Ops Talk Magazine Fall 2016

Covering all aspects of educational facilities and operations.

Ops Talk

PUBLICATIONS MAIL AGREEMENT #40934510

Fall 2016

Surrey School District receives construction dollars from province Nature’s calling with Environmental School District 42 ww w.efmabc.ca

SD 23 Central Okanagan clears the air with CNG buses

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In this issue Message from the president of EFMA, Harold Schock........................... 6 Message from Premier Christy Clark....................................................... 8 Message from Education Minister Mike Bernier................................. 10 EFMA member profile on Mitch Van Aller........................................... 12 Learning outside the box: Maple Ridge school takes elementary education beyond the classroom............................. 14 Surrey School District received construction dollars from province – but is it enough?.............................................. 16 Going big: Largest investment in province history allocated to replace New Westminster Secondary School.................. 18 Environmentally driven: SD 23 Central Okanagan School District utilizes CNG school buses in its fleet......................... 20 Fight stress with a hobby....................................................................... 22 Recap of the 2016 EFMA Conference and Trade Show...................... 24 Leading by example: One director of operations’ experience in dealing with a crisis................................... 26

Published by: DEL Communications Inc. Suite 300, 6 Roslyn Road Winnipeg, Manitoba R3L 0G5 www.delcommunications.com President David Langstaff Publisher Jason Stefanik Managing Editor Shayna Wiwierski shayna@delcommunications.com Contributing writers: Riley Chervinski | Justin Dyck | Jeff Johnson Chuck Morris | Tammy Schuster | Sandy Sigmund Zen Szewczyk | Craig Wisehart Advertising Sales Manager Dayna Oulion Toll Free: 1.866.424.6398 Advertising Sales Gary Barrington | Corey Frazer Jennifer Hebert | Dan Roberts Production Services Provided by: S.G. Bennett Marketing Services www.sgbennett.com Art Director Kathy Cable

Safe management of asbestos in buildings.......................................... 30

Layout/Design Sheri Kidd

What is the service delivery project?.................................................... 32

Advertising Art Sheri Kidd | Dana Jensen

Thoughts on: Risk and risk management............................................. 34

Cover Photo by Harold Schock

Don’t be left in the dust: Innovative solutions to dust collection problems................................. 36 Hard work pays off with the Return-It School recycling program...................................................... 38 Eco-friendly carpet tile installation in schools..................................... 40 The complexities of structural drying: Partnering with the facilities team........................................................ 42 Transition to 21st century learning....................................................... 44 Extend nature’s warranty....................................................................... 46 Modernize your heating system today and save................................. 48 Ventrac: Your one tractor solution......................................................... 50 Preventative roof maintenance.............................................................. 52 Index to advertisers................................................................................. 56 4

Ops Talk • Fall 2016

Copyright 2016. EFMA. 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 11/2016

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MESSAGE FROM THE PRESIDENT OF EFMA

Harold Schock

I

am truly honoured to have been elected the president of the Educational Facility Managers Association (EFMA) for the 2016-2017 year. EFMA represents public educational facilities and managing professionals across British Columba. Through our shared interests and values, we enable our members to truly foster lifelong learning as facility stewards within school districts.

I believe we are at a critical juncture in our work to advance our professional profile in education and to promote our value as a decision-making educational partner. Changing demographics, demand for greater flexibility, and improved technology are fundamental challenges that our school district professionals are facing. Our institutions need us now more than ever. EFMA objectives are built on flexible approaches, eliminating barriers, and to adapt to the changing needs of our members. We are equipped with a clear blueprint for success, our elected EFMA executive team is well-positioned for the future.

I would like to thank the conference committee and all executive members for the hard work and dedication that made the 2016 Building Capacity for a Sustainable Future conference such a success. Also, many thanks to all our members and associated members for the continued support you have shown EFMA over the past years and decades.

Our collective work is an important part of the social fabric of our not-for-profit organization.

This is an exciting time to be supporting education and I look forward to working with you to advance the provincial dialogue on shared opportunities, and to support you in your school district through scholarship, professional development, and fellowship.

I would like to thank the current executive and the association membership for the faith you have shown in electing me as your president. I would also like to take this opportunity to thank all committee and zone chairs for their dedication and hard work. I look forward to the challenges ahead.

Have a successful year!

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message from premier christy clark

Protecting our school infrastructure is a critical job

I

nvesting in our children’s future is the best investment we can make. That’s why we’re investing over $1.4 billion over the next three years to replace, renovate, expand, or seismically upgrade our schools – but it’s the members of the Educational Facility Managers Association of B.C. who make sure these investments are long-

lasting and that students get the most out of every dollar.

The work your organization and members do creates a positive impact on communities across the province. By sharing ideas and the most up-to-date information, we can ensure all students have the benefit of the highest standards and best practices in their schools.

I want to thank EFMA and its members for your dedication to keep our schools thriving and helping B.C. students continue to succeed in the classroom. Your hard work and dedication is an investment in the future.

Leaders in Educational and 21st Century Learning Environments Design & Construction | Renovations & Additions | Seismic Upgrades | Building Envelope Design | Portable Relocations Prefabricated Modular Construction | Project Identification & Definition Reports | Long Term Facility Plans

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message from education minister mike bernier

Investments protect our valuable schools

T

he Educational Facility Managers Association of B.C. (EFMA) members work hard every day to make sure B.C. students have safe and comfortable spaces where they can learn. It’s our job as a government to give you the support you need to keep up the great work.

That’s why we are partnering with school districts to invest in schools across the province. Since 2001, we’ve built 48 new schools, replaced 70 aging schools, added space at 186 schools, and seismically upgraded 153 schools – and those numbers will continue to climb. Budget 2016 provides $1.7 billion over three years to replace aging facilities, build more student spaces in growing communities, and improve seismic safety through B.C.’s globally recognized, award-winning Seismic Mitigation Program.

We have some really exciting projects coming up. We recently announced $99.5 million to expand three elementary schools, purchase land for a future elementary, and build a new secondary and a new elementary in Surrey. We’ve committed $13.1 million to seismically upgrade Annie B. Jamieson Elementary school in Vancouver, which builds on the more than $188 million worth of seismic projects underway in Vancouver. We’re investing $67.1 million in the Willoughby Slope area of Langley to purchase land for a new elementary school, build a new secondary, and expand an existing elementary school. This year, we made the largest investment yet for a school in B.C. - $106.5 million to replace New Westminster Secondary school.

In addition to capital and seismic projects like these, school districts can apply for funding for a multitude of projects that will extend the life of their schools, from roof replacements to window and mechanical upgrades through the School Enhancement Program. Since launching this program in 2015, government has invested $80 million for 189 projects in schools across the province, and we expanded on that with another $20 million announced at the end of August.

The Carbon Neutral Capital Program provides another opportunity for school districts to apply for provincial funding to improve their school’s energy efficiency. This program is designed to help schools reduce their carbon footprint and save money on energy by investing in energy-efficient upgrades. Each year $5 million is made available – this year 27 schools had successful applications.

We are able to support investments like these as a result of our fiscal discipline and strong economic growth. I urge all EFMA members to encourage their districts to take advantage of these programs by submitting applications.

As we work to preserve and enhance our schools, our teachers and administrators can focus on student learning. EFMA’s members are integral to the success of our schools and our students. Thank you for your tireless work to keep the province’s schools running well.

Sincerely,

Mike Bernier Minister of Education 10 Ops Talk • Fall 2016

FILE O R RP E B MEM

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A contribution to the industry

EFMA member profile on Mitch Van Aller, director of operations for School District 23

By Shayna Wiwierski

12

Ops Talk • Fall 2016

itch Van Aller’s goal when he moved to B.C. was to live in sunny Kelowna. After many years in different positions, he finally made it happen.

Van Aller, the director of operations for School District 23 Central Okanagan, hails from Edmonton, Alta., and started his career as a construction superintendent and project manager. When a new school was being built in Creston in 1993, the school board there asked him if he would be interested in working for them. That started his long career in the education sector.

After 10 years, Van Aller moved to the South Okanagan to work for School District 53, and in 2009 he worked for two school districts, 53 and 74, in a shared service model for four years. In 2014, his current job came up, which moved him to Kelowna and SD 23 Central Okanagan.

SD 23 has 22,000 students and 47 schools. Because it is so fast growing and one of the few school districts with increasing enrollment, Van Aller is faced with a lot of challenges.

“There’s lots of growth and we need to accommodate students in a modern, updated environment. That means getting them out of portables. We are going to see continued growth because the Okanagan is a desired place to live. Our challenges are new spaces for students,” says Van Aller, who also mentions that they are working with the ministry for three new schools to accommodate growth.

Van Aller has been faced with many challenges over his career, but the one he is proudest of is the fire in South Okanagan in 2011 when they lost a whole school. They had 600 students with no education facility in that community.

“We had them back within one-week time. Three of the six grades were back, and one week later, we had all the students back. We had a fulloperating temporary school in a two-week period. The school was eventually rebuilt, and it’s now the Southern Okanagan Secondary School.”

Van Aller has overseen 30 schools being built in his career and he believes that the operations department has a huge impact on student learning. His membership in EFMA, of which he’s been a member since 1993, has been beneficial to his role and he values the opportunity to network with other like-minded individuals.

“It’s been so beneficial. Networking, working with your peers, shared experiences and expertise… there’s an opportunity as an individual to learn from others.”

As for what he does when he isn’t in his nine-to-five, he loves taking in all that the Okanagan has to offer, whether that is water sports, golfing or spending time with his family. Van Aller has six children, spread across B.C. and Alberta, as well as five grandchildren. As for retiring? The 60-year-old doesn’t plan on doing that anytime soon.

“I’m still enjoying myself. I’ll retire when I feel my contribution is no longer fun. Right now I’m enjoying myself, I enjoy contributing to this industry we are in.” n

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Learning outside the box Maple Ridge school takes elementary education beyond the classroom

By Tammy Schuster Photos by Craig Cerhit Photography

A

stream running through a rain forest, rain gear with boots, and a yurt. These are a few of the school amenities of the Environmental School operating in School District 42 Maple Ridge/Pitt Meadows, a placebased, imaginative, and ecological school that utilizes the outdoors as the elementary school classroom.

In partnership with several community groups, Maple Ridge and Pitt Meadows, as well as Simon Fraser University, the school district began concept development in 2008, with the school opening its doors – so to say – in 2011.

“There was a desire for a shift in the way we think about learning,” says Clayton Mait­ land principal of the environmental school.

“There was an emphasis on environment and sustainability in Maple Ridge and Pitt Meadows, and our partnership groups were wanting students to leave the building and go outdoors and learn with nature.”

Maitland says there was a large commitment from the school board and the superintendent to go forward with this style of learning. Now in its fifth year of operation, the K-Grade 7 school has been at capacity each year with a lengthy waitlist.

14

Ops Talk • Fall 2016

The maximum number of students they can enroll without having an impact on the environment is 88 children.

The maximum number of students they can enroll without having an impact on the environment is 88 children.

“As we learn to walk softer, we have less impact on certain areas and because of that, the partnership groups will allow us to expand,” says Maitland. “But not in numbers, with a new community of learners. We have a long waitlist, enough to start another elementary learning community.”

Maitland says there are plans to begin an environmental high school for Grades 8-12 in either February or the fall using similar forms of learning as the elementary school.

For now, he says when students leave after

Grade 7 and transition back into conventional schools, they leave as self-reliant, confident, and resilient learners.

With the school district’s large catchment area, the learning areas extend from the Pitt River to Slave Lake and from the Fraser River to Allouette River and through partnerships with provincial and municipal parks. That is a lot of forests, rivers, mountains, and parks to learn from. The school also has partnerships with many local businesses, libraries, recreation facilities, farms, and offices, including BC Hydro.

Since classroom locations change every one or two weeks, the school uses a trailer

to store all the teaching supplies necessary, plus pop-up tents when shelter is needed in a particular learning environment – like a temperate rain forest.

Rick Delorme, director of maintenance for SD 42, says the maintenance is fairly low key.

“It’s very much like having a facility that takes care of itself,” he says. “They are on the move and with their classroom essentially being at a facility or park within the city, it’s carefree.”

Over the past five years, the school acquired a yurt for winter months and its newest purchase is a truck to transport the large supply trailer. Prior to that, the community supported the school with donations until the budget allowed for the purchase of structural items. One of the many donations the school received was a solar panel and conversion system so cellular WiFi can be run when students need to gather information online. “Like shovels, hammers, and pocket knives, digital technology is another tool for education.”

Maitland says one of the daily challenges of a learning environment such as this one is determining the number of and placement of portable restroom facilities. He says they also need to consider the boundaries of each space they use in terms of safety for the children and sensitivity of a particular environment they are learning in.

“We work very closely with our partnership groups,” he says. “There is always that extra bit of communication that needs to happen.”

And because parents are responsible for transporting their children to and from each site, pick-up and drop-off is a challenge at each site, much like any other school.

According to the School Act, all schools must report on students three times a year.

Since no grades are given at the Environmental School, teachers meet with parents and students to assess what they’ve learned and discuss what that they need to focus on next. Maitland says that after five years, people have a better understanding of what the learning looks like.

“We receive a lot of support from our board and our superintendent. It was a leap of faith, and it has been very positive,” says Maitland. “I don’t know if these parents would want anything different for their children.” n

The learning areas extend from the Pitt River to Slave Lake and from the Fraser River to Allouette River and through partnerships with provincial and municipal parks.

“There was a desire for a shift in the way we think about learning,” says Clayton Maitland, principal, SD 42. “There was an emphasis on environment and sustainability in Maple Ridge and Pitt Meadows, and our partnership groups were wanting students to leave the building and go outdoors and learn through and with nature.”

Environmental School District 42 in Maple Ridge/Pitt Meadows is a placebased, imaginative, and ecological school that utilizes the outdoors as the elementary school classroom.

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Surrey School District receives construction dollars from province – but is it enough?

Portables in use at Cambridge Elementary School - it is hoped funding will lessen the need for portable use at Surrey schools.

Salish Secondary School, one of the new schools currently under construction in Surrey.

By Tammy Schuster

I

n May, Premier Christy Clark announced a $74.2 million commitment to help deal with overcrowded schools in Surrey. This comes as a big relief as Surrey is the province’s fastest-growing city and new school construction will create room for 2,700 students. But to many, this should be viewed as just the beginning.

“I wouldn’t say it’s catching us up, but it’s certainly helping,” says Shawn Wilson, chair of the Surrey Board of Education. “Here in Surrey, we have the core of Vancouver, Burnaby, and New Westminster bulging out into Surrey, Langley, Aldergrove, and Abbotsford.”

Growth in Surrey has been steady for many years and Surrey Mayor Linda Hepner says families are moving to the city because of its affordability in an otherwise expensive region. She says being ready for students on a timelier basis has been an ongoing conversation.

Wilson says the board has been trying to convince the Ministry of Education that this dramatic growth happening in Surrey is consistent and will continue. It’s not just funding that is needed, but simplifying and expediting the process of planning for new schools needs to occur.

“The board and the district management have witnessed this firestorm of growth and its effect on our schools,” says Wilson.

“The government hasn’t been in a position to respond in a manner that allows us to have schools ready for kids when surrounding schools are over capacity.”

Wilson says a school can handle being 10 to 15 per cent over capacity with the use of portables and other resources. But, schools such as Lord Tweedsmuir and Earl Marriot Secondary

16

Ops Talk • Fall 2016

Schools are at 40 to 50 per cent over capacity and he says growth will continue while the new schools are under construction.

Wilson says the board is looking at new ways to work with government to structure the school planning, which includes input from the city and the ministry that would get things moving faster.

“We know how to do this, but we all get bogged down by our inability to deal with growth in the city and our inability to pull money out when we need it,” says Wilson, adding that he believes that will happen. “When the premier of the province is here in Surrey and says we have to look at new ways to deal with overcrowding in Surrey schools, that gives me confidence.”

During the premier’s visit, she said they were already in talks with Surrey to figure out ways to improve the process.

Together, with $25.3 million from the Surrey school district, and $74.2 million from the province, the total amount will be $99.5 million invested into developing school infrastructure in Surrey.

The funds will go towards expanding existing elementary schools, build a new elementary school and a new secondary school, and purchase land for another new elementary school, and are expected to be complete in 2020.

“I really think this is a community that will continue to grow, it’s been consistent for many years, and it’s not going to stop,” says Wilson. “I believe discussions will occur to support the growth of Surrey and get schools under construction much faster than they have in the past.” n

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Hon. Mike Bernier, Minister of Education, joined by Jonina Campbell, board chair, School District 40 at New Westminster Secondary School.

ne of the largest secondary schools in the lower mainland has finally been marked for renewal.

In June, at the end of the school year, Minister of Education Mike Bernier announced the replacement of the New Westminster Secondary School (NWSS) – a $106.5 million project that is the largest school investment in the history of the province.

The current school, built in 1949, is in poor structural condition, is a high-seismic risk, and is nearing its 2,100 student body capacity.

The new school will be designed using the highest standards for safety, accessibility, and flexible modern learning, and will accommodate future growth and expansions. The project will also be built under the province’s Apprentices on Public Projects Policy, which assists students learning a trade.

Going big Largest investment in province history allocated to replace New Westminster Secondary School

By Tammy Schuster

18 Ops Talk • Fall 2016

“The replacement of New Westminster Secondary School is the final major piece in the current Capital Plan projected for the New Westminster School District,” said Jonina Campbell, board chair, New Westminster School District. “This wonderful and long-awaited announcement will mean our children will be able to look forward to attending a stateof-the-art school that will assist all students in pursuing their passions in a modern learning environment.”

Since 2001, the provincial government has invested more than $36 million in the New Westminster School District, including École QayQayt Elementary School, Fraser River Middle School, an addition to Lord Kelvin Elementary School, and enhancement projects at Lord Kelvin Elementary and Lord Tweedsmuir Elementary schools.

Construction on NWSS will start in 2017 using a design-build process, and the new school is expected to open in December 2019. Once the new school is in operation, the old school will be carefully and respectfully demolished.

The existing school was built on land formerly used as a burial ground, a public works yard, and a staging area for the military during the Second World War. Construction of the new school building will be on portions of the site that are not burial areas, and key groups will meet to determine how best to honour the burial site. All work within the designated heritage areas will be monitored by an archeologist to ensure the heritage requirements are met and any historic artifacts are appropriately recorded.

“This project has been a long time in coming and I know it will change the future of education in New Westminster, while protecting the historical significance of this site,” said Bernier. n

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SD 23 Central Okanagan School District utilizes CNG school buses in its fleet

By Shayna Wiwierski Photos by Harold Schock.

W

hen the SD 23 Central Okanagan School District needed nine buses replaced in 2011 it was a great opportunity to try out something new.

The school district ended up getting nine compressed natural gas (CNG) buses, which are fueled by CNG, a fossil-fuel substitute for gasoline and diesel. Not only is the overall cost of fuel per kilometre lower, but the environmental footprint is much less and they emit way less fumes than a traditional bus.

Currently, there are 17 CNG buses in SD 23’s 72-bus fleet, which also consists of diesel and propane buses. Although the school district hopes to have them all CNG eventually, the buses are replaced based on when they are up for renewal.

“Every year we are allotted so many buses for renewal. They don’t all age at the same level, it’s either 15 years or kilometre limited, whatever comes first, then they are up for replacement,” said Harold Schock, energy 20

Ops Talk • Fall 2016

and sustainability manager for SD 23. “The Ministry of Education decides that a replacement can occur, then they provide funding to replace them.”

The school district had been looking at the CNG option since it was better for the environment and would cost the district less money in the long run. Since they needed nine buses replaced at once it was economically feasible to replace the old diesel buses with CNG since they require their own filling station.

The school district has two filling stations at their home base, an overnight fueling station, where buses are plugged into any of the four station arrays at the end of the day, as well as one curbside fast fill station that takes about 20 minutes to fill up.

The buses do take a little longer to fill then conventional diesel bus, but once the CNG tanks reaches 3,000 PSI, the filling station stops. The overnight station can have up to 16 buses plugged into it.

Since they rely on their own fuel station, that affects the length of distance they can travel.

“We are limited to the amount of buses that we can operate by the extra-curricular activities the buses are doing during the day. Since our neighbouring cities don’t have CNG filling stations we are limited to a 200-kilometre radius, there and back, plus a buffer of 100 kilometres so they don’t run out of CNG,” said Schock, adding that they are making the ministry more aware that they would like to see more fueling stations in the province so they can take the buses on more long-range trips.

The buses themselves are the SAF-TLiner HDX CNG school bus by Thomas Bus, based in North Carolina. They are all pusher buses, meaning the engine is in the back.

They feature a seating capacity of 84 people (although one of the buses is used for special-needs children, which can handle a combination of students and three or four

There are currently 17 CNG buses in SD 23’s 72-bus fleet.

The CNG buses are better for the environment and cost less over time. wheelchairs) and the engines are 250 HP Cummins with a six-speed Allison transmission. The CNG buses go much further compared to diesel buses before they require an oil change. For example, diesel buses would require an oil change after 4,000 kilometres, and the engine oil is black from the carbon created in the combustion chamber. The CNG bus engine oil is very clear and very low in carbon at 4,000 kilometres.

“Our newer conventional buses cost about $0.15 per kilometre to service, whereas the [CNG] buses are closer to $0.20 when comparing just the consumable maintenance parts. CNG buses save us money in the long run because the cost of fuel per kilometre is cheaper in CNG,” said David Misener, transportation manager for SD 23 Central Okanagan School District. “Our district saves over $50,000 dollars a year in fuel for our 17-vehicle fleet. Since they’ve been operating since 2010, they have gone over 1.3 million kilometres.”

Not only do the buses save the school district money in fuel costs, but they also have a smaller environmental footprint, which is important because of the geographical location of the Central Okanagan School District. “[We went with CNG] because of an environmental choice we made back in 2010 to explore alternate fuel sources. It made environmental sense since we are in a valley,” said Schock, adding that diesel at that time had a higher emission value than CNG. “Every year we have to report on our emissions on our buses and fleet vehicles. We found that CNG has a smaller environmental footprint than diesel, so it could save us 27 per cent on our greenhouse gas emissions and our carbon footprint.”

Although CNG is better for the environment than diesel, Schock mentions that the gap is getting smaller. The industry has changed now in that diesel is running a lot cleaner than engines from the past, however, there’s a lot of maintenance to make diesel engines run clean. Since the province of B.C. is so environmentally conscious, both

Misener and Schock hope to see the industry

ing and LNG passenger ferries technology,

evolving and seeing advancements in clean-

transportation buses will be next area to

er fuels in the future.

grow with LNG. In B.C., energy conservation

“B.C. is trying to lead the way with LNG

has advanced our economy. The province

and CNG. It's my hope one day that we

has created the framework to help with en-

would have an LNG bus,” said Misener. “If you

vironmental concerns and we are doing our

look at the success of LNG transport truck-

small part.” n

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Educational Facility Managers Association of B.C. | www.efmabc.com 21

Fight stress with a hobby

By Chuck Morris

Ed Hildebrandt racing in Terrace.

Y

our eyes open and as you squint, trying to make out what the dull orange-tinted numbers show on the bedside clock, a mumbled curse leaks from your lips.

It may be too warm, or the mattress is lumpy, or dinner was eaten too late in the evening and is now not sitting well. Perhaps you may be trying to find a solution to move the report off your desk before the deadline. Whatever it is when you awaken at 2:07 in the morning and find yourself wide awake, something is the cause. Could it be because you are so busy at work you are not getting things completed in a timely fashion? Could it be stress that keeps you awake at night?

All of us from time to time fret over conundrums we find ourselves immersed in. How you deal with it may determine how you sleep tonight. If you can, take a step back and think it through. Which project you are working on needs to be completed first? All three have the same ‘deadline’ date and all three are labour intensive. None can be delegated to someone else. That’s a problem and something else may suffer because of your commitment to complete them.

We often find ourselves looking at these type of situations and wonder why they happen. You receive instructions to gather data for specific projects, whether they be physical building construction or a new endeavour to produce a large document for a specific and important

22

Ops Talk • Fall 2016

purpose. Problem could be that as you receive this information you also are made aware the deadline for submission is early next week.

To add to that, you are already up to your neck with other work that is dictated by their own deadlines and are equally important to the operation.

How we handle stress is very important to our well-being. It can make us ill. There is a vast array of information online to assist a person to turn things around. Your doctor can also help you learn how to handle the situations that cause it and hopefully mitigate it before your own health is adversely affected.

A number of our peers deal with it in a variety of ways. For some it boils down to just plain old thinking. Take time in your calendar to stop and do nothing but think for 30 minutes. Don’t have time? Yes you do.

Thinking can calm a person down and thinking strategically can often bring forth new ideas that you may want to investigate. For others it may be long walks each evening to provide that exercise and fresh air.

There are a wide variety of ways we cope.

A good friend of mine likes to ridge walk. He drives to a location where he can climb a local mountain. Once above the tree line he seeks the ridge and spends hours enjoying the solitude and view.

Where he lives he does need to be aware of grizzlies as he climbs; I have seen some pretty awesome photographs. Another friend spends

How we handle stress is very important to our well-being. It can make us ill. There is a vast array of information online to assist a person to turn things around. Your doctor can also help you learn how to handle the situations that cause it and hopefully mitigate it before your own health is adversely affected.

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Mar Jok Elementary School

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Rogers Elementary School

Sunnyside Elementary School courtesy of Grant + Sinclair Architects Kelowna Parkinson Activity Centre

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his free time fly fishing (with his spouse). It is a great way to unwind, be with someone you love, and enjoy Mother Nature at the same time.

Yet another friend of mine, near retirement age, spends his time building things that intrigue him. Things like an old riding lawnmower into what looks like an old truck he drives in local parades. Or, build and maintain an Oldsmobile 442 that will knock your socks off. His engine(s) are built in California and he races in Pro Class where he has won a number of times. He was telling me he cannot use rubber motor mounts like the rest of us have in our tamer vehicles, but must use steel as the other type would just tear off.

Dealing with stress through hobbies that divert your attention and allow your body to relax and regenerate is important. Many of us have ways to do so and the consequence is a happier life and a body that just may reject some of the stressors that are out there. n

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Educational Facility Managers Association of B.C. | www.efmabc.com 23

F

eather boas, sequined jackets, blackjack dealers, and poker chips. At the Educational Facility Managers Association (EFMA) of British Columbia’s 52nd annual conference and trade show, a little bit of Vegas took over the Penticton Trade and Convention Centre.

The theme for this year’s event, which ran May 30 to June 3, was Building Capacity for a Sustainable Future, and featured p ro f e s s i o n a l development sessions, zone meetings, the EFMA AGM, a trade show, plus networking events that included a golf tournament, receptions, and a night of gambling and games Vegas-style.

Guest speakers included Olympic gold medalist Adam Kreek, who won the gold medal in 2008 for men’s eight rowing. Kreek is now a journalist, social entrepreneur, and motivational speak-

er and he spoke to the crowd of almost 160 delegates about leadership in the changing marketplace.

While the theme for the convention was about creating sustainability, the common theme among participants seemed to be meeting and networking with others from around the province.

“The conference is a great way to meet and talk to the members and vendors who we correspond with throughout the year,” said Bruce MacLean, manager of operations, SD 8 (Kootenay Lake). “It’s great for new members because the amount of experience and knowledge inside that convention centre each day goes a long way.

The information is relevant to everyone in our group.”

Al McDougall, lower mainland industrial sales manager at EB Horsman & Son, has been attending the conference for 13 years. “We’re located throughout B.C., so we get the opportunity to meet and show off technology to members throughout the province. This conference definitely increases our exposure.”

2016 EFMA conference and trade show

24

Ops Talk • Fall 2016

During the trade show, which included 117 exhibitor booths, delegates were able to network, see old friends, meet new members, and have a little fun.

“The tradeshow allows us to reconnect with people from all over the province whom we usually deal with over the phone,” said Ian Bowles, technical support and customer service technician for IBC Boiler. “It’s a relaxing atmosphere; you are relationship-building and getting feedback on how well the product is performing.”

Adria Perron, sales and marketing manager at WinMar Property Restoration Specialists, agrees. “The ability to engage face-to-face with attendees, gives us the opportunity to find out how we can better serve our customers. It’s a valuable and worthwhile conference,” said Perron.

The purpose of the convention is about sharing of information between

industry professionals, vendors, and EFMA members all designed to help members meet the challenges in their positions, and it continues to be a big draw every year.

“Consistent participation in the EFMA conference is the key to building relationships,” said Judy Slutsky, director of business development, Roofing Contractors Association of British Columbia. “Returning each year allows us to continue to improve our service to schools. It’s very valuable.” n

Educational Facility Managers Association of B.C. | www.efmabc.com 25

Leading by Example One director of operations’ experience in dealing with a crisis

By Riley Chervinski

D

ave Garcia looks back on the elevated lead levels detected in the tap water of four Prince Rupert schools earlier this year as a valuable learning experience.

As director of operations for School District No. 52, Garcia is responsible for the facilities of the district’s nine schools. When four of them tested levels of lead higher than the Health Canada recommended levels in February, he was concerned. “[Our main concern was] obviously the exposure to students and the education around how lead can leach into water. In B.C. in general it can occur quite frequently because we have more prevalent, high levels of acidic water. I don’t think people know that,” said Garcia.

These high acidity levels are due in large part to the corrosive water common in coastal communities. This, combined with lead in pipes found in schools built before 1989 (when the material was finally phased out), can lead to elevated lead levels in tap water.

That’s what happened in Kitimat, when tests found both copper and lead in several

schools’ drinking water back in 2012. That’s why in December 2015, Northern Health suggested that School District No. 52 undertake testing and discovered high levels of lead in Prince Rupert schools as well.

“We know that older schools are a potential source of lead in their water source, and we know that schools are places where young people spend their time,” explained Dr. Raina Fumerton, northwest medical health officer with Northern Health.

“The water in schools sit for long periods of time – students get out at two or three in the afternoon, and they wouldn’t be running the water until sometime the next day. So I felt it was important to test the water at the schools,” she said.

Once Garcia was notified of the elevated lead levels, he worked closely with Dr. Fumerton to develop a solution and a plan to communicate that solution to students, parents, and teachers. This included a letter to parents, a Q&A document, and solid communication between the school and the health department the entire way. “[Northern Health] has a lot more informa-

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Ops Talk • Fall 2016

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tion. Ultimately you’re addressing a public health concern – if you work closely with them, you’re already a step ahead,” said Garcia.

Fumerton agrees, noting Garcia was quick to share blueprints of the school’s infrastructure so they could work together to come up with a proper flushing system.

“We’ve had a really good relationship from day one, both with working through the details of the sampling methodology and where and when we would test the water. I think we all have the same goal in mind, which is to improve the health of the children and the community as much as possible,” said Fumerton.

As a short-term solution, Garcia implemented a manual flushing system in schools.

A maintenance crew would let the taps run for 10 to 20 minutes in schools each morning, allowing fresh water to flow through the pipes.

Looking ahead, Garcia says the district will be installing automatic flushing valves and water fountains with filters for the upcoming school year. This means his team won’t have to manually flush the schools every morning, and students will be able to fill entire water bottles with filtered drinking water.

Garcia notes that with the age of most schools in B.C., it’s likely that every school district is going to find out they have elevated lead levels at some point. He advocates for regular, annual water testing – something he says isn’t getting done in most cases.

“In the past we weren’t really sampling regularly, or much at all. Through EFMA, I put out a survey to see what other school districts were doing. The result was that no one is doing testing—regularly anyway. They say they do testing when they find an issue, but how do you know [there’s an issue] when you’re not doing testing,” said Garcia.

MLA Jennifer Rice has since introduced a private member’s bill that if passed, will require all school districts to do annual testing. n

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

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sbestos is a pervasive material found in many buildings constructed or refurbished prior to 1990, including schools built before that time. Exposure can occur when asbestos-containing materials are in poor condition or are disturbed through maintenance activity such as renovation or demolition, and its fibres become airborne.

An asbestos management program is essential to ensure the risk of exposure is safely managed where asbestos is present in a particular building. British Columbia’s Occupational Health and Safety Regulation requires that every employer manage any asbestos that may be present in their workplace.

Photos courtesy of WorkSafeBC

“Educational facilities managers have a pivotal role in ensuring their employers have a robust asbestos management program that is up-to-date and regularly re-visited,” says Dan Strand, WorkSafeBC’s director of prevention field services. “There are a range of prevention tools available to employers so they can understand and manage the existence of asbestos in their buildings, so that all workers are aware and protected under any and all work circumstances.”

Asbestos can be found in a range of building materials, including, but not limited to vinyl floor tiles, sheet linoleum, roofing materials, stucco, vermiculite insulation, pipe insulation, and materials applied to gypsum board on walls and ceilings. The effects of exposure to asbestos can cause long-term health issues and can even be life threatening.

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30

Ops Talk • Fall 2016

Beyond the Product

exposure of asbestos and other hazardous materials on its website at www.worksafebc. com/en/health-safety/hazards-exposures/ asbestos.

You can also visit hiddenkiller.ca for more information on the risks associated with asbestos exposure. Diseases caused by exposure to asbestos remain the top occupational killer in B.C. and workers can be exposed while renovating or demolishing older buildings if an effective asbestos management plan is not in place.

Additional online resources and examples of asbestos management programs that have been developed and implemented in school districts throughout the province can be found through the B.C. Public School Employers Association’s website at www.bcpsea.bc.ca/bc-support-staff/workplace-safety. aspx.

WorkSafeBC is an independent provincial statutory agency governed by a board of directors that serves about 2.2 million workers and more than 225,000 registered employers.

WorkSafeBC was born from the historic compromise between B.C.’s workers and employers in 1917 where workers gave up the right to sue their employers and fellow workers for injuries on the job in return for a no-fault insurance program fully paid for by employers.

WorkSafeBC is committed to safe and healthy workplaces and to providing return-to-work rehabilitation and legislated compensation benefits. n

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What is the service delivery project?

T

he Service Delivery Project (SDP) is a K-12 sector-led effort

In 2014/15, the SDP focused on evaluating

to find efficiencies and build capacity through the shared

opportunities through collaboration. More

coordination and delivery of services across 60 school districts in British Columbia. The Ministry of Education (the

ministry), school districts, and other partners have been working col-

than 30 school district staff participated in working groups that evaluated opportunities for gaining efficiencies, savings, service consistency and building sector capacity in the areas of legal services, procurement, at-

laboratively to identify opportunities to achieve the following key ob-

tendance support, facilities, transportation,

jectives for the direct benefit of school districts:

IT/communications, and HR/payroll. Based on this analysis, the working groups devel-

P Find efficiencies P Build sector capacity P Implement effective and economical solutions P Achieve service consistency

oped recommendations and implementation plans for the following: • Legal services – share costs and services for employee-related legal services • Procurement – establish a shared procurement entity where provincial volumes can be used to reduce pricing • Attendance support – create common policies, procedures and specialist support to further attendance support and staff wellness • IT/communications – share the cost of an upgrade to the Provincial Learning

Northern Roof-Life Specialists

Network Many of these recommendations were im-

Consulting • Condition Reports • Thermography Specifications and Tendering Quality Control Inspections

plemented over 2015/16 and are highlighted on the Service Delivery Project website, in the SDP newsletters, or on partner organization websites. For example, the Employment Practices Liability Program, BC Education Marketplace and Attendance Support and

Dawson Creek, BC

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There are a number of opportunities that have been added to the SDP since 2014/15.

These opportunities currently include transportation and facilities management.

In relation to facilities managements, an

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area of particular interest to EFMA members, the following provides an understanding of the objectives, accomplishments and planned next steps for this opportunity. The

32 Ops Talk • Fall 2016

objective of this opportunity is to identify areas of efficiencies and financial gains re-

Group (includes Planet Clean, Wesclean,

LED lighting • Establish provincial contracts for gar-

Acme) based on specifications identified

lated to facilities management. The Facili-

bage bags and other custodial supplies

by a custodial products subcommittee,

ties Management Working Group (FMWG)

The FMWG is currently working on de-

which included members from the FMWG.

has been evaluating research and provid-

signing the pilot projects and selecting

For further information and access to the

ing advice on viable models to better deliv-

the school districts that are good candi-

garbage bag agreement, school districts

er facilities administration, energy or capital

dates for pilots. Meanwhile, the BC Educa-

can contact info@bcedmarketplace.ca.

project management, custodial, mainte-

tion Marketplace (BCEM) has negotiated an

nance and grounds services in the sector.

agreement for garbage bags with the Bunzl­

Questions? Please email EDUC.SRSD@ gov.bc.ca for further information. n

Several working group members are EFMA members.

A business case was completed, which researched and evaluated the following areas: • Custodial Practices Standardization – identifying opportunities to standardize equipment (e.g., use of mechanized equipment), and improving custodial labour efficiency through best practices (e.g., process improvement, written standards, best practice guides, training, etc.)

• Energy Management – identifying opportunities to expand energy management services more widely in the sector, with a focus on underserved regions • Procurement – identifying opportunities where the aggregate spend on facilities management goods are significant

Ph: 204.757.4534 Fx: 204.757.4618

and/or there is a sector demand, such as garbage bags, mechanized equipment, indoor LED lighting, etc.

Based on the business case analysis, FMWG members suggested that the following projects move ahead for implementation: • Pilot custodial efficiency best practice assessments in four to five school districts (approximately 20 schools)

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T ho u ghts on

Risk and risk management

By Chuck Morris

I

n our jobs we manage risk every single day.

Wikipedia states “risk management” as the identification,

assessment, and prioritization of risks followed by coordinated and economical application of resources to minimize, monitor, and control the probability and/or impact of unfortunate events, or to maximize the realization of opportunities.

Do you have protocols in place for when something goes awry overnight? Of course you do. First and foremost in our minds is the mitigation of risk to our facilities and the occupants. Is the building susceptible to unwanted intrusion? What have you done to lessen that risk?

When you or any of your staff walk across a playing field are you taking notice of the surface you are walking on? Where that one small depression is can be the source of a broken ankle for a student or member of the public while playing soccer or any other game. Don’t just be looking at the irrigation because you may be over watering, take note of anything that may be out of place. When you are doing a site visit, one or two annual visits to a facility to speak with the administrators, are you watching as you listen? Is maintenance lacking because of being under-staffed; are the exits partially blocked by vending machines or a desk?

It is part of our job (every one) to be mindful of the condition of the exterior, interior, play structures, fields and parking/ drop-off zones. Make it a habit of observing even when just walking in to go to the office in the morning. When approaching a facility take in the whole picture. Don’t just be looking for a parking spot, but pay attention to the building from down the road when you first see it. Does anything look out of place?

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34

Audio-Visual Furniture Classroom Furniture Computer Furniture Cafeteria Furniture

Ops Talk • Fall 2016

• • • •

Early Childhood Furniture Folding Tables and Chairs Library Furniture Lounge Seating

• • • •

Music Room Furniture Office Furniture Office Seating Staging and Choral Risers

• Storage and File Cabinets • Teacher’s Desks

Is the flag tattered, do you see windows boarded up, is there moss and small trees growing out of the rain gutters? You get the picture.

As you read this, some of you may be thinking about your shop situations. I always do because invariably there will be a guard missing, perhaps sitting in the storage room at the back.

Are the work zones painted and visible? These are there for a reason and that is to help mitigate risk around the machines and keep people away from the operator while the machine is running.

This is a huge topic and one that deserves a place in your procedures. I have not touched on aged chemicals stored in science prep rooms or not stored in appropriate cabinets. I have not touched on automotive shops and hoists. There are a myriad of issues we need to contend with along with everything else we are required to do. Make sure you address them.

Our goal is to try to keep people safe whether or not they are our students, staff or members of the public. None of us want to go to court in defence of the employer when in fact we may not have a defence. Keep risk management in mind at all times.

Document risk when you see it and document what took place to mitigate that risk. Get everyone involved as due course. If you and your staff are not part of the solution, then you are part of the problem. n 2016-03 OPS Talk Sound Solutions ad copy.pdf

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

Don’t be left in the dust Innovative solutions to dust collection problems

36

Ops Talk • Fall 2016

When you think of combustible wood dust and the danger involved, you don’t necessarily think about schools. You likely think of the two large lumber mill explosions that took place in Northern British Columbia early in 2012. It is a fact though that virtually every secondary and middle or junior secondary school has a wood shop that is governed by the same codes and legislation as the large lumber mills.

Every one of these shops is required by law to have a properly sized, functional, engineered, safe, dust extraction and ventilation system.

Some examples of the requirements include: • Connection of all dust-producing tools to an extraction system with controls to ensure that the tool is not operating unless the dust extractor is running.

engineer who is experienced in dust collection and able to navigate the codes and ensure you get exactly what you need.

Since 1981, ETP has been providing innovative solutions to dust collection problems for both industry and education. As members of the National Fire Protection Association (NFPA) and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) we work hard to ensure that we are aware of all code changes. We are committed to work with mechanical engineers and contractors to ensure that each installation is as efficient and safe as it can be while being aware of costs. n

• Ductwork constructed to industrial standards and sized to ensure proper air and dust velocities to prevent material settling at any point.

• A dust collector sized for capture from all dust-producing equipment simultaneously.

• Explosion and fire prevention, isolation, and mitigation features to reduce the likelihood of a fire or explosion and to prevent injury to users or bystanders while minimizing damage if an incident does occur.

Tool manufacturers have begun to put capture hoods on many of their tools and that is a good point to start with sizing a dust extraction system, but small hoods intended for use with vacuum systems do not typically work well with high volume/low pressure extractors required for larger tools. While it comes with a premium capital cost, a clamptogether duct system, such as the Nordfab QF is very quick and easy to assemble and modify; labour cost savings can offset the material cost.

If you have an enclosureless collector, have you separated it from the work space by at least 20 feet? If you have a collector with enclosed filters, do you have a safe place to relieve an explosion in the collector?

If not, you may need to look at either directed or even flame-absorbing vents such as the Rembe Q-box. A variable frequency drive can be used to maximize fan efficiency, but it must be controlled in such a way as to ensure that air velocity is not compromised. There needs to be balance between the pursuit of safety and the effect on cost. This is why it is important to work with a qualified professional mechanical

Rembe Q-box, a flame-absorbing vent.

www.etpbc.ca

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604-371-ETPS (3877) | etpservice@etpbc.ca The Nordfab QF, a clamp-together duct system.

Educational Facility Managers Association of B.C. | www.efmabc.com 37

Hard work pays off with the Return-It School recycling program

By Sandy Sigmund

38

Ops Talk • Fall 2016

W

ith 2016 drawing to a close, Encorp Pacific (Canada) is reminding B.C. schools that there’s still time to have fun, raise money, and help keep our environment clean with the Return-It School program.

Since 2000, the Return-It School recycling program has provided schools with the tools and support to start beverage container recycling programs or boost existing ones. The program is free for any registered elementary, middle or high school in British Columbia, with two ways to participate. Schools can register as a Certified Return-It School or enter in the Return-It School contest, competing against schools across B.C. with a chance to win bonus cash prizes.

More than just about recycling beverage containers, the program helps teach valuable organizational, promotional, and fundraising skills, as well as fostering environmental leadership among the students.

One school that has really benefitted this year is Rossland Summit School, first-place winner of the Return-It School contest in the Elementary School, 301 – 450 student category. Students in the drama program worked tirelessly for five months raising money for an upcoming trip to New York City.

Deanne, parent of one of the students, sees the trip as a great way for the students to broaden their horizons.

“The drama trip to New York is an amazing opportunity for students from rural B.C. to be able to immerse themselves in a cultural experience.

They are all terribly excited at the prospect of seeing not only Broadway

Organized annually by

musicals, but also one of the most muland mobile container pickup, all for Encorp Pacific, the program ticultural cities in the world.” free. The schools also get to keep provides everything They promoted their fundraising all the deposit refunds from the colparticipating schools need efforts through social media, school lected containers. Winning schools to take part, including newsletters, posters, and word-ofin each category can take home up mouth. Two successful community to $1,000 in bonus cash prizes to go recycling bins, online bottle drives in April and May added to towards their fundraising needs. support, educational their substantial school bin collections, Interested teachers, parents, and resources, in-class displays, along with popcorn sales, school varistudents can learn more about the and mobile container ety shows, and bake sales.

Return-It School program and regispickup, all for free. The For Aidan, a Rossland Summit ter at returnitschool.ca. schools also get to keep all drama student, all the hard work has About Encorp the deposit refunds from really been worth it.

Encorp Pacific (Canada) is a federthe collected containers.

“We have been working hard to ally incorporated not-for-profit stewraise money. I’m looking forward to Winning schools in each ardship corporation with beverage traveling with my friends and seeing category can take home container management as its core some great shows while we are [in up to $1,000 in bonus cash business. Encorp is committed to deNew York].” prizes to go towards their veloping and managing a consumIt’s success stories like these that fundraising needs. er-friendly and cost-effective system make the Return-It School program to recover beverage containers from a big win for everyone involved, in consumers and ensure that they are recycled and not incineraddition to helping divert millions of beverage containers from loated or landfilled. They also provide their stewardship services on cal landfills. a contract basis to the electronics industry for the collection and Organized annually by Encorp Pacific, the program provides evrecycling of all regulated electronic products. To learn more about erything participating schools need to take part, including recycling bins, online support, educational resources, in-class displays, Encorp Pacific (Canada), visit return-it.ca. n CLASSROOMS

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

A Eco-friendly carpet tile installation in schools

By Jeff Johnson

s flooring products continue to evolve to meet consumer demands for environmentally friendly, recyclable materials that utilize postconsumer waste, adhesive formulations must evolve too. Past adhesive formulations that were suitable for installing non-recyclable carpet do not provide the physical characteristics needed to effectively bond newer-generation carpet products that are manufactured with non-PVC, polyolefin, and most “eco-type” backings.

To accommodate today’s desire for eco-friendly floor coverings, MAPEI has developed a LEED-compliant adhesive solution that promotes exceptional bond – while remaining highly compatible with newer, environmentally sensitive carpet and carpet tile backing materials – Ultrabond ECO® 885.

When carpet manufacturers develop new eco-friendly carpet backings, they create their own unique version of what a “totally recyclable carpet” consists of. While such variability has resulted in adhesive challenges in days gone by, it is no longer so with the use of Ultrabond ECO 885 premium, polyolefin-backed carpet adhesive. Designed to install virtually all types of polyolefin-backed carpet, Ultrabond ECO 885 provides the construction industry with a win-win bonding solution.

In general, moisture testing should be done on the concrete subsurface before the carpet or carpet tile installation.

Testing should strictly follow the procedures outlined in ASTM F1869 and ASTM F2170. In fact, both the flooring manufacturer and MAPEI require that this data be kept on file.

Ultrabond ECO 885 has been specifically designed for fast-track construction, making it suitable for fresh concrete slabs (less than one year old) with MVERs measuring less than eight lbs. (3,63 kg) and 90 per cent relative humidity that show diminishing results over time. If, at any time, the moisture of the concrete slabs exceeds the limits established for Ultrabond ECO 885, MAPEI offers many moisture solutions that will help bring a slab into compliance. Of special note, MAPEI’s Planiseal VS moisture reduction barrier can be used even without moisture testing.

Example of a single-source system for installing carpet tile over concrete

Challenge: Quickly renovate and upgrade an elementary school’s classrooms to LEED Gold certification standards. Install polyolefin-based carpet tile over a concrete slab that is exhibiting moisture emissions between 17 and 20 lbs. (7,71 and 9,07 kg) and 94 per cent to 95 per cent relative humidity throughout the school.

Solution: Create a fast-track flooring system that includes moisture remediation and substrate preparation before installing carpet tile throughout the school’s classrooms.

40

Ops Talk • Fall 2016

First, prepare the concrete to a sound, clean, dust-free condition that is free of any potential bond breakers. Then, use the following single-source system of four MAPEI products to produce a durable, eco-sustainable installation.

A. Spread a layer of Planiseal VS alkali-resistant 100 per cent solids epoxy moisture reduction barrier smoothly and evenly over the concrete slab. Planiseal VS effectively stops moisture-related problems over concrete with floor coverings. In addition, Planiseal VS expedites floorcovering installations by eliminating the traditional wait time required for new concrete slabs to reach moisture levels suitable for installations.

B. After just eight to nine hours, roll a layer of FastTrack Ready Primer T all-purpose, acrylic primer over the concrete.

C. Within two to three hours, patch and skimcoat the concrete substrate using Planiprep SC, which smoothes minor surface variations and defects, and creates a strong, durable surface ready for almost any floor application. Its unique formulation mixes easily with water and produces an easy-to-apply patching compound. Rapid-setting Planiprep SC allows for fast-track flooring installations in 30 to 60 minutes after application, depending on thickness and environmental conditions.

D. Install the carpet tile using FastTrack Ready Ultrabond ECO 885 premium, polyolefin-backed carpet adhesive, ideal for most “eco-type” backings. Offering both permanent and releasable system application options, nonPVC, low-VOC Ultrabond ECO 885 is formulated with a very aggressive bond, providing a superior outcome compared to traditional carpet adhesives. n

Jeff Johnson is the product manager for MAPEI’s Floor Covering Installation Systems line. He brings more than 20 years of experience in floor-covering installation, product development, and marketing. Practical experience in the construction industry and as a bench chemist gives Johnson a unique and exciting perspective on floor-covering installation systems.

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

Ample equipment.

The complexities of structural drying Partnering with the facility team Educational facilities are subject to any number of common perils; water, sewer, fire, smoke, mould, trauma, vehicle impact, vandalism, contamination, asbestos, and lead.

You know your facility best, and are the best judge of when you need to call in another professional for their expertise.

Your critical considerations include the apparent magnitude and complexities of the damage, and the potential strain on your resources. You must consider the availability of facility staff for ongoing needs and projects, and depending on the time in the school calendar, how to best control the disruption or displacement of staff and students.

With all these critical considerations, you want to feel confident that you have a pre-qualified and trusted restoration contractor on speed dial.

Your restoration contractor should have certified project managers and technicians. Having a team of decision makers means quicker, more effective remediation and better end results. Knowing the restoration company adheres to the Best Practices for Water Remediation – ANSI/IICRC S500 and Environmental & Infection Control Procedures (CSA Z317.13-12) means reduced liability from subsequent issues.

Your chosen restoration contractor must demonstrate adequate capacity and availability. Timely emergency response by a qualified crew with the right equipment can stop a Fresh Water Category 1 flood from progressing to a Category 3 Black Water flood. During 42

Ops Talk • Fall 2016

the prequalification phase, confirm what magnitude of damage remediation the contractor is able to effectively manage with in-house staff and equipment. In addition, confirm what additional resources are available should the need arise. Once on site, look for consistent implementation of safety controls and planning. Set up and demobilization of containment equipment should be a matter of routine efficiency, including setting up controlled access for equipment installation and removal of repair-related debris.

The game changer for the facility team is knowing who to call when you find yourselves in that ‘grey area’; when you need a true partner to bring time and expertise to the situation, and to stand beside you to provide reliable information that is genuinely in the best interest of your facility.

You call your prequalified restoration contractor to inspect, and depending on the findings, together you form a customized approach to stabilization, mitigation, and reconstruction.

Let’s look at a case study where 60,000 gallons of water escaped from a failed four-inch supply line. The facility staff knew that keeping the facility healthy required prompt extraction and stabilization of the affected areas. Facility staff did a phenomenal job of prompt extraction, yet they suspected water had migrated into the building materials; how much was yet to be determined. What they needed next was a professional assessment of how much moisture remained in the varied structural materials and how to best dry them. Canstar was called to provide that expertise.

Case Study: 60,000-gallon fresh-water flood Day 1 – Inspection & detailed moisture mapping • 95 per cent of facility affected • Three-to-four inches of standing water, which facility staff extracted • One-and-a-half to two-foot saturation up walls • Double drywall in many areas • Firewalls affected • Insulation saturated • Plywood wet • Steel-studding holding water pockets • Wooden built-in cabinets, cubbies, lockers affected

Day 1 - Goals established

• Access from back of built-in cabinets and lockers

• Timeline: Have school dry and rebuild complete in five days (Wednesday through Sunday) • Project manager on-site controlling job • Students relocated during the job for safety • Control access to affected areas • Communicate continuously with facility staff • Rough scope and budget as quickly as possible • Set reserves with insurance adjuster • Full-time first aid attendant required • Hour-by-hour communication with facility staff • Extraction completed; controlled material removal started • 325 pieces of equipment placed: high-velocity air movers, dehumidifiers, pressurized drying systems, Injectidry drying system, floor drying panels; high-heat cavity drying of common halls • Moisture readings: hygrometer for psychrometric readings; FLIR camera for infra-red thermal images; concrete metres; hammer probes

• Psychrometric readings and infra-red inspection • Tile change room walls - inspection holes versus removal; Injecti-dry below cove base; access from back

Day 3 • Initial reconstruction team established – one team of four carpenters • Demolition teams increased to two teams of six technicians for controlled material removal • Hour-by-hour communication with facility staff • Ongoing assessment of severity and category of water • Estimate 75 per cent of building materials dry and reconstruction complete today • Reconfirm timeline – will complete all structural drying, material removal and reconstruction by late Sunday

Days 4 and 5 • Reconstruction teams increased to two teams of 10 carpenters and technicians

Viking-pressurized drying system and adjacent infra-red reading

• Equipment ran for four days; in a few small areas, equipment ran five days • Reconfirm timeline – will complete all structural drying, material removal, and reconstruction by late Sunday • Monday - only cove-base reinstallation to be completed Together, with the right combination of people, solutions and communication, the aggressive goal of having the facility operational by Monday morning was achieved.

Should you find yourself in that ‘grey area’ where time is of the essence, you can rely on the expertise of long-term EFMA-partnered professional Canstar Restorations. n

Day 2-Challenges identified • Time frame • Multiple layers of building materials • Contents - wet books, teaching supplies • Gym equipment – to be recalibrated • Gym floor three-feet lower than rest of building, painted concrete floor • Change rooms – storage; built-ins; tile walls • 45 area rugs to be cleaned and dried on-site • Minimize removal of built-in cabinets, cubbies • Initial demolition team established for controlled material removal • School board trustees walk-thru (question timeline) • Hour-by-hour communication with facility staff

Custom drying solutions.

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

Abbotsford Christian School Design - Exterior.

Transition to 21st century learning

By Justin Dyck, Architect AIBC, CHP Architects

A

s architects specializing in educational facility design, we’ve engaged in seminars and educational sessions touting the benefits of 21st century design. While architects, planners and school districts generate excitement over the new direction of these flexible and real-world educational spaces, we ultimately tend to notice a disconnect between the design intent and the actual use of these spaces by the educators and students. Our company is taking a new approach to engage educators, students and parents in the design process to look past trends of 21st century learning and towards a deeper understanding of how educators deliver their program and how students learn.

Learning with educators School districts aim to train both veteran and new teachers in the 21st century teaching methods of education and we believe there is a strong place for designers to better engage educators and students in the design of learning spaces and help transition them into the new 21st century learning atmosphere.

Our office has taken a more integrated approach by accompanying educators in their own professional development endeavours to gain a full appreciation and understanding of how they currently deliver educational content and their thoughts of the 21st century of delivery.

We have recently shadowed 12 educators through a segment of 44

Ops Talk • Fall 2016

their 21st century professional training to truly learn firsthand their impressions on this form of educational practices and how the programs are transitioned into their schools. We accompanied our clients to a one-week professional development trip to High Tech High, birthplace of project-based learning, which was specifically structured to educate teachers on the delivery of project-based learning. Through this experience, we gained an appreciation for what excited teachers about this form of learning, their apprehensions and frustrations, and their strategies for implementation.

Our experiences through this process allowed for a deeper understanding from a teacher’s perspective as we continue to work with the group to develop a new 21st century middle/ secondary school in Abbotsford.

Engaging students in design As a continuation of our educational research, we are now engaging students in the design process to essentially help design their own school. Through a new initiative called IDEA, in coordination with Abbotsford Christian School in Abbotsford, the architect/educator team is engaging current students to participate in the design of their new school.

Through a series of joint sessions with our firm’s design professionals and school educators, a select group of students from middle and

Abbotsford Christian School Design - Interior.

secondary programs will work through a series of design and research

Educational staff professional development is an obvious necessity,

exercises. This will provide direct insight into the daily lives of students and the qualitative aspects to be incorporated into the school design.

Over a four-month period, the students will work on qualitative exercises through multiple media and eventual practical spatial designs to define the configuration of the learning spaces they will ultimately occupy. The mini projects will look to decipher the qualitative aspects of modern school life by challenging the students to creatively articulate what scares them about school, what inspires them, what makes them feel comfortable or uncomfortable, what makes them feel nervous or anxious, and other current themes. The series of projects will be presented by the students to the team to explore the potential impact the built environment can have in reinforcing desirable qualitative aspects.

The projects will then evolve into the more technical design aspects and translate into the design of real spaces throughout the school. The students will work with the architectural team to detail plans, elevations, and perspectives of learning spaces and articulate the spaces they want to learn in.

At the end of the process both the students and our professional team will present the new school design to the student and parent community through an open house and town-hall presentation. Students will present their ideas and field community questions. Through this process, the parents and larger community will have a direct connection and engagement with the design of the school.

but as architects we can certainly do more to help the transition. Our firm now offers occupant training directed at educators to explain and demonstrate the physical design features of 21st century learning. The function of operable walls, flexible furniture arrangements, multiple teaching positions in the classrooms and 21st century technologies can be greatly enhanced with a little follow-through to bridge the gap for educators to a new facility. This new service will be employed on the Abbotsford school project.

A holistic process 21st century learning is a new concept for designers, policy makers, educators and administrators across the board. Through the transition to this new way of educational delivery, great care should be taken to engage with educators, students and parents through the design process to look past trends and discover how teachers are actually incorporating new learning techniques, and how students view the new 21st century learning environment. The key themes of collaboration, technology, engagement and sustainability should be incorporated throughout the design process as a precursor to actually educating in the spaces created. The architect’s role must continue through construction services to provide training on these new facilities and the intent behind the design. n

bring learning to LIFE

Transition into occupancy While our role as architect has traditionally involved some building systems training primarily aimed at the school’s facilities and operations staff, we’re finding a greater benefit to offer direct training to educators and students on use of 21st century design aspects within their facility.

We’ve toured enough facilities where operable walls are never opened and flexible furnishings that never vary from traditional row alignment to see the break between design intent and implementation.

ARCHITECTURE & L ANDSCAPE ARCHITECTURE www.chparchitects.com 604-793-9445

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

Extend nature’s warranty

By Craig Wisehart

P

rogress is being made towards reducing, and in some cases, eliminating waste when electronic products approach the end of their lives. It all starts from the beginning when products are designed with the environment in mind and are manufactured with a shift towards light-weighting.

Consumers are demanding smaller, lighter devices that are multi-functional in what they can do, and manufacturers have responded to create these kinds of devices. This means a consolidation and a significant reduction in the weight and size of products.

46 Ops Talk • Fall 2016

The recycled electronics are taken to EPRA-approved processors where they are broken down into smaller components. They are then harvested for glass, plastic, and precious metals, such as gold and copper. The recovered materials are put back into the manufacturing supply chain and used to make new products, giving them a second life.

Deferring the disposal of electronics is also making progress, with a greater emphasis on reuse.

In 2013, electronic manufacturers took back approximately 8,000 tonnes of electronic products in Canada for the purpose of reuse and refurbishment. Increasingly, electronics are getting second lives though small repairs. In B.C., Computers for Schools is the first organization to have met the Electronic Products Recycling Association’s (EPRA) criteria for reuse and refurbishment in the province and is now recognized as a certified organization to safely donate used electronics to.

EPRA is a national not-for-profit organization dedicated to responsible recycling of end-of-life electronics. With over 257 authorized collection sites in B.C., which include the Return-It Electronics Depots, you don’t have to go far to recycle your obsolete electronics. In fact, 98 per cent of B.C. residents live within 30 minutes of a depot in urban areas, and within 45 minutes in rural areas.

Responsibly recycling end-of-life electronics results in the materials found in them being recovered and recycled. Recovered materials mean less of those materials need to be sourced from mining. That reduces the negative impacts caused by that mining, particularly greenhouse gas emissions associated with extracting and refining virgin raw materials.

The recycled electronics are taken to EPRA-approved processors where they are broken down into smaller components. They are then harvested for glass, plastic, and precious metals, such as gold and copper. The recovered materials are put back into the manufacturing supply chain and used to make new products, giving them a second life. This minimizes the amount of electronics thrown into B.C. landfills and also prevents them from being handled by irresponsible recyclers.

According to Insights West, 98 per cent of people in British Columbia agree that the disposal of electronics

through recognized recycling programs is important.

Taking your electronics to an authorized collection site ensures they will not be illegally dumped or shipped offshore to developing countries.

The program is funded through an Environmental Handling Fee (EHF) that is applied to the sale of all electronic products regulated in B.C. It’s not a tax, nor a refundable deposit. The fee covers the cost of recycling electronics in a responsible manner that protects both the environment, and worker health and safety.

It even covers the cost of recycling historic and orphaned electronics, so that all electronics, no matter how old, can be recycled responsibly.

What kind of products does EPRA recycle in B.C.?

Virtually all end-of-life electronics, including computers, televisions, gaming devices, audio equipment, fax machines, scanners, and printers.

Since its implementation, over 168,000 metric tonnes of electronics have been collected in British Columbia, diverting an estimate of over 3.3 million devices from landfills and illegal export each year.

It is easier than you think to drop off old and unwanted electronics at the nearest collection site. Be part of a change that is making a real difference for nature’s sake.

To find the collection site closest to you, visit returnit.ca/electronics/locations, or call 1-800-330-9767.

EPRA British Columbia is a not-for-profit industry-led organization that oversees the end-of-life electronics recycling program throughout the province. Residents and businesses can drop off their unwanted electronics free of charge at any one of the 257 authorized collection sites, which include the Return-It Electronics depots in British Columbia. Both EPRA and Return-It are committed to recycling end-of-life electronics collected in a responsible manner that protects the environment, as well as workers’ health and safety. n

Educational Facility Managers Association of B.C. | www.efmabc.com 47

A

s a facility manager of an educational facility, you are probably used to making your annual budget stretch in order to address all the various issues that arise in a given year; some planned for, others not so much. At the same time you may be wondering if that old heating system is going to make it through another winter, or if not, how big a chunk the repair bill will take out of your budget. Never mind the unpredictability of fuel prices.

While uncertainty is never a comfortable feeling, not everything is beyond your control. Replacing your facility’s old boiler with

a reliable, high-efficiency heating system will give you the peace of mind you deserve, knowing that no one will be left out in the cold, while at the same time, saving money on fuel and service costs – money that can be put to better use elsewhere.

Viessmann, as one of the world’s leading manufacturers of residential and commercial hot water heating technology, as well as renewable energy systems, has been providing comfortable, efficient and environmentally responsible heating solutions for nearly 100 years.

Viessmann products meet ev-

ery demand and offer solutions for all your needs: oil, gas or wood-fired commercial boilers, domestic hot water storage tanks, solar collectors, and much more. Viessmann also sets the standard for operational reliability, operating comfort, environmental friendliness, and a long service life.

Vitocrossal 200, CM2.

48

Ops Talk • Fall 2016

Our Vitocrossal 200, CM2 gas-fired commercial condensing boiler has a long-established track record of dependability and performance. Installed in countless facilities across the country, this boiler has been providing our customers with the peace of mind and value they expect and deserve. The CM2’s superior reliability and performance is the result of a perfect combination of quality construction using the highest-grade materials and proven Viessmann design capabilities. With inputs of 2,245 MBH (single boiler) to 17,960 MBH (cascade up to eight boilers), thermal efficiencies up to 97 per cent, and gas fuel flexibility (NG/LPG/LNG), the CM2 is ideal for commercial applications such as an educational facility. (See graphic of the Vitocrossal 200, CM2, on previous page.)

As of July 2016, we have augmented our commercial boiler range and are proud to introduce the Vitocrossal 300, CA3 – our most powerful commercial condensing boiler yet.

For more information, please check out our ad on the right.

Providing our customers with reliable, high-quality and top-performing heating solutions that meet their specific demands is only one way Viessmann strives to add value.

With a physical presence in Canada for over 30 years and an established network of sales representatives across the country, Viessmann has the necessary proximity to our customers to offer timely and comprehensive product support – from on-site system start-up and commissioning to a dedicated department of on-call service technicians. n

About Viessmann Family-owned since 1917, Prof. Dr. Martin Viessmann leads the company in its third generation. Today, Viessmann employs over 11,400 employees worldwide.

Manufacturing facilities in 11 countries, sales & distribution facilities in Germany and 74 other countries, and 120 sales offices worldwide provide customer proximity and a strong global presence.

For more information, please visit www.viessmann.ca. n

Educational Facility Managers Association of B.C. | www.efmabc.com 49

Ventrac Your one tractor solution

A

s the leaves change colour dropping to the ground and the days get shorter, we know that winter is

just around the corner. That usually means putting away the lawn mowers and getting the snowplows ready. Not so when you are using a Ventrac tractor. With Ventrac, it just means switching your mower attachment over to your snowblower attachment. A task that can be completed in about a minute or less without tools or heavy lifting. And with over 30 frontmounted commercial-grade attachments to choose from, you know that Ventrac is much more than just a mower or loader, it’s truly your one tractor solution.

50

Ops Talk • Fall 2016

Ventrac tractors will work hard for you every season of the year. From spring, summer, fall, or winter, the variety of commercial grade attachments will do the work of removing leaves, snow, preparing soil, maintaining lawns, and other turf needs.

Snow doesn’t stand a chance with Ventrac. Built for the demands of winter, Ventrac provides the best in snow clearing equipment. Whether it’s a light dusting or handling a major event, Ventrac has what it takes to clear it away with speed and efficiency. Ventrac’s 52-inch two-stage snow blower is built for commercial snow-clearing operations of sidewalks, driveways, and other areas with the ability to move 4,500 pounds of snow per minute at distances up to 40 feet. Their snow removal equipment also includes a straight blade, V-blade and, broom.

In the spring, quickly change out your snow removal attachment for one of Ventrac Mower Deck options. Ventrac utilizes a rugged all-steel frame design, which suspends the Ventrac’s progressive discharge deck. This design gives you a high-efficiency grass discharge for a better quality of cut by moving more grass efficiently through the deck tunnel. With the removal of two pins beneath the cross frame, the deck can be easily tilted to a near vertical position for maintenance and storage. Ventrac is the ultimate slope mower.

With the ability to mow on hills of up to 30 degrees with plenty of power and superb handling, Ventrac is relatively light and compact, allowing you to get around in tight areas while packing plenty of power. Combine this with four equal-sized flotation tires, and you get minimal turf disruption, even in wet and muddy conditions. The Ventrac tractor frame pivots and oscillates in the centre, giving it incredible flexibility, gentle touch on turf, and an advantage on slopes and rough terrain by keeping all four tires in contact with the ground all the time.

When turf compaction caused by foot or vehicle traffic, sporting events or other stresses is a problem, periodic aeration is necessary to keep the turf healthy. Simply attach the Ventrac Aera-vator, designed to stir and loosen the soil beneath the sod without destroying the turf. It creates a core hole without bringing a core plug to the surface, leaving the turf ready for use immediately after treatment. Six holes are created each foot (66 holes

per square metre) and hole size is regulated by drive speed – the slower the drive speed, the larger the hole.

Ventrac’s Stump Grinder makes quick work of unwanted stumps and roots. Heavy-duty carbide cutters provide extended and effective performance in spite of dirt, stones, and debris in the work area. The Stump Grinder, mounted on the 4,000 Series tractor, creates an agile, powerful and turf-friendly mobile unit for lawns, parks, and municipalities.

Grounds maintenance professionals know the value of reducing or eliminating hand work and they appreciate premium results.

Ventrac’s Ballpark Groomer and Renovator is the solution for efficient ball field maintenance that also elevates the image and quality of the facility. While the Ballpark Groomer

and Renovator are capable of properly taking care of all the infield needs, the advantages don’t stop there. Using the tractor’s versatility, grounds crews can hook up to other attachments and accomplish all of the other mowing, soil preparation, and cleanup needs at the facility. Ventrac is simply the best, most economical solution to maintaining a beautiful and functional ball park.

Ventrac tractors will work hard for you every season of the year. From spring, summer, fall, or winter, the variety of commercial grade attachments will do the work of removing leaves, snow, preparing soil, maintaining lawns, and other turf needs. Don’t let your tractor sit a single season!

Ventrac is your one tractor solution for all your year-round needs. n

Watch Ventrac Slope Video

Your ONE Tractor Solution

Great on SLOPES & Much MORE Looking for a safer solution for operating on Slopes?

Navigate slopes up to 30° (58% grade) with Ventrac when properly equipped. Connect to over 30 commercial grade attachments and get the job done all year round.

30o

58% GRADE

ONE tractor... Over 30 Commercial Grade Attachments.

Contact Interior Turf Equipment today for a DEMO!

www.ventrac.com/slopes

Interior Turf Equipment • 1-800-994-9990 www.iteequipment.com

Educational Facility Managers Association of B.C. | www.efmabc.com 51

Preventative roof maintenance

By Zen Szewczyk

M

ost building owners or building operators do not know or are unaware of roofing problems until there is a problem (i.e. a leak).

By this time, it is usually too late to implement a preventative maintenance program and the result is that the roof is managed in a reactive manner.

Typically this is done by asking a roofing contractor out to the building to fix the leaking roof, which can only be done as a temporary measure since the roof is wet and there is less likelihood of making permanent repairs to a wet leaking roof.

The typical temporary measure is to plug the leaking area with the use of portland cement, which will absorb the localized water and eventually stop the leak. This measure of repair is temporary at best and should be followed with a permanent repair solution.

Having a contractor come out a couple of times, once for the temporary repair and again for the permanent repairs, can be costly and, if it happens on a regular basis, will drive up the cost of maintaining the roof’s integrity. If allowed to continue, it will result in complete and possibly premature failure of the roof.

The best way to avoid such a scenario is to start managing your roofing inventory by first knowing what it is you have. This is achieved by conducting a roof system evaluation.

In cases where use of failure is more complex or comprised of a variety of factors, the roof consultant brings knowledge and expertise to the determination of cause, and the value to the manufacturer is a greater chance of a fair assessment of why the roof failed.

52

Ops Talk • Fall 2016

Roof system evaluations Property owners often do not understand or know what comprises their roofing investment. It is not uncommon for owners and managers to want and need a roofing professional to survey their facilities and help them understand the following: 1) what they have; 2) what may be required to protect their investment; and 3) why they need to invest in maintenance for their roof system(s).

These services, provided by either roof consultants or engineers, are often about educating the property owner. Once educated, owners can make better decisions regarding roofing needs.

Educated owners who understand these three key issues (what’s there, what’s needed and why) are much better equipped to avoid problems and premature failures of their roofing system(s) and understand the importance of their proper care and maintenance.

Often included in roof evaluations are recommendations to maintain the existing roof. Knowing what needs to be done and how to proceed is often critical in avoiding inadvertent warranty problems up to and including cancellation.

Unfortunately, property owners and maintenance personnel can and do cause harm to roofs by taking the wrong steps when a roofing problem arises, such as using incompatible materials to make a repair.

Instructed by a roof consultant, these missteps can be avoided.

Likewise, the consultant, as an independent party, can be key to addressing other areas of water intrusion that are not roof-related, saving the manufacturer and the roofing contractor from seemingly selfserving claims of “it’s not the roof”.

Forensic evaluations

and typically lower operating costs, detailed specifics on roofing as-

When a roofing system fails prematurely, the determination of cause can be a critical component in making the right decisions to avoid the same fate for the replacement roof. Sometimes the cause of a premature failure is straightforward and self-evident. In these cases, as with the water intrusion statement above, the roof consultant as an independent third party can provide an opinion that is unbiased and is much less likely to be self-serving than if coming from the designer of record or the general contractor, the material supplier, the roofing contractor, or any other party with a vested interest.

sets, and so on.

Manufacturers, whether of widgets or roofing materials, understand the principles of preventative maintenance and asset management for their facilities, and the benefits of applying these types of proactive programs to the roofing system can be easily appreciated.

For the materials manufacturer, the value of proactive management of the roof is found in preventing unintentional neglect and providing for routine inspection and maintenance by qualified personnel, both of which contribute to the system realizing its intended service life. In addition, long-term care of the roof can be helpful in

In cases where the cause of failure is more complex or comprised

identifying potential problems before they become large issues. It is

of a variety of factors, the roof consultant brings knowledge and ex-

much preferable to be made aware when there “might” be a cause

pertise to the determination of cause, and the value to the manufac-

for concern than to find out about a problem after a large area of the

turer is a greater chance of a fair assessment of why the roof failed.

system has been affected.

Almost no one, and certainly not material manufacturers, has any

Asset management also provides a degree of realistic expecta-

desire to be involved in premature roof failures and their investiga-

tions for the property owner. Many owners understand that preven-

tion.

tative maintenance is cost-effective, but in practice, live from one

Yet an investigation conducted by an independent professional

roof leak to another. Roof asset management can be used to break

who truly wants to understand the “why” is much preferable to any

this cycle and educate owners on how to take a measured approach

part of the “blame game” that can develop when no party wants to

to protecting their property and meeting their roofing needs. For

take responsibility for a roof failure.

the manufacturer, again, value is found in dealing with educated property owners who hold realistic expectations about their roof(s).

Roof asset management This is an area of expertise that is continuously developing to pro-

What can you conclude?

vide property owners with a service that has not been formalized

The implementation of a preventative roof maintenance program,

in the roofing industry. There are varying levels of service offered,

if followed through as set out by your roof consultant/engineer,

but at a minimum, management should include roof evaluations

helps extend the serviceable life expectancy of the roofing system

and a disciplined approach to managing the roofing system over its

and reduce maintenance costs during the life of the roof.

expected life, up to and including scheduled replacement. For the

In addition, the implementation of a roof asset management pro-

property owner, benefits include fewer hassles, greatly reduced ex-

gram allows you to properly forecast and manage your capital re-

penditures for unplanned repair and replacement, more controlled

quirements for any and all roofing projects. n

Index to advertisers Acoustics West Installations Ltd...........................13

Fortis B.C...............................................................19

Schoolhouse Products Inc.................................... 34

B.C. Insulation Contractors Association................13

Garaventa Lift B.C..................................................33

Shelter Modular....................................................39

B.G.E. Service & Supply Ltd...................................15

IBC Technologies...............................................5, 35

Smith Energy.........................................................30

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

Interior Turf Equipment........................................51

Sound Solutions Inc..............................................35

Craven Huston Powers Architects.........................45

IRC Building Sciences Group..................................53

Spears Sales & Service Ltd.....................................41

Dobbin Sales Limited..............................................9

JM Bean & Co. Ltd................................................. 23

Thinkspace..............................................................8

Emco Corporation..................................................26

McGregor Hardware Distribution.........................17

Time Access Systems Inc.......................................13

Encorp Pacific.................................................. 27, 31

Planet Clean Canada.............................................13

Topside Consulting (2004) Ltd..............................32

Energy Technology Products.................................37

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

Viessmann Manufacturing Company Inc..............49

Erv Parent................................................................6

Rocky Point Engineering Ltd................................ 23

Wesco Distribution & Philips Lighting.................IFC

ESC Automation & Delta Controls......................OBC

Roofing Contractors Association of B.C.................21

Western Bus Parts & Service Ltd...........................11

Extron Electronics...........................................28, 29

Royal Stewart Ltd..................................................33

Winmar...................................................................7

54

Ops Talk • Fall 2016

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