrial and specialty markets as well as homes and offices, Caster Town has locations in Vancouver, Edmonton and Calgary to serve you. We are Western Canada’s caster specialists!

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44

Ops Talk • Fall 2012

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Please Support our Advertisers

The future of property management

By Tom Brauser The computing power of desktops and portable devices has increased over 200 times since the year 2000. An iPhone or Android smartphone probably has more computing power today than most overall businesses had 12 years ago. Are you using today’s computing power to your best advantage? Do you even have a plan to take advantage of mobile technologies and the power of smart devices?

Until now, most property and facilities management systems have been based on traditional technologies with applications focused on accounting, work-order, and service management.

Fortunately, there now are some very creative applications of mobile technologies using QR codes to help simplify and improve how buildings are managed. They provide a clever means of getting critical building information into the hands of the people that need it, exactly when and where they need it.

Building specific social media collaboration tools are also now available that greatly improve communication within buildings, resulting in positive tenant engagement.

QR codes were invented in 1994 by Toyota to track vehicles in the manufacturing process. Today they are most often seen in advertisements, usually simply taking you to the company’s home page. They have since been adapted to a wide variety of uses, including supporting all aspects of facilities management. By tagging assets or spaces within a building, you can collect or deliver information specific to that asset or space extremely efficiently, providing some very effective tools for building and property managers.

Consider putting a QR code on an asset like a boiler or chiller. That QR code can be scanned to make a service request, to obtain information, or complete a service or maintenance request. If your operations staff notices that your chiller is leaking fluid, they could scan the code on the chiller with their smartphone and a screen will pop up allowing them to place a service request and attach a photo of the leaking fluid. The request can immediately go either to your service centre or directly to your HVAC service company. The technician will get an alert on their smartphone with all the appropriate information and the photo.

When the tech arrives, he can scan the same QR code, see the work order, as well as other important information such as the service history, operating manuals, technical drawings, special instructions, etc. When finished, he can scan the QR code again to complete the service request, providing a summary of the work completed, which then automatically updates

the service history and sends the necessary information for invoicing. It can also automatically notify the building manager that the problem has been solved.

There are a large variety of ways that QR codes can be utilized to improve facilities management. Similarly to how QR codes can be used to maintain and manage equipment, they can be used to manage spaces within a building. For instance, by placing a QR code in a conference room, tenants can scan the code to place a room-specific service request, or obtain information like special instructions (i.e., how to use the audiovisual equipment), a room inventory, a booking calendar for the room, or energy consumption data.

Other uses include scanning to describe unique architectural features, or to provide information on botanical displays around the building. They can also be used to provide energy transparency, or engage tenants in surveys, or provide special event information, etc.

QR codes can be made even more powerful by also attaching custom forms, checklists and workflows. You could set up regular maintenance schedules, providing the technician a complete inspection checklist when he scans the equipment’s QR code. The technician can complete the inspection form on site so equipment histories again are easily maintained.

Inspections can also be associated with spaces. Examples include deficiency checklists for a construction or renovation project, health and safety site inspections, or doing janitorial or other service inspections.

Security and privacy of building information is ensured through establish role-based permissions. The system will know who is scanning, and based on their role in the building, only provide them access to information that is relevant to them. This can save a lot of time and greatly reduce data entry work because of the information that is automatically associated with the code and the user.

The QR code-based mobility application, combined with the custom forms, makes this technology a truly unique and effective way to manage facilities that is easy to use and takes advantage of the power of mobile smartphone technology. It is the way of the future, and the future is here now.

About the Author: Tom Brauser is the COO of BuiltSpace Technologies. Online: www.builtspace.com. b

Educational Facility Managers Association of B.C. | www.efmabc.com 45

Index to Advertisers B.G.E. Service & Supply Ltd. . . . . . . . . . . . . . . . . . . . . . 21

McGregor Hardware Distribution . . . . . . . . . . . . . . . . . . 7

Belimo Americas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Metal Supermarkets . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Blue Imp Recreational Products. . . . . . . . . . . . . . . . . . . 17

Norspec Filtration Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . 28

Canstar Restorations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

On Side Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Caster Town. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

Refrigerative Supply. . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

Craven Huston Powers Architects. . . . . . . . . . . . . . . . . 10

Reliable Controls Corporation . . . . . . . . . . . . . . . . . . . IBC

Clean Spot Inc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Coast Modular Manufacturing Ltd.. . . . . . . . . . . . . . . . 11 D.G. MacLachlan Limited. . . . . . . . . . . . . . . . . . . . . . . . . 9 Easy Access Industrial Design Inc.. . . . . . . . . . . . . . . . . 9 Erv Parent Group. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 ESC Automation & Delta Controls. . . . . . . . . . . . . . . . OBC Garaventa Lift B.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

Roofing Contractors Association of B.C.. . . . . . . . . . . . 27 Royal Stewart Ltd.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Shanahan’s. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Shutters & Shades. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Soprema Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Spears Sales & Services Ltd.. . . . . . . . . . . . . . . . . . . . . . 10

Garland Canada, Inc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

Stutters Disaster Kleenup. . . . . . . . . . . . . . . . . . . . . . . . 33

Gentis Water Company. . . . . . . . . . . . . . . . . . . . . . . . . . 10

Talius . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IFC

IBC Technologies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Viessmann Manufacturing Company Inc.. . . . . . . . . . . 23

Interior Turf Equipment. . . . . . . . . . . . . . . . . . . . . . . . . 30

Wesco Distribution/Philips Lighting. . . . . . . . . . . . . . . 31

IRC Building Sciences Group Inc. . . . . . . . . . . . . . . . . . 39

Western Bus Parts & Service Ltd. . . . . . . . . . . . . . . . . . 25

JM Bean & Co. Ltd.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

Winmar. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

DEL

Communications Inc.

Suite 300, 6 Roslyn Road Winnipeg, Manitoba, Canada R3L 0G5

www.delcommunications.com DEL Communications Inc. and You,

The key to success.

We offer outstanding personal service and quality in the areas of: CREATIVE DESIGN ADVERTISING SALES TRADE PUBLICATIONS QUALIFIED SALES & EDITORIAL TEAM 46

Ops Talk • Fall 2012

LEED™

BACnet®

SPOA™ m e m b e r

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forward thinking

Looking to improve the energy efficiency in your school district?

Let the Internet-connected products from Reliable Controls® help you do the math. We deliver high performance energy management and control systems for school districts all across Canada.

Visit our website to contact a Reliable Controls® Authorized Dealer near you and let us help you do some forward thinking.

We are the people and technology you can rely on.

www.reliablecontrols.com

Working together to control your building energy costs Managing a school isn’t child’s play. Simple energy concerns are magnified across multiple buildings all trying to react to variable loads. You need real time data, one simple interface, flexible reporting and the power to change every system in your buildings.

With a Delta Controls system through ESC or one of its Partners, you can manage operating costs effectively by identifying inefficiencies and acting upon them, even remotely. After all, you have a responsibility for hundreds of students, keeping them safe and comfortable so that they achieve their learning potential.

We can help you make the grade in all these subjects, and have been for the last 30 years www.escautomation.com | 1 800 488 1199

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04/10/2012 17:14