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How
to Measure the Shades of Green of
Building Service Contractors
By George Lohnes
Most building services contractors (BSCs) claim their operations
are green and, to some extent, that’s true. Many have replaced
harmful, petroleum-based chemicals and older equipment with environmentally
preferable products. Yet, when you take a realistic look, you realize
that many more tools have come into place and there is the potential
to apply a higher level of green practices.
Today, green chemicals and equipment are on par with their harsher,
less eco-friendly counterparts from both cost and performance standpoints.
With the advances, green services are cost neutral even before you
factor in the employee and tenant health benefits from improved
indoor air quality (IAQ) and other benefits.
Organizations such as Green Seal, and the U.S. Green Building Council
(USGBC) with its Leadership in Energy and Environmental Design (LEED)
program, are pushing industry standards by providing roadmaps and
certifications. And, the tipping point in terms of business awareness
is being reached.
Now, the business challenge is for facilities managers and building
owners and managers to become informed consumers of green services.
Cutting through the hype to understand and examine the real content
is critical. This has to start with an internal assessment of where
you want to be on the green scale. Do you want to introduce green
building management practices or do you want to make the investment
to go all the way for LEED certification? If you are the building
manager, do you want it to extend to tenants?
What’s the motivation?
Another key issue is the need to take an honest look at the motivating
factors behind the decision to go green. Is the motivation to be
“green for green’s sake” or is there a desire
to promote the building/organization as green to gain differentiation
in the marketplace? Depending upon the answer, you will have to
choose and interact quite differently with your vendors/partners.
Structure a program based on specific goals. At the very least,
you should implement a measurable, environmentally sensitive facilities
services program that maintains the highest standards for cleanliness
and efficiency.
Facilities managers should look for building service partners that
can not only help you take the first steps, but also grow with you
in environmental action as you incrementally improve and expand
your program. There are several qualities to look for in a BSC that
differentiate the committed from those contractors that are just
giving lip service.
Consider the following:
- Has the BSC engaged its top executive and operational management?
Do they understand that the only way to implement green services
correctly is to incorporate new procedures and a fundamental green
services culture into their company structure?
- Does the contractor have a proven track record? Prospective
BSCs should have reference accounts to demonstrate success in
green services. It helps if it can document success through industry
recognition and participation in LEED certification projects for
its customers.
- Has the BSC gone beyond the sales presentation? Examine its
corporate level communications, such as Web sites, press releases
and marketing materials, to see if the commitment is held at the
highest levels.
- Does the BSC demonstrate a strategic approach to green services
that guides it as it develops actionable strategies, and does
it have standardized practices based on both executive focus and
operational commitment? At best, this takes the form of a steering
committee that brings together operations, purchasing, technology,
training and other functions that make green services happen in
the field.
- Does BSC management have a means for evaluating green cleaning
products and vendors, and do they have well-established and collaborative
relations with selected vendors that are committed to helping
them achieve their green services goals?
- Is there a well-documented green cleaning training program for
new BSC employees, supported by regular refresher training?
- Green practices should be an integral part of a BSC’s
standard operating procedures. Do operational procedures include
reporting forms such as equipment maintenance, chemical usage
and training logs that facilitate green practices?
- Does the BSC use employee communications on a regular basis
to inform employees of green practices and their benefits?
- Does the BSC have marketing communications resources available
to help facilities managers communicate environmental, recycling
and energy management messages to their building occupants?
- Does the BSC have experience in implementing recycling programs
that involve building tenants and occupants, and will it be willing
to become a driver of environmental thinking, rather than just
a participant?
- Is the BSC an active participant with organizations, such as
the USGBC and CaGBC (Canada)? Is the BSC’s staff certified
in green services, energy management, maintenance and other environmentally
related functions?
Environmental stewardship is an ongoing, ever-expanding effort
because it is beneficial to the environment, it is good for a BSC’s
customers and their tenants, it provides better working conditions
for employees and it makes excellent business sense.
George R. Lohnes is UNICCO vice president of
marketing. He is the leader for all aspects of UNICCO GreenCleansm,
which is considered to be the most advanced green cleaning initiative
of any BSC. UNICCO manages more than 25M sq.fFt. of “green
space.” Lohnes is also a member of the LEED-EB Core Committee.
On the Web: www.unicco.com
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