PP 319986/101 Volume 17 Number 4 Summer 2012

OFFICIAL PUBLICATION OF THE AUSTRALIAN INSTITUTE OF HOTEL ENGINEERING

HOTEL ENGINEER
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1
3 Publishers Message
5 State News
11 A Guide to Quality LEDs
17 Guest Room Technology: What Guests Want!
20 Big Opportunities to Reduce Waste to Landfill and
Save Money
27 Total Facilities Live
30 Empowering the Hotel Engineer
33 Regulation Update
38 Whats That You Are Walking On?
41 Back of House
43 Reducing Electricity Costs by Load Shedding and
Demand Management
44 Anchor Point and Static Line Inspection Intervals
47 First Impressions in Faade Maintenance
50 Energy Management Using Pressure Balanced
Showers
60 Get Out of the Back Room: Keys to Developing and
Growing Your FM Career
64 12% Chromium Utility Stainless Steels
66 Summer: Time to Focus on Problem Pests
72 Going Green
74 Product News
CONTENTS
Front cover: Sydneys newest five star
hotel, The Darling at The Star, has
won world-wide acclaim after it was
named the Best International New
Hotel for Construction and Design.
PP 319986/101 Volume 17 Number 4 Summer 2012
OFFICIAL PUBLICATION OF THE AUSTRALIAN INSTITUTE OF HOTEL ENGINEERING
HOTEL ENGINEER
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2
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Neil Muir
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AIHE STATE
PRESIDENTS
Ian Crookston, QLD
E: ian@hyatt.com
Anura Yapa, NSW
E: anura.yapa@shangri-la.com
David Zammit, VIC
E: david.zammit@hyatt.com
Tony Fioraso, WA
E: tony.fioraso@burswood.com.au
PUBLISHERS MESSAGE
Hello, and a very happy 2013 to everyone.
As I write this its just one day before Christmas, my very last
job and I am out of here for a couple of well-earned weeks
of holiday.
This time of year I always like to thank everyone whom has helped
in putting this magazine together throughout the year.
In particular all those people whom take the time to write for
us, offering their knowledge through some excellent articles
throughout the year. The AIHE state presidents for their input
and a big thank you to Neil Weenink whom is always happy
to offer his assistance and his regular contribution looking at
many years in the hospitality and engineering industry with
Back of House.
As all engineers know, lighting is a huge part of the power bill, over
the last 12 months there has been a lot of discussion about lighting
in hotels and in particular the LED.
They are the future of lighting, are highly efficient and have a long
life, however with so many different manufactures of LEDs now in
the marketplace, some have shown to be of varying quality.
We asked Bryan Douglass, CEO of the Lighting Council Australia to
give us some information on what to look for when assessing which
LEDs to buy.
Both Brendon Granger and Jenny Campbell spoke at the recent
AIHE Conference. They have put their presentations into words for
us where Brendon brings part 1 of 2 on Guest room technology
and Jenny her expertise on Waste Management.
As usual we have a wide variety of articles, exterior cleaning, pest
management, and the first of a couple of articles from Bob Holesko,
Vice President facilities HEI Hotels and Resorts America on his
hotels energy conservation programme.
Till next time
Neil Muir
4
5
AIHE STATE
NEWS
NEW SOUTH WALES
Greetings from
NSW chapter.
We had a
successful year
in 2012 and now
begin another
with the hopes of
many more goals
to be achieved.
Let me begin
with the update on AIHE NSW Chapter
events for the past
few months.
The September meeting was held at
Quay West Suites and Dr. Kalyani Perera
of Independent Monitoring Consultants
presented an informative presentation
on Indoor Air Quality. In October we
had a committee meeting to discuss the
arrangements for the AGM and the chapter
Christmas Party.
The State Presidents meeting was held
in November at Hyatt, thanks Steven
Eames and Ian Crookston for the
arrangements of the venue. A webinar on
administration of the new AIHE website
was conducted with K. Money of Broadway
Infotech, the developers of the website.
In November we had a breakfast meeting
at the New South Wales AGM at Pullman
Sydney Hyde Park.
Election of office bearers took place with all
positions declared vacant. I was re-elected
as the President of the NSW chapter. Other
newly elected members are as follows:
President Anura Yapa
Vice President Stephen Wilson
Secretary Benjamin Gray
Treasurer Elizabeth Tam
Event Coordinator Jason Manley
Committee Members Brendon Granger,
Scott OBrien, Trevor McCarren and
Jackson Wong
Congratulations to all the new committee
members and thanks to the previous
committee for their effort and contribution
during last year for the our Chapter. I must
mention another name here, very special
thanks go to Carl Van Den Heaver who has
been a great support to the Institute; he
will be continuing his services as the Public
Officer of the chapter. Carl arranged the
venue for the AGM.
The chapters Christmas gathering was held
at Pullman Sydney Hyde Park on Saturday
the 1st December. It was a fantastic
evening, where the attendees got to enjoy
a three course dinner, music, the dance
floor and door prizes. Everyone received
a bottle of Wine (special limited release
for the Institute). Credit goes to all the
members who helped organise this
years Christmas Party. I was unable
to be fully involved in organising the
events at the latter part of this year due
to various work commitments in my new
role at Shangri-La Sydney. A special
thank you goes to Carl who proposed the
venue, Elizabeth and Brendon for arranging
the invitations on my behalf, and Trevor
for organising the decorations, music
and the dance floor. All the drinks were
sponsored by CHILL TECH Services and
CraftWORK Project Management, we
appreciate your generosity.
A committee meeting was organised at
the request of Brendon Granger to plan
for the year 2013. We had this meeting at
Quay West Suites on the 12th December
and foundations have been set for another
great year.
In closing, I would like to express my
appreciation to the committee members,
all Engineers and our corporate
members and various hotel General
Managers for their support over the past
year and look forward to working with
all in the future.
Wishing you all a good year ahead.
Anura Yapa JP
President AIHE NSW chapter
6
VICTORIA
Another year has just passed us by,
I hope it was kind to all of our readers,
and everyone had the opportunity to
enjoy some time out with your families,
making the most of the recent festive
season.
The Victorian chapter has gratefully
appreciated the support of all our
members, both hotel engineers and
corporates. It has been rewarding to meet many newcomers that
have attended our meetings, hopefully they have gained some
benefit from what our Institute has been able to offer during the
course of 2012.
To wrap up the year, we held our AGM in December, traditionally
a month that we do not host a meeting. As our attendance and
support over the past year has been positive, we decided to host
our AGM and Christmas cocktails to close off the year. We had an
attendance of 30 members, the meeting was held at Grand Hyatt
Melbourne, making for a memorable evening.
The outcome of the AGM returned all of the existing committee
back into their positions. We also welcomed one new member.
The 2013 committee now consists as follows.
Committee Members New appointment, Soudi Noori.
Re-elected, Adam Vince, Don Robertson, Ian Charman, Ponce
Casass, Greg Mallet, Andrew Eldred, John Appleyard & David Jones.
Meeting Coordinator Stephen Docherty
Secretary Peter Barbour
Vice President Anton Van Den Brink
President David Zammit.
Madeline McLagan who was a previous committee member advised
that she would not run for reelection in 2013. We thank Madeline
for her support and look forward to our ongoing association.
Our November meeting was hosted by Gladstone Forbes at
Park Hyatt Melbourne. Leenah Khor and colleagues from Reece
Onsite delivered an informative presentation for all our members.
November also marked a milestone for Gladstone. After 24 years
with Hyatt, Gladstone has taken a well earned break after leaving
his position of Engineering Manager at Park Hyatt Melbourne.
I personally wish Gladstone the very best, after having worked with
him over this period, I am sure we will see him back in the industry
sometime in the near future.
Victor Herrera, Building Manager at Novotel on Collins hosted
our October meeting. That evening we had the pleasure of two
corporates providing us presentations. David Wilson and Michael
ODea of mySmart CTI, along with David Jones of Middys Electrical.
Both presentations complemented each other, whilst introducing
us to the latest technology available in the areas each company
represent. After concluding the presentation, Victor was kind enough
to take us through several refurbished rooms within the Novotel,
giving us a comprehensive update of what his team had undertaken
to enhance their guest experience.
As we are already into a new year, I would like to thank all
committee members for their assistance during 2012 and certainly
look forward to their support in further growing our chapter in
2013. A special thank you to Peters other half, Monica Barbour,
who has assisted Peter behind the scenes in the role of secretary.
I sincerely thank Monica for her support to our chapter in her
administrative capacity.
I would also like to thank my fellow state presidents, Ian, Anura and
Tony. I know all three gentlemen have been instrumental in driving
their respective chapters and are committed to the growth of AIHE.
I look forward to our continued association this year.
In closing, I take this opportunity to wish all our members, readers
and their families, a safe & healthy 2013. I am grateful for your
ongoing support of our chapter.
David Zammit
President AIHE Victoria Chapter
david.zammit@hyatt.com
WESTERN AUSTRALIA
The September meeting was held at the
ThyssenKrupp Perth offices.
Our guest presenter was Omega Power
Equipment.
Heinz Ruetschi gave an information
session overview on the Theben
product range.
AIHE STATE
NEWScontinued
continued on page 8
E&OE
*Illustration purposes only
Bench Top 50L Bar Fridge
Suits screen sizes 10 to 42 (VESA compatible)
900 mm ~ 1200 mm Models
9.2 kW ~ 20 kW
Reverse Cycle Models
2.1 kW ~
6.0 kW
Models
Window / Wall Type Room Air Conditioners
Reverse Cycle & Cooling Only Models
2.5 kW ~ 8.1 kW
Reverse Cycle
Models
Under Bench /
Free Standing
117L Bar Fridge
8
Omega also displayed some of their Green Energy products as
listed below:
Eco Air Hand dryers.
LED down lights.
Energy * Rated Exhaust Fans with built in Draft Stopper.
Our October meeting was held at the Holiday Inn City Centre and
we had two guest speakers on the night:
Clevertronics
Clevertronics are a company who specialise in emergency lights
and exit signs. They are Australian owned, with their Head Office
and factory in Melbourne, and a large warehouse and sales facility
in Malaga.
Michael Duce, Head of Engineering at Clevertronics conducted an
informed presentation on ideas for the emergency and exit lighting
industry and the future trends in this ever-evolving industry, which
includes revolutionary new technology, incorporating the most
environmentally products available.
Dali vs. standalone systems:
Proposed changes to emergency lighting standards in Australia:
40% of Exit/emergency signs used in our city dont comply. How
and why?
The safest way to achieve energy saving in stairwells
The best use of jumbo exits
Infinite Energy
Aidan Jenkins is the Managing Director of Infinite Energy, one
of the largest Solar PV companies in Western Australia. Infinite
Energy has been one of the companies driving the solar revolution
forward, having installed over 4000 systems across WA and Qld.
Infinite Energy also has almost 1mW of Commercial solar projects
in progress including what will be the largest behind the meter
installation in WA.
Topics that were covered:
Introduction to Solar PV
WAs strategic solar advantage
Solar on a commercial premises
Solar as an investment financial returns
Demonstrating green credentials
Many thanks to Mitch French Chief Engineer of the Holiday Inn City
Centre.
The Western Australian chapter continues to sponsor an
apprentice award with the Master Plumbers & Gasfitters Association
of WA, Master Painters Australia WA Association, MPA Skills Training
& Employment.
This award will be presented to two pre-apprentices each quarter
for the most improved and most safety conscious, each winning
pre-apprentice will receive a $100 voucher from the Institute.
In closing I urge all General Managers of Hotels to encourage their
engineers to join and make use of the networking advantages of
the AIHE.
Regards
Tony Fioraso
President AIHE
Western Australia
AIHE STATE
NEWScontinued
continued from page 6
9
10
QUEENSLAND
The last quarter of 2012 was rather quiet
with only the December Christmas Party
to report. It is hoped that the back of
house tour of the newly built Gold Coast
Hospital which was scheduled in October,
will still proceed in the early New Year.
The 2012 Christmas Party was a Dinner &
Show run by, and at, RACV Royal Pines. Fire
& Ice was the show which had a number of
Gymnastic acts that entertained everyone
through out the dinner. Later, was a band
for all to dance the remainder of the night away. The four AIHE tables
were just a small number attending with over 500 guests in attendance.
A Great night was had by all!
If youre not aware, the new AIHE website is now operational, so if
you have any questions or wish to update your personal details do
not hesitate to email admin@aihe.com.au and we will assist as soon
as possible.
Ian Crookston
President AIHE QLD Chapter
Visit our website at
www.aihe.com.au
AIHE STATE NEWS
continued
11
Overview
Solid state lighting is a rapidly developing technology offering a
useful alternative to traditional light sources. LEDs (a form of solid
state lighting) can provide excellent illumination in a wide range of
applications. They are highly energy efficient. They have a long life
lasting up to 50 times longer than incandescent lamps and two to
five times longer than fluorescent lamps, making them ideal for
hard-to-access locations. LEDs are durable and can withstand
vibration and shocks. They are not affected by regular on-off
switching, which is good for areas such as bathrooms. In addition,
they are at full brightness as soon as they are switched on and
many are fully dimmable.
However tests on some LED products found in the marketplace
indicate a wide variation in product quality and how effectively they
may light space. Some lower quality LEDs sold may not provide
sufficient light, may flicker when dimmed, change colour through life
or fail prematurely.
LED products are still in a comparatively early stage of development,
and comparatively few have undergone rigorous testing in real-life
settings over a prolonged period of time. Accordingly users need to
be aware before investing in the technology.
This article provides some basic advice on how to select a quality
LED. Consumers are encouraged to look for the important LED
product features summarised below, including light output, colour
characteristics, lifetime and energy consumption.
Common LED performance indicators
1. Lamp equivalence claims
Be cautious of claims that lamps are equivalent to common
incandescent or halogen reflector lamps. The best LEDs are
currently about four to five times more efficient than their
typical incandescent lamp equivalent. This means that for an LED
lamp claiming to produce as much light as a 60W incandescent
or 50W dichroic reflector lamp, it will need to use at least
12W of energy. Look for sensible numbers on any claim of
equivalence and compare products.
2. Light output
Another way to determine whether an LED is suitable is to look
for information about the light output, measured in lumens (lm).
The higher the number of lumens, the more light is emitted.
Lumens are the best, most accurate way to compare two
different types of lighting. If the lamp carries a lumen output
rating, it may also indicate that it was actually tested for this
performance a good sign.
A Guide to Quality LEDs
BRYAN DOUGLAS
Chief Executive Ofcer | Lighting Council Australia
A sample SSL Quality Scheme label produced by Lighting Council Australia
12
of the product has been measured. The most useful measure is
when light output from the complete light fixture is measured.
3. Lamp lifetime (hours)
Some LEDs claim to have very long rated life, 60,000 hours
or more having been tested but under the best laboratory
conditions. For high quality LED products, the expected (and
more believable) lifetime is somewhere in the range of 20,000
to 40,000 hours. It is very likely the claimed LED life is not based
on testing for the indicated life. Rather, life can be based on a
minimum 6,000 hours operation and then a prediction of the
light output decay is used to determine operational lifetime.
Look for realistic lifetime and manufacturers who can back up
their lifetime claims, either with testing or certification indicated
on the product packaging.
4. Lamp warranty period (years)
A good approximation for information on lifetime testing is
the warranty period that a manufacturer is willing to provide.
For a lamp claiming to last 25,000 hours (about 34 months of
continuous operation, or 22 years of regular nightly use in a
home), a manufacturer should be able to provide a warranty of
at least two to three years. If a longer life time is claimed look
for a corresponding longer warranty of perhaps five years. Look
for a clear statement of warranty period.
5. Colour temperature
LEDs are a coloured light source and are designed to produce
white light using a number of methods. As a result, they actually
The following table shows the number of lumens that a range
of traditional incandescent light bulbs produce. An LED with the
same number of lumens as one of the lamps in the table should
have a similar light output.
Incandescent (GLS) lamp Light output in lumens
25W 220 lm
40W 420 lm
60W 720 lm
75W 930 lm
For a LED lamp to provide equivalent light to the common
50W MR-16 dichroic downlight, it must produce a minimum
of 480 lumens. To achieve light output equivalent to the best
quality MR-16 downlight, it will emit 900 lumens. Always look for
a clear statement of light output in lumens.
Unfortunately the information on some LED packaging is not
always accurate. Sometimes the information on light output will
relate to the light source that is, the LED chip, not the light
fixture (luminaire), of which the chip is only one component. It
is also important to note that LED light sources tested under
laboratory conditions will always have a higher light output
than the LED lamp when used in normal conditions. If unsure
about the specifications, intending purchasers should contact the
manufacturer or supplier to understand how the light output
13
produce white light in a number of shades - just like incandescent
and fluorescent lamps from warm-white (similar to a regular,
incandescent lamp) to cool white or bluish white (daylight).
Look for and make sure to choose the colour that best suits the
intended application and that you are most comfortable with.
6. Colour Rendering Index
Some LEDs are better at helping the human eye discern colours
than others, depending on the method used to produce white
light. Look for lamps that have a Colour Rendering Index
(abbreviated CRI) of at least 65 for outdoor use, and 80 or
better for indoor use. A new international measurement more
specific to LEDs is under development, but in the meantime the
best way to judge how well the LED light influences the colour
of objects is, if possible, to view them installed in the intended
application. Look for and make sure to choose a CRI number to
suit the application.
7. Energy Efficiency
Many people assume that LED lamps must be extremely
energy efficient; however this is not always the case. Many LEDs
currently on the market are similar to or a little less efficient
than the equivalent fluorescent lighting. Some poor quality LED
lamps have been found to be only marginally more efficient than
incandescent lighting, and less energy efficient than other types
of lighting such as compact fluorescent lamps.
The energy efficiency of a light is measured in lumens per Watt
(lm/W). If this measurement is not marked on the package,
simply divide the number of lumens by the number of Watts.
The higher the number, the more efficient the product. Look for
an energy efficiency rating on the product.
8. Safety rating
All lamps must be safe to operate. At a minimum this means
they have met mandatory requirements and earned their safety
marks. While marks such as UL, CE or other certification
have no legal status in Australia, they may indicate the product
meets the required safety standards. Look for at a minimum a
compliance claim to the standard IEC 62560.
9. Other label or website information
Some information on LED packaging may in reality be
misinformation. Less reputable suppliers may provide a range of
logos, and other cryptic insignia, that has minimal or no value. Such
may include UL, CE, RoHS, various numbers and green claims
(greenwash). Look for and view such claims with scepticism.
An Australian certication scheme for LEDs
In response to many poor quality LEDs in the marketplace and exaggerated claims
from some suppliers about their products performance, Lighting Council Australia
a not-for-profit organization representing Australias lighting industry has developed
a labelling-based certification program to assist purchasers of LED products. The
Solid State Lighting Quality Scheme is a voluntary industry program that provides
confidence to the market that an LED product carrying the Schemes label matches
certain critical performance claims made by the supplier (energy efficiency, light
output, colour temperature and CRI). Registered products appear on a searchable
database on Lighting Council Australias website (www.lightingcouncil.com.au).
LED or FLUORO Flickering?
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General xtures/luminaires
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The Hamer Hall project located in the Melbourne Arts Centre precinct
at South Bank stepped into the new age of advanced technology and
energy saving concepts.
Sourcing quality product whether its for your home or a large scale
project such as this makes all the difference. It was important to
maintain the original atmosphere of the centre while implementing
energy saving lighting that wasnt like the normal glary LED lighting
with the funny dots. On a project like this atmosphere means every-
thing and good quality lighting adds to making the whole experience
pleasurable. Sometimes it not just about saving money or benefiting
the environment even though in this instance the Hamer Hall AR111
and Par38 LED lighting achieved this also without any compromise.
Not having to worry about colour shift or making your skin look pasty,
they do the job they were meant to do unlike some LED options that
were tested.
These particular LED lamps were chosen for the commercial quality
they offered, not only were they good value and high output with
excellent lumens per watt, they also look like the original halogen
lamps being replaced adding value to the finished project.
LED lamps used in this case study:
AR111 by Megaman
Par38 by Megaman
Crown Silver LED by Megaman
The David Jones national lighting project with over 22 stores was
initially implemented to save money on electricity and maintenance
costs, providing an economical green solution to the existing energy
wasting lights.
After the first brief testing with a lot of LED lamps and modules on the
market it was realised that a more rigorous testing approach was
needed, leading to the development of more than twelve brands in
store running continuously for over six months. This approach was
taken due to the massive number of lights in the project over the whole
of Australia, failure was just not an option.
It soon became clear that important factors needed to be met when
choosing an LED such as minimal colour shift, good life and light output
over the life of the lamp, glare control, excellent colour rendering,
retrofit options, fitting options, different beam angles and good lumens
per watt for efficiency.
During the course of the trial there were LED lamps and fittings that
failed, changed colour, were too glary, had a lot less light output than
when they were turned on and some just didnt have at all the light
output needed for a commercial project.
At the end of the trial the final standing LED was chosen because of its
stability and cost effectiveness and it covered all the important factors
not normally thought about when deciding on an LED option.
LED lamps used in this case study:
MR16 10W, 8W, 4W by Megaman
MR11 12v by Megaman
On a project of this scale
failure was not an option.
Maintaining the original
atmosphere was very
important.
Maintaining the original
atmosphere was very
important.
A Brief LED Case Study on Two
Major Projects.
Scott Gracie
ADVERTORIAL
16
Give every room an awesome view
If youre ready to take your hotel tv experience to the next level,
visit www.samsunghtv.com or contact Stuart Meighan (Business Development Manager)
Phone +61 2 9763 9952 Email s.meighan@samsung.com
3D VIEWING
EXPERIENCE
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experience, bursting with
rich, vivid images.
**
(For 790 Series only)
USB CLONING
Helping you work effciently
for quick TV customisation
and upgrade.
^^
3 YEAR PRODUCT
WARRANTY
ALLSHARE
For seamless content
sharing from compatible
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^
ALLSHARE
Model No. HA790
Setting A Setting A
3
YEAR
WARRANTY
With Samsungs Innovative Solution
Upgrade your guests inroom experience with Samsungs Hospitality
TV Smart Hub*, the smart solution that helps to give your guests the
opportunity to explore your facilities, access the internet, interact
on social media pages and share content wirelessly from a mobile
device. And all from the comfort of their room.
*
* Certain advertised features and applications may not be available on all devices and regions and are subject to change without notice. Internet connection required. Data and subscription charges may apply.
Some features may require additional peripheral devices which are sold seperately.
** 3D glasses required to watch 3D images. 3D glasses sold seperately.
^ Samsung takes copyright seriously. Samsung does not authorise, sanction, approve or countenance any use of its AllShare application that infringes copyright or is otherwise contrary to law.
^^ USB sold seperately.
17
BY BRENDAN GRANGER
In this series of articles I am going to discuss Guestroom Technology
and in particular what guests want.
AIHE Presentation August 2012
GUEST ROOM TECHNOLOGY:
WHAT GUESTS WANT!
W
e will look at some of the
biggest trends in technology
across the globe right now and
talk about how they impact us as hoteliers
There are a lot of changes in technology at
this point in time and we can probably talk
for days, but, we wont. I will focus on those
that mainly affect individuals as hospitality is
about being hospitable to individuals.
Ive broken the trends down into the 5 Key
areas, and they are:
Ubiquity internet access is now common
place;
Mobility internet access from the palm of
your hand;
Cloud private data accessible via the
internet;
Social Media you probably go to
Facebook; and
iVideo and iTV weve probably made
this one up, Im not sure. What were
talking about here is video and TV over
the internet and the fact that guests are
bringing their own devices and content. In
a sense their own entertainment.
Ill cover the first three trends in the article
and the remaining two in a future article.
Ubiquity
So, lets look at the first one, Ubiquity. The
meaning of ubiquity has been around since
the 1500s but today, its used to mean
that the status of something is extremely
common. Something found everywhere.
It is normally used when talking about
technology and often in reference to the
internet.
Internet accessibility there are 2.3 billion
people that have access to the internet,
about 33% of the entire population. 70%
of those in Oceania and Australia have
internet access, 80% of people in North
America, and 26% of people in Asia. Asia
represents a substantial growth opportunity.
Asia currently represents 45% of the total
18
Cloud Computing
The thirds trend is Cloud computing. Cloud
computing is private or business information
that you control and accessed via the
internet. It could be things like data storage,
programs like SkyDrive. It could be email,
for example Gmail. There are personal
and business applications; Microsoft 365
is a Cloud based version of Microsoft
office. There are customer relationship
management products like Sales Force as
well accounting packages etc. Having your
application and information in the Cloud
means you can access it from anywhere that
you have internet access.
Cloud computing is becoming common
place and it is predicted to increase at a
50% annual compound growth over the
next 3 years.
So, whats the impact of Cloud computing
on hotels?
Many guests will need to access the Cloud
in order to conduct business. So once again,
we see an increased demand for internet
access. Its also going to put more pressure
on bandwidth than traditional business
email and web browsing.
Your guests will need to access their
applications/information in the Cloud to
be productive. Since it is business related
they will pay to be more productive and
will have low tolerance for a poor internet
service or bandwidth.
To summarise, I have discussed, 3 of three
5 major trends that we are seeing being;
Ubiquity, Mobility and Cloud computing.
These are all changing the way we as
individuals and companies do things and
of course, how hotel guests do things and
what they expect from hotels. The trends
above mean that guests expect great
internet connectivity, increasing demand
for wireless and increasing demand for
more and more band width. As businesses
provide access to business tools via the
internet, guest tolerance for a poor internet
experience is diminishing. The increase
prevalence of smart phones and tablets is
not only put increasing demand on wireless
availability but also wireless signal strength
as antennas in tablets and smart phones
are weaker than those in tablets so existing
wireless infrastructure may be insufficient
for today, let alone tomorrows guests.
Next time well look at Social Media and
iTV and iVideo.
access. Theyre predicting that wireless
internet access will exceed desktop based
access in 2016 and in the same year, tablet
sales will exceed notebook sales.
So what is the impact on hotels?
Well, hotel guests are now checking in
with more devices. 40% of your guests
have 2 or more Wi-Fi devices. 25% have
3 or more Wi-Fi devices. Most of these
devices need charging so theres an
increased demand for power outlets. Most
of these devices are used to access the
internet which puts an increased demand
on bandwidth.
Guests are now also bringing their own
content on these devices as well or access
it on the internet on the device within
in your property. As a result there is less
dependence on the in-house video-on-
demand solution to the point where new
built properties are seriously considering
if they need a video-on-demand solution
or not.
Theres an increased demand to enable
guests to readily access their own content
just as they do when at home. They want to
play/watch what they want, when they want
and if theyre in a hotel room and theyve
got an 8-inch tablet and the room has a
42 inch TV, it would be great if they could
connect their device to the TV and watch it
on the TV.
Tablets and smart phones are great for
video but of course video uses more
bandwidth. The other thing about video
is it is a continuous stream. Hotels are
seeing bandwidth consumption rates
increase as a result of mobile devices and
its only going to continue.
Mobile devices also have a dramatic
impact on a hotels wireless network,
because these devices depend on wireless.
So there is an increased demand for
wireless but not only that, there is an
increased demand for wireless across the
entire hotel, not only in the guest room but
by the pool and in all the public areas and
restaurants.
The other thing to keep in mind is that
wireless antennas on tablets and smart
phones are weaker than those on a laptop.
So, your existing wireless infrastructure may
not be adequate enough to cover the entire
property when it comes to a tablet or a
smart phone.
worldwide internet users and it has grown
eightfold in the last 10 years. However, only
26% of the Asian population have access to
the internet. Over the last 10 years, there
has been more than a fivefold growth in
those who have access to the internet.
Internet access today is so common place
its now viewed almost as a standard utility.
So what does this mean for your guests?
Well, probably nearly all your guests have
access to great internet connectivity at
home and the office and they expect
the same level of internet access at your
property no matter what your star rating
is and they have a low tolerance to poor
bandwidth.
Mobility
The next trend is Mobility. What we mean
by mobility is literally mobile computing.
Hand held portable computing that are
internet capable, smart phones and tablets,
and they dont all start with i.
87% of the population have mobile
phones. More people own a mobile
phone than own a toothbrush. There are
currently 1.08 billion smart phones out
there and thats about 20% of the entire
mobile phone market. As we said, not all
of those smart phones are iPhones, in fact,
just under 30% are iPhones. Smart phones
that use the Android platform (Samsung,
LG HTC, Sony Ericsson etc) are the most
common at just under 50%, followed by
Blackberry with 16%, Microsoft at 5% and
the Symbian operating system (Nokia etc)
at under 2%.
Of the 1.08 billion smart phone users
out there, 89% of them use their phone
throughout the day not just for making
calls of course. 84% use a smart phone
for internet browsing. Tablets are now the
fastest selling consumer electronic device in
history. There are now 145 million tablets
out there and 84.1 million are iPads, thats
about 58% of the market.
The big thing about smart phones though
is the Apps. Basically, an apps takes the
information from the internet and presents
it in small usable chunks. There are now
Apps for just about everything you would
want to do. There are over 1 million apps
on Apple and Google and over 45 billion
apps have been downloaded.
Coupled with mobile devices are the
predictions with regards to wireless internet
19
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20
BIG OPPORTUNITIES TO
REDUCE WASTE TO LANDFILL
AND SAVE MONEY
BY JENNY CAMPBELL | ENCYCLE CONSULTING
Hotel Engineers play an essential role in improving waste
management and recycling practices of hotels across Australia.
Solid waste from Australian businesses makes up about 30%
(or about 7 million tonnes) of waste to landll in Australia each
year. In real terms, this is a waste of materials and money.
21
T
he Accommodation and Food Services Sector produces
2.2 million tonnes of waste nationally per annum. Currently
around 32% of waste from this sector is recycled and the
remaining 68% is sent to landfill, even though most hotel waste is
recyclable or compostable.
Waste to landfill is expensive and will become more so, particularly
with the Price on Carbon, reduced availability of landfill space and
increasing landfill levies.
Its generally cheaper to recycle or compost, so why is over two-
thirds of hotel waste going to landfill? Often it is because there is
no-one willing to tackle the issues and realise the opportunities. In
hotels where waste management works well, it is very often the
hotel engineer who has the know-how to understand the data and
identify the opportunities for waste through developing a waste
management plan.
A waste management plan specific to the hotel can help all hotel
personnel to understand their responsibilities for managing waste
in their work area. A waste management plan describes all the
For all site specic paint specications and inspections please contact
QLD/NT Bev Allan 0414 181 135 allan@ppg.com
NSW John Riordan 0414 181 166 jriordan@ppg.com
VIC/SA/TAS Terry Ward 0414 181 179 terryward@ppg.com
WA Alan Tomkins 0417 537 307 tomkins@ppg.com
22
waste and recycling systems in place and sets out an action plan for
implementing new waste minimisation or recycling initiatives.
Most of the waste generated by hotels is either recyclable or
compostable. The recyclables are cardboard, glass bottles, plastic
bottles, steel cans, newspaper and office paper. Food waste is
compostable and makes up around 40% of the total waste
stream from hotels by weight (more if there are large
restaurants or conference areas).
Many hotels have recycling systems for
cardboard and glass or commingled (mixed)
recyclables in place, but may not have a clear
picture of how effective they are at
diverting waste from landfill or where
the opportunities are for saving
money and managing waste
more efficiently.
The hotel engineers who understand
the costs and performance of their waste
management system have a simple, but
effective waste and recycling data reporting
and management system. The system is not
necessarily complicated, and most of the relevant
information can be obtained by requiring your service providers to
give you the numbers you need in a useful format.
On a monthly basis, update your figures and keep track of the
tonnages sent to recycling and landfill and the expenditure. By
monitoring the data provided by your waste and recycling service
providers you will be able to determine a recycling rate for your
hotel. From here future targets and performance indicators can be
set. Without a measurement system in place, it will be difficult to
manage your recycling or composting initiatives. Keeping an eye on
the numbers uncovers the opportunities for more efficient systems
and provides the good news stories for the marketing team and the
corporate annual report.
When setting up your data management system, most hotel
engineers tend to think about whether the numbers they collect
and monitor will answer the important questions for them. How
much does it cost for your hotel to dispose of waste each year?
While waste disposal costs may not be a large part of your hotels
bottom line, the disposal fees are likely to only be the tip of the
iceberg when it comes to working out how much waste really costs
your hotel. Have you included all the bulk bins for refurbishments?
Have you included all the waste and recycling streams, such as
cooking oil and grease trap waste?
Most hotels find that food waste is a significant part of their waste
stream and is also the fraction that causes the problems; its smelly,
heavy to move around and can create problems with vermin. Food
waste is also a part of the waste stream that causes problems in
landfill. Food waste decomposes in landfills to produce methane
which is a greenhouse gas over 20 times more potent than carbon
dioxide. It also produces leachate, a liquid that if not managed well
can contaminate ground water.
Food waste can be diverted from landfill if it is segregated from
all other waste in hotel kitchens. In most Australian States, waste
service providers offer an organics collection service where food
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1. (03) 9334 3288
l. (03) 9334 3988
L. lnfo[ecoguardlans.com.au
W. www.ecoguardlans.com.au
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to avoid the need for packaging
and instead use more re-usable
containers such as crates. Of
course, you need a good system
to make sure that these crates
are collected by the suppliers
regularly and dont clutter up
your loading dock.
If youre going to all that effort to
reduce waste and recycle, why not
support the industry further and
create more demand for recycled
products, by purchasing products
such as office paper with recycled
content? There might be other
products you could purchase with recycled content too.
After youre implemented some great initiatives and started to
achieve reduced waste generation rates and higher recycling
performance, make sure you tell your staff, guests, customers,
shareholders and broader community all about your hotels success.
But be careful to get your facts straight, otherwise you may be at
risk of green washing.
Hotel Engineers play an important role in driving waste reduction
and recycling initiatives in hotels. They understand the numbers.
waste is taken to commercial
composting facilities for processing
into compost products. There are
also new technologies available
such as GaiaRecycle - a machine
that dehydrates and sterilises food
waste to produce a dry, sterile
organic material, approximately
10% of the volume of the original
waste that can be applied directly
to land or sent for compost
processing.
By treating food waste on-site, it
reduces the need to have waste
removed. It can also reduce
manual handling of waste and eliminate all sorts of manual
handling headaches for stewards, kitchen and loading dock
personnel. It will also reduce odour and potential occupational
health and safety issues.
Substantial cost savings can be realised by not producing waste in
the first place. There are a number of ways that your hotel could
generate less waste. You could put the onus back on suppliers and
couriers to take back their packaging, particularly those annoying
single-use timber pallets that seem to reproduce in hotel loading
docks. A review of purchasing policies could identify opportunities
phone 08 9444 7668 www.encycle.com.au info@encycle.com.au
Encycles services:
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27
Total Facilities Live
BOB HOLESKO | CEM, CEA
VP OF FACILITIES HEI HOTELS & RESORTS NORWALK, CT

ENERGY MANAGEMENT FROM AUDIT TO IMPLEMENTATION
*CASE STUDY*
L
ooking back at where HEIs energy
conservation program began
compared to what it has become I
realize that I became part of the Perfect
Storm for hotel energy conservation.
A Perfect Storm is an expression
that describes an event where a rare
combination of circumstances come
together resulting in an event of unusual
magnitude. HEIs rare combination of events
include:
1. Acquiring Hotels in need of energy
conservation upgrades
2. Having access to Capital
3. Having the freedom to implement
change
In 2006 I attended the annual LIGHTFAIR
International Expo in New York City. During
a lunch break with my entire team of
energy conservation consultants, suppliers,
and installers, I challenged them all by saying:
HEI Hotels & Resorts needs to win the
ENERGY STAR Partner of the Year Award
ASAP. Winning the award would mean
more than helping the environment. It
would mean that HEI had developed and
implemented a program that was effective,
measurable, and had proven results.
Of course doing so required not only
coming up with the program but getting
the program endorsed by the C Level
Leaders at HEI (CEO, CFO, COO). It was
no small task, but I knew my team and I
could make it happen.
In 2009 we won the Association of Energy
Engineers (AEE) Award for Corporate
Energy Management of the Year, making us
28
The final Step in HEIs Perfect Storm
energy conservation program targeted
Operational Programs, Awareness
& Incentives. Now that I had great
benchmarking data, C level support, and
a robust capital commitment the missing
link was to bring it all together from an
operational stand-point.
At HEI we never stand pat and are
always looking for ways to improve our
hotels financial performance and reduce
our carbon footprint, Corporate social
responsibility isnt just a catch-phrase
at HEI, but something we work hard to
demonstrate every single day, said HEI
CEO Gary Mendell. For example, now that
we have replaced all applicable 100 watt
incandescent bulbs with an 18 watt CFL
we now want the hotel staff to turn
off the 18 watt CFL. Main Operational
Enhancements implemented companywide
include:
Energy Dashboard: We developed a
custom dashboard trademarked as the
Energy Looking Glass or ELG which
allows the Chief Engineers to monitor
energy use daily.
FAB 4 Incentive Program: Identified
the key energy consuming department
heads Chief Engineer, Executive
Housekeeper, Executive Chef and
Banquet Managers and developed an
incentive that instilled an energy saving
culture that was lacking.
Energy Set Point Program (ESP):
Developed a program that certifies
the optimum operating parameters
for all key energy consuming set-
points such as domestic hot water
supply and chilled water supply. Each
hotel can have a few dozen ESPs to
monitor.
In closing, one of the keys to HEIs
success was the performance, buy-in and
commitment of our hotel Chief Engineers.
These are the guys that make it happen
and are responsible for steering the ship
through the Perfect Storm. Without their
dedication we would not have been able
to reduce our energy consumption 20.2%
companywide since the programs began
back in 2005.
on I had nearly guaranteed approval on any
project that delivered an estimated three
year ROI or better. This set me up nicely for
step two.
Step two, which began in 2007, was the
aggressive implementation of proven
energy conservation capital projects. Many
of these projects were augmented with
utility supplier and State funded Demand
Side Management (DSM) Rebate programs.
Energy Conservation Measures (ECMs) and
Projects that were implemented portfolio
wide and commonly referred to as the
Low Hanging Fruit or No Brainer
items included:
Lighting Retro-fits: T-12 fluorescent tubes
with magnetic ballasts and incandescent
EXIT lights & bulbs replaced with T-8
tubes with electronic ballasts, LED EXIT
lights and compact fluorescent (CFLs)
bulbs.
Guestroom Thermostats: Replaced non-
programmable stats with programmable
stats.
Variable Frequency Drives (VFDs):
Installed on applicable systems with
motors 10HP or greater.
Heating, Ventilating and Air Conditioning
(HVAC) Controls: Energy Management
System (EMS) overdue software
upgrades, heating & cooling outdoor air
reset controllers, refrigeration & heating
equipment control upgrades, etc.
Window Film: Rebate driven project.
Miscellaneous: Installed photo cells,
motion detectors & timers on lighting
systems, installed plastic strip doors on
walk-in coolers & freezers, high quality
scales to weigh loads in laundry to
maximize efficiency of equipment, etc.
These items became known as HEIs
Standard Energy Conservation Capital
Package and are implemented as needed
at all new HEI hotel acquisitions. A major
benefit of this methodology is the Bundling
of Projects since many of the HVAC
related items and especially the window film
projects when measured as a stand-alone
project have an ROI of 4+ years but when
bundled as part of a Package hit the 3
year ROI threshold. A simple rule of thumb
is that Any project teamed with a lighting
retro-fit sells easier.
the first hotel company to win that award
since Marriott won it back in 1978. The next
year we won ENERGY STAR Partner of
the Year (POY). Our Goal had been
met. But why stop there? Every aspect
of our energy conservation program
was effectively saving energy, preventing
pollution and was saving millions of dollars
each year. We kept at it and have since
won POY in 2011 and won ENERGY
STARs highest award, Sustained Excellence,
in 2012.
What it took to build one of the most
successful energy conservation programs
the US Hospitality Industry has ever seen
was simple but not easy, nor did it happen
overnight. Key elements of the program
included:
Reliable Data/Benchmarking: Results had
to be measureable
Upper Level Commitment: Executive
level leaders at the company had to buy
into the program and supply the capital
Proven Technology: While risk can be
good, going with what was known to
work provided guaranteed results
Effective Implementation: Of both
the capital projects and operational
programs.
Reward Success: Incentives helped to
get the necessarily support from the
Chief Engineer and hotel Department
Heads.
Step one of implementing the program
was for HEI to join ENERGY STAR in
2006. This allowed use of ENERGY
STARs Portfolio Manager Program for
hotel by hotel benchmarking through
use of utility data.
This benchmarking supplied the hard data
and performance results needed to sell
the C Upper Level Management on the
investment rational of energy conservation
capital projects. The Net Present Value
(NPV) discount rate had to exceed 20% in
order to get that buy-in. In 2005 HEI had
already performed lighting retro-fits on
nine hotels. Using the Portfolio Manager
Program, I could show that this initial
round of lighting retro-fits delivered a 33%
return on investment ( ROI). That made it
a slam dunk as an investment. From then
29
With the ever increasing energy bills set to spiral upwards, alternative sus-
tainable lighting needs to be embraced to help reduce overhead costs in both
commercial applications and domestic usage of electricity! High energy users,
such as the hospitality industry, large shopping malls and retail outlets are now
converting to this technology to meet with their future goals and policies with
high emphasis on energy reduction and sustainability. LED (Light Emitting
Diode) lighting products are an alternative that can help reduce electricity
bills. LEDs have over the last few years improved remarkably in quality and in
the components used.
On a negative note, we hear from clients and within the industry of inferior
LED products being offered at over inflated prices, this regrettably reflects
adversely on the LED industry in Australia. The significant and critical factor
in using LED lighting solutions is in the quality of the components within the
light (LED chip, driver, transformer) to produce a superior product which pro-
vides the required lumens/candela at low wattage for the specific applications
that it is intended for, together with longevity of life span, and importantly a
competitively priced unit. Our products encompasses all of the above and we
pride ourselves on our after sales support service to our many clients.
We focus and specialise in special projects that include new builds, retro fits,
upgrades in the hospitality and corporate/commercial property arena, wherein
our clients are major hotel-chains, resorts, property developers. We work
closely with one of the largest power companies in Queensland. In addition, we
provide advice and support various shire councils.
Our product range is extensive and includes downlights, spotlights (MR16),
tubes (T8), decorative, exterior lighting, etc. LED lighting is highly diverse
with a wide range of styles to suite both, indoor and outdoor environments.
Consequently our range changes regularly with new technology and designs
being introduced into the market. As a result our website does not reflect in its
entirety our complete product range.
We offer a unique service to clients in designing LED lighting solutions to opti-
mise the product for their applications: brightness, colour, beam angles and
to budget constraints without compromising on quality. It is imperative that the
application in which LEDs are used for are correctly applied the first time, addi-
tionally to ensure quality and energy efficiency. The installation or retrofit to
any LED lights from the usual incandescent or halogens is simple. Furthermore,
due to the relatively low heat emitted from LEDs negates a possible fire hazard
and reduces the air-conditioning load. An interesting feature of the LED light
is in its absence of UV rays, which has a positive impact in not attracting most
insects to the light, our products are to Australian standards and approvals and
subject to the product and project, carry an extended warranty.
For larger projects we work closely with our client, particularly on ROI (return
on investment) time lines and optimisation of illumination in a given area, in
order to provide a lasting impression. Based on the usage of the product, the
ROI is reduced greatly and power bills can be curtailed substantially.
For further information on MIH Lighting products, please visit our website at
www.mihlighting.com or call Ben on (07) 3315 2203.
PHONE: (07) 331 52203
EMAIL: info@mihlighting.com WEBSITE: www.mihlighting.com
ADVERTORIAL
30
EMPOWERING THE
HOTEL ENGINEER
ROSS SHARMAN | Technical Director | Knowledge Global
ANDY GOONESEKERA | Director of Engineering | InterContinental Sydney
Prot squeeze
The rising cost of electricity continues to squeeze
profitability and long term business sustainability.
This years introduction of carbon as a cost item
along with huge rises in network costs has
provided an added incentive to reduce energy
consumption.
Procurement managers are feeling helpless
as increasing percentages of the bill are non-
negotiable. The ability to reduce electricity
costs now largely becomes an issue of reducing
energy consumed, which means the pendulum of
opportunity has swung towards the engineer.
The Energy Savings Scheme and
Knowledge Global
To improve their hotels energy performance,
InterContinental Sydney engaged Knowledge
Global to use its award winning software system
EMMA. Knowledge Global is also an accredited
certificate provider of the NSW Energy Savings
Scheme (ESS). InterContinental Sydney is an
innovator in their sector and is the first hotel using
this approach.
The ESS was created to help manage long
term electricity costs within the state. Electricity
retailers are mandated to buy a number of
Energy Saving Certificates (ESC) and this cost is
passed onto all business consumers
The current value of one ESC (equivalent to one
carbon tonne) is around $30. In rough terms
if you have invested in an efficiency project and
now save one Mega Watt Hour (MWh) you will
save around $170 in electricity costs, additionally
there is a potential to earn $30 from ESCs for
each MWh saved (minus administrative costs).
The scheme can be interpreted as a reward
mechanism for saving energy; and is legislated to
run to 2020 unless it is replaced with a National
Energy Efficiency Scheme.
The short term option deemed
savings (forward creation of credits)
Promises of free or discounted lighting products
are commonly offered in NSW and VIC. This
is made possible as sellers can forward claim
certificates based on the potential energy savings
of these lights for the product lifespan.
The problem with this course of action is that
this potentially makes claiming ESCs for other
works in your facility costly and onerous. Installing
ESC discounted lights will mean you need to
apply a suitable method to ensure you are not
double counting the energy savings.
The ESS allows you to forward create or
annually create certificates for non-lighting
projects using the project impact assessment
method. However this relies on detailed
engineering assessments of the project and as
such administrative costs of creating the ESCs
are increased.
Using the longer (and smarter) term
option actual savings
The approach Knowledge Global offers is very
different; they use the metered baseline method,
establishing a baseline from historical data and
then continually measuring the savings against
this baseline. As various efficiency projects are
31
32
savings of $250,000, and the generation
of 1,700 ESCs per year (current value of
$51,000). A staged LED lighting roll out
will further grow these savings, putting the
hotel in a much stronger fiscal position.
InterContinental Sydney will continue to
reap these rewards until 2020 or even
longer if the federal scheme takes off.
And into the future .
Looking into the future; the development
of LPG export industry will result in
significant increases in gas costs, and cost
pressures on waste and water will increase.
Therefore, initiating and reviewing your
sustainability management strategy with the
right tools and reward mechanisms today,
will ensure you a competitive advantage for
tomorrow.
Ross Sharman, Knowledge Global
www.knowledge-global.com
Phone (02) 8216 0993
Andy Goonesekera, InterContinental
Sydney www.sydney.intercontinental.com
real smarts around electricity tariffs and is
instrumental in budgeting, planning, returns
on investment and procurement. It can also
be used to track the energy performance
of individual assets useful in tracking
actual performance against forecasted
performance (often promised by vendors).
This now means the engineer (and finance)
has the tools and mechanisms in place to
squeeze every inch of efficiency out of
their hotels. That pendulum of opportunity
should be grasped with both hands and be
used to earn the engineer the status they
deserve.
InterContinental Sydney Case
Study
After a chiller replacement in 2009,
there have been a number of smaller
projects and a continued roll out of best
management practices at InterContinental
Sydney. As a result, energy consumption
has dropped by 18% from its baseline,
resulting in approximate annual electricity
realised, the actual energy savings against
this baseline can be accurately quantified
and registered as ESCs.
This approach effectively creates a
consistent stream of revenue that can
be used to re-invest in new projects. A
process of continuous improvement of
energy performance is created, which is
measured and managed by the Knowledge
Global software EMMA. Unlike the deemed
savings, this method means revenue is
available for the full duration of the scheme
delivering longer term rewards.
So often good maintenance, innovative
thinking and best practices that reduce
energy go unrecognised and unrewarded
this approach allows the results of this work
to be quantified and financially rewarded.
This approach encapsulates all energy
savings and contributes to the overall saving
of energy.
An additional benefit of using EMMA has
been that it has been able to provide some
Interior Design Refurbishment Procurement
F
Furniture & Bedding Packages
F
Custom Designed Furniture made in Australia
F
Audio & Visual Equipment
F
Kitchen & Laundry Appliances
F
Flooring Products including
Custom Designed Carpets
F
Window furnishings
F
Kitchens & Bathrooms
F
Painting & Lighting
F
Project management
F
Full turnkey refurbishment specialists
F
Ongoing operational procurement services
1800 SURJIO (787 546)
I
info@surjioceanee.com
Be Impressed
33
HOTEL ENGINEER
Regulation Update
DEREK HENDRY | HENDRY GROUP
Smoke Hazard Management: Building Code of Australia (BCA)
AUST HENDRY building surveyors advise that the Building Code
of Australia (BCA) in Clause E2.2 General Requirements establishes
the requirements under the BCA for smoke hazard management
and sets out other general provisions. As a guide for building
surveyors when faced with performance based designs it would be
reasonable to accept minor departures from the deemed-to-satisfy
provisions (for instance the variation of sprinkler or smoke detector
head spacings) by using the performance Clauses EP2.1 and EP2.2
in Part E2.
Building Code of Australia Clause E2.2 General
Requirements
Where a design involves a complete departure from the deemed-
to-satisfy provisions of BCA Table E2.2a, General Provisions, expert
assistance should be obtained to assess compliance with the
performance criteria.
Class 2 to 9 buildings under the BCA must comply with E2.2(b), (c)
and (d), which cover the fire mode operation of air-handling systems
in order to maintain the basic integrity of the fire compartments.
In addition to E2.2(b), (c) and (d), BCA Class 2 to Class 9
buildings must comply with the requirements of Table E2.2a,
which provides some general and specific strategies for smoke
hazard management.
The following illustration from BCA Illustrated depicts the
requirements for smoke hazard management in a building over
25 metres high with multiple uses. Please note no Issue and
Explanation is included.
E2.2(b) requires an air-handling system which is not part of a smoke
hazard management system to be designed and installed with
suitable strategies to ensure that, in the event of fire, it does not:
Recycle air from one fire compartment to another; or
Otherwise contribute to the spread of smoke between fire
compartments.
In a fire, an air-handling system which is not part of a smoke hazard
management system must either shut down or operate as a smoke
control system in accordance with AS/NZS 1668.1:1998 The use of
ventilation and air-conditioning in buildings Fire and Smoke control
in multi-compartment buildings.
Where the air-handling system is shut down in fire mode, it must
incorporate automatic smoke dampers where the ducts penetrate
any fire barriers.
The use of a purging arrangement of smoke
control, in accordance with AS/NZS 1668.1, is
allowable in buildings which are not covered by the
general provisions in BCA Table E2.2a, and in some
instances in conjunction with other measures in
accordance with Table E2.2a.
Any air-handling systems which serve more than
one fire compartment and can be covered by
Clause 7 of AS1668.1 must be designed and
installed in compliance with that section of the
Australian Standard, except where the system
serves a carpark. This approach is intended to
minimise the spread of smoke between fire
compartments.
Note that provisions on the operation of carpark
ventilation system in the event of a fire in the
carpark, are included under the general provisions
in BCA Table E2.2a.
34
fire-service booster connection must be provided adjacent to allow
boosting of the system.
The fire brigades use of the fire-service booster connection ensures
that sufficient water pressure is available for fire brigade officers
to utilise the fire hydrants (fire-service booster connections also
connect to a buildings sprinkler system).
The illustration opposite from BCA Illustrated (http://www.
bcaillustrated.com.au) depicts the access requirements to fire-
service booster connection. (Please note Issues and Explanation of
a fire-service booster connections not included).
Essential Safety Measures Audit - Fire Service
Booster Connections
The Following is a part extract of clause 1.1 Safety Measures
covering fire-service booster connections:
Table I1.5 SAFETY MEASURES SIGNS
Safety Measure
BCA provisions for determining
standard of performance
Fire hydrant system
(including on-site pump set
and fire-service booster
connection)
E1.3
An AS/NZS 1668.1 system for zoned smoke control and automatic
air pressurisations for fire-isolated exits must be controlled by a
smoke detection system installed in compliance with Clause 5 of
BCA Specification E2.2a Smoke Detection and Alarm Systems.
Fire Brigade Connections: Essential Safety Measures
AUST Essential Property Services advises that fire brigade
connections under the Building Code of Australia (BCA) are fire-
service booster connections. Fire-service booster connections
(which become nominated essential safety measures) consist of an
arrangement of valves and pipe work specifically designed to suit a
buildings needs. The design of the fire-service booster connection
must enable the fire brigade access to sufficient water quickly, to
allow them to attend to a fire.
Building Code of Australia
The Building Code of Australia in clause E1.3 Fire hydrants, specifies
the requirements for the installation of a fire-service booster
connection. A part extract of clause E1.3 follows:
E1.3 Fire hydrants
(b) The fire hydrant system -
(vi) where the water supply system is taken form a static source,
suitable connections and vehicular access must be provided to
permit fire brigade personnel to draw water from that source and a
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35
36
Table I1.12 SAFETY MEASURES - OTHER MEASURES
Safety Measure BCA provisions for determining
standard of performance
Glazed Assemblies B1.4
The Building Code of Australia nominates the following Standards
applicable to glazed assemblies:
AS 2047-1999 Windows in buildings - Selection and installation
AS 1288-2006 Glass in buildings - Selection and installation
Essential Safety Measures Audit - Glazed Assemblies
An essential safety measures auditor must locate the glazed
assemblies in the building and report any defects in the buildings
essential safety measures logbook.
Derek Hendry is the Managing Director of the HENDRY group of consulting
companies that include HENDRY Building Surveying Consultants, HENDRY
Disability Access Consultants, Essential Property Services and Emergency Plan.
HENDRY pioneered the private certification system of building approvals in
Australia, and the consultancy assists clients nationally in all facets of building
control and disability access compliance, essential safety measures audits and
emergency planning requirements. HENDRY publish a monthly e-newsletter
entitled Essential Matters and provide a subscription service, BCA Illustrated,
which provides over 3000 illustrations that interpret and explain the BCA as
it applies to your building. http://www.hendrygroup.com.au
Essential Safety Measures Audit - Fire Service Booster Connection
Most building surveyors/ certifiers will nominate AS 1851-2005
Maintenance of fire protection systems and equipment in their
states essential safety measures schedules/ determinations for
the inspection, testing and maintenance of fire-service booster
connections. Essential safety measure auditors must check the
fire-service booster connections maintenance contractors
logbook for the designated inspection frequency and record in the
buildings essential safety measures logbook details of the facilities
observations.
Glazed Assemblies: Essential Safety Measures
AUST Essential Property Services advises that the Building Code
of Australia (BCA) in Part B1 Structural Provisions allows for
glazed assemblies in buildings, providing compliance with specified
requirements. The building surveyor/ certifier should be specific in
the description used in the essential safety measures determination/
schedule so that the essential safety measures auditor can locate all
glazed assemblies.
The illustration on page 35 from BCA Illustrated depicts a glazed
assemblies in a shopfront, door and side panel. (Please note Issues
and Explanation of glazed assemblies not included).
The following is a part extract of clause I1.1 for an Essential Safety
Measure known as glazed assemblies:
37
38
Answer: The Floor!
How often do we think much about what we are walking on
floors and pavements?
Wellhardly ever, but what we walk on is by far, our most physical
contact with a building!
Other than turning handles and taps, we barely touch a building,
except for the floorand we are in heavy physical contact with
it always.
So this particular relationship between user and building is rather
unique. And it varies with user.
For babies, the floor is almost their whole world. For kids and
teenagers it is the medium used to speedily get from one place
to another. For adults its about ease of movement and cleaning.
For the elderly who often shuffle while walking or use walkers or
wheelchairs, a floor or pavement type can mean the difference
between being able to move about or not.
And the floorwhat does it have to do? Well, there are many
things it needs to do and these all vary in importance depending
on the building and application!
Generally, floors need to be durable to withstand constant abuse
and impact. They also need to be cleanable, reparable, provide
ease of movement, not let you slip too easily, not damage you or
other things too much when dropped, look good, manipulate light
and glare usefully, and not hold odours (spilt stuff and air-borne
substances, including pollution, settle on the floor).
So you can seethe humble floor or pavement is an unexpectedly
complex part of a building.
A Closer Look at Floors
This will be just a whir-wind tour of the world of floors.
Floors need to be durable. Harder floors will generally last longer
than softer floors, but harder floors are more likely to result in injury
during a fall, cause fatigue, cause more sound reverberation (echo),
or cause breakage of dropped objects.
Floors need to be cleanable. Lighter and plain colours may reveal
dirt more than dark patterned colours. Textured or fabric surfaces
can be harder to clean than smooth surfaces, however smooth
surfaces may release more dust into the air. Smoother surfaces are
easier to clean but can be less slip resistant.
Floor slip resistance is an important safety issue. It is more critical
with Wet Area floors, food preparation area floors (which can
become more slippery with less cleaning), and mechanical work area
floors. Certain materials (eg polished timber, smooth concrete and
polished tiles) can be slippery especially if the floor is dusty or wet.
38
Whats that you are walking on?
BY GREG BLAIN ARCHITECT
39
Crushed gravel is sharp and uncomfortable to walk on in bare feet.
River washed rounded stones are hard to source, are expensive,
and can destroy natural habitat to obtain. Recycled crushed
concrete and brick can provide a rounded aggregate and is an
environmentally sensible choice.
Stairs Another Floor Dimension
Stairs can have similar characteristics to floors, but of course they
involve users also moving in the vertical dimension. This brings in a
whole new set of safety issues.
A handrail should never be too far away on a Stair.
Also the most used part of the Stair is the tread nosing (the tread
edge). The foot tends to rotate on the nosing so this part is critical.
Durable, slip resistant nosing pieces can be used however these
need their top surface flush with the Stair tread surface. If they are
sitting proud (or above) the tread surface, they can form a trip
hazard for users descending the Stair.
Curved Stairs can be unsafe as each tread is triangular shape and
users tend to walk across the Stair (from the outside to the inside)
meaning they traverse treads of irregular width.
Spiral Stairs can save space and may be quirky, but can be unsafe as
they can be difficult to traverse, increasing fall potential. Also, only
small things can be carried on them.
Landscape Stairs and steps require some different considerations
especially regards safety.
Landscape Stair safety can include having slightly rounded edges (to
reduce fall injury), slip resistance, and having regular and predictable
tread widths and heights. Timber needs to be smooth and splinter
free if not maintained timber deteriorates to eventually become
splintered and dangerous.
A landscape Stair descent trip hazard may be created by different
materials settling differently. An example is timber sleepers forming
the vertical part of the step, in-filled behind by pavers, and the
pavers settle lower than the timber.
The Humble Floor is Anything but
You have now some appreciation of design of that humble and
unassuming part of every building the floor. Step lightly and
carefully when selecting flooring. There are a million different
products and types.
As with anything building related, it is often best to consult an
Architect. Once built, decisions become real, affecting peoples lives
and are harder to fix.
ABOUT THE AUTHOR
Greg Blain has been a Registered Architect
since 1989 and his experience spans over
30 years in the Building Industry. Greg
currently operates a Practice specialising in
detailed architectural design and architectural
specification writing (www.BlainSpecifications.
com.au). Greg also has produced a series of
small books designed to help Australian house
owners succeed with their new house or
renovation project (www.HouseDesignHelp.
com.au).
Slip resistance considerations often need to be balanced against
cleaning requirements. However safety must always take priority.
Slip resistance can come from the material surface itself or by applying
a slip resistant coating. Slip resistance rating can be determined,
specified, and then site-tested once the flooring is installed.
Floors need to be flush (no steps or sudden level changes) to avoid
trip hazard. Avoid single steps as they can be an unexpected trip
hazard which can be eased with warning colour and/or textile floor
change, but it is still best not to have a single step.
A floor level change of about knee height (even if Law allows
no handrail) can be a fall danger. A handrail should be provided
(including a mid-rail for children). This handrail could be set-back so
a person can use the floor change as a seat and not hit their head
when they stand.
A source of unacceptable heat reflection and glare comes from light
coloured external pavements (including standard grey concrete) and
floors near large windows. Darker colours should be used to avoid
excessive heat reflection and glare.
Outside Floors Pavements
Of course, like internal floors, well designed outside pavements can
enhance our quality of life.
But the design and selection of pavements involves different
conditions, primarily needing to withstand the rigours of nature.
Basic design factors can include texture (roughness causes fall
abrasion injury), durability, trip hazards and steps, slip resistance,
drainage, sealing, cleaning, maintenance, load (people, cars), glare
from lighter colours, and falls/slope.
Rough paving will likely not suit the elderly, wheelchairs, childrens
wheeled toys, and cleaning. It can cause more abrasion injury during
a fall, than smoother paving. Some coarse paving (eg very rough
cobblestone or natural stone) may even cause ankle injury.
I prefer to use lightly honed concrete pavement. It is fairly smooth
(more usable for the elderly and less abrasion for children falling), it
is fairly easily cleaned (especially if sealed), requires less maintenance
(tiles and pavers can come loose or settle unevenly), and it is very
durable.
If there are in-ground services under pavement which may require
future access, segmental (individual) pavers laid on compacted road-
base is a sensible choice.
Pavements need to be drained and surface water drainage must not
cause erosion, or discharge to a neighbour.
Roofs or awnings should not discharge rain water (or even drip
dew) directly on to paving, as this can promote paving mould
growth which is a slip hazard and causes paving deterioration.
Sealers for earthen or concrete pavers can be applied to protect
against spills and staining. However surface sealers (which dry over
the pavement surface like paint) can alter the slip resistance and
can peel off over time. I prefer to use penetrating sealers which get
absorbed into the surface of the pavement.
Gravel for pathways is not ideal as it cant be compacted and moves
when walked on (like course sand), the elderly cant walk on it,
children may play or throw it, cats like to defecate in it, and dogs like
to dig it.
40
41
I
leant much of this when I first meet the lad doing research on the
Southern Harvester in 1953. Goodness what a stink is set about
by a whaler! She had just arrived on Tyneside from a season in
the Antarctic. Being always interested in the other fellows ship, and
in particular, what machinery was down below, I paid a visit, and it
was here in his stinking lab that I first met Wilson.
By then so he told me, his father had given up on the hospitality
business but that the whole caboodle was there in trust for Willy
when he left off fooling around in fish oil. Which I felt was a mite
unfair to humankind. OK so I am the first to grieve at the loss of a
single whale to human butchery, and am also the first to applaud the
great Stop Whaling monitories. However I will persist in saying this:
As with all great notions and inventions landing on the shoulders
of those before, so did the oil from the whale fit the needs of one
moment in time. Consider illumination before whale oil, before
kerosene was distilled from coal, before the greatness of Edison,
Faraday and the many others. Consider the fluid in the early clutch
less auto transmissions. Fact is that whale oil be it sperm or the
other was immaculately suitable for many engineering purposes.
Back then, to the ancient Hotels in the North of Britain. Wilson
talked of the days of candles and oil lamps. And of coal and steam
[heavens!] and the new fangled incandescent light bulb. Which of
course the ladies were entirely against. Imagine that glaring light on
our not always perfect presentation, they said. And worse, the cable
sneaking around on the floor. What magic is this, begora? The clients
using the old hotels maintained a dim view of the oil-less lamps for
a considerable time. Not to mention the noise and smell from the
power plant somehow connected to the afore mentioned cables;
indeed a most distressing situation altogether!
And then the pre WW1 kitchens Wilsons Father had told his son
that over the years it had been likened to hell on earth, stashed
away in the nether regions of the hotel or tacked on to a free
standing restaurant; a place best forgotten, hot, humid, a place of
long working hours, hard floors with puddles of dirty water; a place
where young boys were tyrannized by the Chef and men grow old
before their time, burned out by the flames of their stoves and the
pressures of their environment. Ugh.
Key words here are the flames of their stoves. Many of our
generation have seen [and sweated over] Chinese Wok appliances in
hotels and many of us have maintained the darned things, including
the wet exhaust systems associated. Many a to-do I have had with
Chefs over this one, but I fear that Chinese history and culture has
the casting vote. On the other hand, using the same Satanic Fires to
cook a couple of eggs seems to me a mite over the top.
Whichever, Fire has been an important part of all cultures and
religions from pre-history to the modern day, and while Wilson
knew this, his interest was left of centre - in a word petroleum
hydrocarbons. Just why he went from a North Sea oil rig to an
Antarctic whaler he kept under his hat. These professor type chaps are
a bit hard sometimes for we mere mortals to keep up with. But going
on his record, you could believe that his next move may have been in
distilling coal and oil shale. Oil refineries began manufacturing kerosene
after crude oil became readily available during the mid-1800s.
Kerosene distilled from crude oil quickly replaced other oil-lamp fuels,
and kerosene lamps became the most common lighting source until
electricity became widely available in the 1930s and 1940s.
Any one out there served in hotels using these grand old systems?
Youd need I would guess to be in your eighties at least. Drop me a
line why dont you?
So Wilson and I said our farewells on the Southern Harvester,
little knowing then when we should meet again, indeed at a Wake
following his passing. May I say this was a marvellous event, and
Wilson would have been proud? As the evening rolled around,
various references were made to the Hotel Industry and to the
exquisite comradelier generated.
Even then. Even so long ago, the Upstairs Downstairs theatre of our
beloved hospitality was alive and well.
A friend passed on recently who was surely from back of house. He was what
was then called an Engineering Chemist, and of all things was something of a
guru on whale oil. His father owned an ancient stone walled hotel in the north
of Britain, and young Wilson dutifully learned the tricks of the trade, up to a
point that is. His true passion was with hydrocarbons, and it so happened that
the fellow Drake who put together the rst successful drilling rig on the planet,
cemented Wilsons passion indeed for the term of his natural life.
NEIL WEENINKS
BACK OF HOUSE
42
43
Do you have an OnSite Generator?
Can you manage your electricity load?
REDUCING ELECTRICITY COSTS BY LOAD
SHEDDING AND DEMAND MANAGEMENT
BY MICHAEL NEWTON | WATT UTILITIES
If your answer is yes you may be able to
explore an alternative way to negotiate
electricity contracts with significant
reductions.
Our Electricity network is geared for
customers to buy from the wholesale
pool at the spot price but the pool is
nearly exclusively used by the generators
and retailers. The spot price for wholesale
electricity is calculated for each half hour
period during the day and is the clearing
price to match supply and demand in the
market. Generators and retailers also trade
in financial instruments known as hedge
contracts outside the wholesale pool
to hedge the fluctuations in spot prices.
Normal customers dont by from the pool
due to risk and volatility in cases when the
pool prices spike. Yet if you can manage load
to avoid these risks you can access low cost
electricity at wholesale rates.
Saving electricity costs using existing backup
Generator assets or Load Shedding
Demand side participation, also referred to
by the market as load shedding, curtailability
or DSM, is the situation where an electricity
consumer can reduce their consumption
of electricity in response to a change in
market conditions, such as high spot prices
or network constraints. This is a deliberate
action taken by the customer when demand
drives spot prices high and can be a manual
process or automated using communication
and control equipment. This strategy is
beneficial to both the customer and the
market as it allows the customer to avoid
the peaks of high spot prices, risk-managing
this potential exposure. A similar strategy,
called load shifting, is a process where
specific demand is intentionally moved to a
time when there is lower overall demand
and consequent lower spot prices.
There are also now alternatives to
traditional retail contracts. There are
niche retailers out there that will allow
you to access the wholesale pool if you
can manage your load. This now offers a
significant opportunity in reducing costs.
What are some of your alternatives to
traditional retail contracts and why would
this potentially benefit your organisation if
you can load shed?
These options are available as an alternative
to normal electricity contracts:
Capped Pool
Managed Pool
Structured Options
Managed Purchasing
Short Term Grid connected backup
generation
Renewable and base load generators
Automated Load Management Systems
Demand Side Management and Demand
Reduction
Reducing and managing your electricity
demand also plays a significant role in
going green. Looking at this option
not only has a positive impact on your
bottom line it expands to wider
economic impacts and has significant
environmental benefits. There is an
interesting statement listed on the
CSIRO website about Demand-side
Resources, it says, demand-side resources
could be worth up to $1 billion per year
to the National Electricity Market while
helping to keep the lights on during
extreme events. Not small change by
any means.
DEMAND reduction has to be a key
topic if we are to develop a sustainable
approach on the development of new
power infrastructure. Our electricity
supply is often taken for granted by most
people yet it is now a matter of concern.
With our population growth, temperature
shifts in the extremes with heat waves and
cold snaps and our general demand for
power increasing, we will we get to a point
where our demand for electricity is greater
than supply.
So if you want to be serious about
making a real difference and also have
reduced electricity costs start learning
about DSM (Demand Side Management)
and load Shedding. The bottom line is
you weigh up your apparent risks, open
your eyes to the opportunities and think
out side the traditional methods and you
could save significant costs.
44
Hotel Engineers are well aware of the multitude of mechanical,
electrical and cleaning services required to maintain optimum
hotel services efciency and amenity for hotel clients.
However, the maintenance of some of these services can be
hazardous, and require specic safety measures such as anchor
points for working at heights. These anchor points and static
lines are themselves required by law to be inspected at regular
intervals and while the frequency of inspections is addressed
by state legislation, there are differences from state to state
and the legislation can sometime seem contradictory.
This article will provide an outline for hotel engineers on the
requirements on a state-by-state basis and explains where to
nd the answers to manage this most hazardous of tasks.
Anchor Point
and Static Line
Inspection
Intervals
BY MAX WINTER | THE HENDRY GROUP
HOW IS THE LEGISLATION STRUCTURED?
Priority is given to legislation as follows:
The OHS Act of each State is the primary legislation and mandates
compliance with health and safety regulations which deal with
specific risks such as asbestos management, confined spaces, plant
and height safety. The detail and content vary from State to State
but, essentially, the Regulations are legal documents.
Codes of Practice and Compliance Codes give practical advice
regarding specific risks. Workplace safety authorities regard
compliance with the Codes of Practice as complying with OHS
laws. Compliance with Australian Standards are not necessarily
legally binding unless called up in higher order legislation as applied,
incorporated or adopted. Under these circumstances, compliance
with that Standard becomes mandatory and the Standards
effectively form part of the legislation.
South Australia
The South Australian Regulations mandate inspections of
anchorages that are permanently fixed at least every six
months. The Australian Standard dealing with fall prevention
45
inspected six-monthly, other than the anchorage points. This
creates a lot of confusion for users. When read literally, the
legislation implies that all the components of a system should be
inspected, such as the ropes, inline shock absorbers, end terminals
and shuttles, except for the anchorage point, which need never
be inspected.
Surely the most fundamental part of a system that is designed to
stop a person hitting the ground would be the anchorages, which
hold the system to the main structure. Despite this contradiction
in the Regulations, a more logical approach is to interpret the
regulations to mean that the full system must be inspected on a
six-monthly basis, not just the anchorage points. The importance
of anchorages cannot be overstated: they hold the system together
and the regulations deal with them in 25 different paragraphs!
Fortunately, Section 321 4(a) clearly states that a system must
be inspected at six-monthly intervals and that records are to be
maintained for at least four years. The Regulations make continual
reference to anchorages being a part of the system, which brings
closure to this contradiction.
Western Australia
Western Australias Regulations call for six-monthly inspections of all
fixed anchorages. There is no reference in these Regulations to any
Australian Standards.
Australian Capital Territory
The National Code of Practice for the Prevention of Falls in General
Construction is nominated as a Code of Practice in the ACT,
meaning that there is a requirement for six-monthly inspections of
permanently fixed anchorages.
Victoria
Victoria was the first state to introduce a separate set of
Regulations for the Prevention of Falls in 2003, and while the
current Regulations do not specify the frequency of inspections, the
Compliance Code does.
Inspection is required within six-monthly intervals when the
anchorages are permanently fixed and in regular use. The
Compliance Code does not define regular use, so it is up to the
hotel engineer to determine whether the anchorage points are
regularly used. The Compliance Code makes 32 references to
anchorages, which reflects their perceived importance to height
safety compliance.
New South Wales
The NSW Regulations deal with working at heights in Division 6 of
the 2001 Regulations. The 2001 Regulations calls for inspection on
a regular basis. The more recently published position paper and
2006 Safe Working at Heights Guide confirms that requirement in
relation to inspection and testing.
WHAT CAN GO WRONG?
If anchors and static lines are not routinely inspected and
maintained, they can fail. Fixings can loosen and rope fittings can
dislodge. Site conditions can also change; new air conditioners may
be installed, for example, or gutters may become inaccessible from
the ground. Dangling from the side of a building in a harness can
equipment, AS/NZS1891, is also adopted as a Code of Practice in
South Australia.
Since the Regulations are higher-order legislation than a Code
of Practice, the requirement for six-monthly inspections takes
precedence over the 12-monthly inspections required under AS/
NZS1891.
Queensland
Section 323 10 (c) of Queenslands Workplace Health and Safety
Regulations states that every component of a system must be
46
lead to tragedy when toxic shock/suspension trauma kicks in. If the
equipment fails or is incorrectly configured, there is also a chance of
hitting the ground, fully dressed in your harness.
THE BOTTOM LINE: THE LEGISLATION AND
INDUSTRY PRACTICE
In terms of inspection frequency for anchor points and static lines,
in most States, the law points to six-monthly inspections, although
differing circumstances may mean the answer may not be quite so
straightforward. Work Place Safety Assessors can help you appraise
the most suitable requirements for your needs.
About HENDRY company, Work Place Safety Assessors
As part of the HENDRY group of consultancy companies, Work
Place Safety Assessors are able to provide working at heights
audits, confined space audits, storage and racking, asbestos register
maintenance, chemical storage audits, cooling system audits,
emergency planning, fire safety advisor, evacuation diagrams, fire
system testing, building audits, fire door audits, essential safety
measure audits, glazing audits, building surveying, energy compliance
audits and disability access audits.
Work Place Safety Assessors have the national presence required
to deliver our services across Australia, while maintaining the State
OHS legislation expertise necessary to provide for your local
needs with offices in Brisbane, Sydney, Canberra, Melbourne,
Adelaide and Perth. Work Place Safety Assessors provide a
complete suite of workplace safety and compliance services to
building owners and managers, and can provide an obligation-free
quote on your needs.
For more information go to www.wpsa.net.au for your local State
office, call Work Place Safety Assessors on 08 8274 3713 or email
wpsasa@wpsa.net.au
47
Cleaning and maintaining the exteriors of buildings is an important way to
improve the image of your hotel or motel and technologically advanced
cleaning equipment makes it easy to achieve outstanding results.
First impressions in faade maintenance
F
irst impressions count its an
accepted fact in all walks of life.
If you want to sell your house, a tidy
front garden and freshly painted front door
will help; cordon bleu chefs will often say
that we eat with our eyes, so go to great
lengths to make their dishes look beautiful;
and if you want to get that new job a smart
suit will go down better than jeans and a
scruffy T-shirt!
The same goes for the image of your
hotel or motel so keeping your premises
pristine, both inside and out, is crucial.
They are the public faces of your
organisation, so if they look below par,
chances are that both existing and
potential new clients will be less than
impressed and take their custom
elsewhere. A smart, clean faade to your
buildings presents a professional face to
the world, stating that your business really
does mean business.
Making sure that effective and regular
cleaning regimes are in place is
therefore a must, but there are many
different issues that need to be taken
into consideration when cleaning the
faades of buildings. Safety is arguably
the most important, and there have
47
48
Pure water is used in this type of cleaning
because it leaves glass and surfaces spot
and streak free, without the need for
chemicals. Pure water is, as the name
suggests, water in its purest form. To get
to this state the water is processed to
remove the minerals and impurities that
would otherwise dry and lead to spots and
streaks. These impurities are known as Total
Dissolved Solids (TDS) and are measured
in parts per million (ppm) water is
considered pure when its TDS is measured
at 0ppm. The two water purification
methods recognised by the cleaning
industry are:
Deionisation (DI) where the water is
filtered through ion exchange resin which
attracts and removes 99% or more of
the minerals
Reverse Osmosis (RO) where the
water is passed through a series of
been significant changes in this area in
the last few years.
Design and technology provide
safe solutions
Advances in technology have a big part
to play in influencing how an industry
sector evolves. Nowhere is this more
apparent than in the most obvious and
visual manifestation of faade maintenance
window cleaning.
The traditional days are long gone
thanks to advances in design that have
made window cleaning faster, safer and
more efficient. Water-fed poles have
become the equipment of choice for
professional window cleaners, allowing them
to clean high buildings and windows safely
from the ground, alleviating the need to
work at height.
49
membranes and filters which retain and flush away most of
the minerals and impurities
Water-fed poles continue to evolve, incorporating new design
features and materials that make these systems even easier to
use, with the added bonus that they deliver even better quality
results in a fraction of the time, saving companies money too.
The next generation water-fed poles provide a better
balance between weight and rigidity. Because the poles
are lighter it makes the cleaning operatives job easier and
more comfortable, but this reduction in weight does not
compromise rigidity, meaning that the poles are still
responsive and easy to control, allowing brushes to get right
into every corner.
Advances in brush head design, water delivery via multi-jets,
angled adapters and pole extensions that allow operatives to
clean to heights of up to 65ft while keeping their feet firmly on
the ground, all make this sector of the industry a fast-changing
and exciting place to work in.
Assess the risks
As with any cleaning job, site surveys and risk assessments will
help to establish the best equipment to deliver the results you
require. It can also identify gaps in knowledge or training, and
how frequently your faade needs to be cleaned.
The different materials that need to be cleaned must also
be taken into consideration. For instance, is it primarily glass
(windows) that need to be cleaned, or are there other
materials on the exterior of your building that will also need
attention, such as metal signage? With an increasing awareness
of environmental issues, companies are also thinking about
incorporating energy saving into their business activities, and
energy creation is also a hot topic.
Solar panels are becoming more and more popular for
residential and business premises but they need regular
cleaning. Exposure to rain water does help to wash off some
dirt, but it also adds new dirt particles to the panel. A build
up of dirt and soil can reduce the light absorption of solar
panels, making them less efficient and effective. Water-fed
pole technology is now stepping up to the mark to provide
solutions to this particular problem by developing larger
brushes with soft bristles specifically designed to clean and
prevent damage to solar panels.
With further developments in technology and training in
response to market forces and customer needs, faade
maintenance and cleaning can only continue to become easier,
quicker and more professional.
For more information about the latest facade maintenance
cleaning technologies, contact Pall Mall Manufacturing, provider
of specialist accessories to the commercial and industrial
cleaning sectors, and exclusive distributors for Unger cleaning
equipment in Australia telephone +61 2 9584 8644 or visit
www.pallmall.com.au
20-21 May 2013, Singapore
Suntec Singapore International
Convention and Exhibition Centre
Phone 1300 789 845 or
visit www.piscinesplashasia.com
Pool & Spa Trade Show
Media Partner Organised By
Platinum Sponsor Supported by
R
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I
S
T
E
R

N
O
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50
N
ow that we have compulsory maximum flow rates for
showers and taps the challenge for the Hotel Industry
has been to meet water restrictions and building code
requirements and still provide guests with satisfactory showers.
The Water Efficiency Labelling and Standards Scheme (WELS)
has been in operation now for over 5 years so this means that
any shower head purchased for the guest rooms will have a
flow restrictor fitted. The maximum flow rate mandated by the
regulations is 9 litres per minute (3 Star WELS rating). The problems
caused by these restrictors and the remedies are discussed later.
The positive outcome of these regulations is that not only is water
consumption reduced but energy consumption is also reduced, both
resulting in utility cost savings.
The water and energy savings generated by these regulations can be
used to investigate and purchase the best solution for the guest and
the hotel.
Firstly, assess how much water is saved and secondly how much
energy is saved. Then consider what is the best shower solution at
a flow rate of 9 litres per minute that will maximise the showering
experience for your guests.
When a shower is turned on, the hot tap is usually turned on full
to allow the hot water to arrive at the hot water tap more quickly,
then the cold water is added to provide the required showering
temperature. The resultant flow rate for a non flow controlled
shower is usually 18 to 20 litres per minute.
Previously a flow rate of 12 litres per minute could achieve
significant water savings using almost any style of shower head.
To reduce the shower flow rate to 9 litres per minute presents
a challenge in shower head design. The design must ensure that
9 litres per minute can be delivered in a manner so the shower
feels comfortable and looks good. It is important that the
consumer is satisfied with the quality of the shower as well as
the savings.
HOW MUCH WATER IS SAVED?
Before the Installation of Efcient Pressure Balanced
Showers
Significant savings can be achieved in water usage in Hotels and
Serviced Apartment buildings. The magnitude of these savings
will depend on the number of people occupying the room or
apartment and the ablution habits of the guests.
Figures 1 to 3 opposite show the calculations for usage of water
in Hotel rooms with different room densities before flow control
is installed.
After the Installation of Water Efcient Pressure Balanced
Showers
We have based this comparison on a shower providing a pressure
balanced flow rate of 9 litres per minute for the shower and 6
litres per minute for the basin. We have assumed the shower head
selected meets the suggested performance criterion detailed further
in this article.
Figures 4 to 6 show the reduction in water consumption when
a water efficient pressure balanced shower system is installed to
reduce the water consumption in showers and flow controllers are
installed in the basins.
Energy Management using
Pressure Balanced Showers
BY CHRIS MCDONALD | JEM AUSTRALIA PTY LTD
Figure 1 Occupancy Density of 1 without any flow control
Fixture Type Ave Daily Use Flow Rate l/m Times used/person % of Total
WC 75 litres 11 litre flush 6.8 22%
Bath 27 litres 180 litre bath 0.15 8%
Shower 210 litres 20 1.5 63%
Basin 23 litres 12 6 7%
TOTALS 335 Litres 100%
51
Figure 2 Occupancy Density of 1.5 without any flow control
Fixture Type Ave Daily Use Flow Rate l/m Times used/person % of Total
WC 112 litres 11 litre flush 6.8 22%
Bath 41 litres 180 litre bath 0.15 8%
Shower 315 litres 20 1.5 63%
Basin 35 litres 12 6 7%
TOTALS 503 Litres 100%
Figure 3 Occupancy Density of 2 without any flow control
Fixture Type Ave Daily Use Flow Rate l/m Times used/person % of Total
WC 150 litres 11 litre flush 6.8 22%
Bath 54 litres 180 litre bath 0.15 8%
Shower 420 litres 20 1.5 63%
Basin 46 litres 12 6 7%
TOTALS 670 Litres 100%
Figure 4 Occupancy Density of 1 water efficient pressure balanced shower
Fixture Type Ave Daily Use Flow Rate Savings % Litres/Room Saved
WC 75 litres 0 0
Bath 27 litres 0 0
Shower 126 litres 9 40% 84
Basin 11 litres 6 50% 12
TOTALS 239 litres 29% 96
Figure 5 Occupancy Density of 1.5 water efficient pressure balanced shower
Fixture Type Ave Daily Use Flow Rate Savings % Litres/Room Saved
WC 112 litres 0 0
Bath 41 litres 0 0
Shower 189 litres 9 40% 126
Basin 17 litres 6 50% 18
TOTALS 359 litres 29% 144
Figure 6 Occupancy Density of 2 water efficient pressure balanced showe
Fixture Type Ave Daily Use Flow Rate Savings % Litres/Room Saved
WC 150 litres 0 0
Bath 54 litres 0 0
Shower 252 litres 9 40% 168
Basin 22 litres 6 50% 24
TOTALS 478 litres 29% 192
52
HOW MUCH ENERGY IS SAVED?
Savings in Energy Calculations
A large percentage of the water shown above as saved is hot
water. Because water used in showers is warm water the hot water
component of the total flow rate can be calculated.
This can be calculated as follows:
The highest showering temperature for most people is 42 degrees.
But stored water must be at a minimum of 60 degrees C to prevent
the growth of bacteria such as legionella.
Assume an average cold water temperature of 15 degrees C.
Under these conditions the percentage of hot water required to
produce a shower at 42 degrees is 60%.
Therefore, 60% of the water saved in the shower is hot water.
The hot water saved at the basin is estimated to be only 20% as
some of the usage is cold water only.
The energy required to heat the hot water can now be calculated
by using the formula:
kW =
m3 x 1.28 x t

Where
kW = kilowatt of energy
m = quantity of water in cubic metres
1.28 = a constant factor
t = temperature difference between the hot and cold water
= efficiency of the hot water supply system
To calculate the actual energy required to heat hot water the
system efficiency must be considered.
A decentralised continuous electric storage system will have an
input to delivery point efficiency of about 85%.
A centralised storage system (the most common) that is indirectly
heated from a central plant can have an input to delivery point
efficiency of 45% or less.
In both cases the system efficiency allows for both standing and
circulating losses, plus the heating medium transfer losses.
These efficiency percentages are approximate and will depend on
the piping system design and type of insulation used.
EXAMPLE
Calculate the annual energy savings for a 250 room hotel with an
occupancy rate of 75% and an average room density of 1.5.
Calculations:
Before any flow control water consumption
Water consumption in rooms in cubic metres
= (503 x 250 x 365 x 0.75 )/1000
= 34,424 m
3
per year
53
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54
To calculate the hot water consumption this consumption is then
split into the shower usage and the basin usage as follows:
Shower usage = (315 x 250 x 365 x 0.75)/1000
= 21,558 m
3
per year
Basin usage = (35 x 250 x 365 x 0.75)/1000
= 2,395 m
3
per year
The remainder is the water used in the WC and bath
The percentage of water that is hot:
Shower 60% = 12,935 m
3
per year
Basin 20% = 479 m
3
per year
TOTAL hot water usage = 13,414 m
3
per year
The energy required to heat this hot water in a centralised,
indirect fired system that has a system efficiency of 45% is
calculated below:
kW = (13414 x 1.28 x 45)/ 0.45
= 1,716,992 kW per year
After the installation of an efficient pressure balanced shower
system
Water consumption in rooms in cubic metres
= (359 x 250 x 365 x 0.75 )/1000
= 24,569 m
3
per year
To calculate the hot water consumption this consumption is then
split into the shower usage and the basin usage as follows:
Shower usage = (189 x 250 x 365 x 0.75)/1000
= 12,935 m
3
per year
Basin usage = (17 x 250 x 365 x 0.75)/1000
= 1,163 m
3
per year
The remainder is the water used in the WC and bath
The percentage of water that is hot:
Shower 60% = 7,761 m
3
per year
Basin 20% = 233 m
3
per year
TOTAL hot water usage = 7,994 m
3
per year
The energy required to heat this hot water in a centralised, indirect
fired system that has a system efficiency of 45% is calculated below:
kW = (7994 x 1.28 x 45)/ 0.45
= 1,023,232 kW per year
A reduction in energy of 693,760 kW per year
SUMMARY
What is the best Shower system solution for a 9 l/m ow
rate?
Research has shown there are four main requirements for a shower
experience.
A pleasurable experience
Plentiful spray
Strong even pressure (water velocity)
Even and stable showering temperature
The first two items a pleasurable experience and plentiful spray
are dependent on the design of the shower head. This design
determines how the water is delivered to the body and if the
delivery method makes effective use of the available water quantity.
The diagram below is of a typical water saving shower head and
shows some of the deficiency in the current designs.
The main faults with this shower are,
A hollow centre to the spray pattern.
The spray is narrow and does not cover the body. This usually
means the user has to move around constantly in the shower to
keep warm and to rinse any soap from the body.
These problems have always been an issue for low flow shower
heads.
A recent design has solved these problems. A technology called
Twin Jet has been developed and patented. (see figure opposite)
This technology solves the problem of hollow centres in the
shower head and is designed so the spray covers the full width
of the body. The computer simulation diagram below shows how
this is achieved.
A strong even pressure and stable showering temperature are the
two items that conventional restricted shower heads cannot always
provide because a restrictor is fitted into the shower head or arm
to provide the 9 litre per minute flow rate. However, the best way
Figure 7 Water and Energy savings per year for a 250 room hotel, 75% occupancy Occupancy Density of 1.5
Utility Usage in Rooms No Flow Control Water efficient shower Savings % Saving Quantity
Water in rooms only 34,424 m3 24,569 m3 37% 9,855 m3
Hot Water Energy 1,716,992 kW 1,023,232 kW 40% 693,760 kW
55
to provide stable showering temperatures and pressures is to install
the flow control into the shower tap to provide pressure balance
between the hot and cold water supplies.
EFFICIENT PRESSURE BALANCED SHOWERS VS.
SHOWERS WITH RESTRICTORS
Showers with Restrictors tted into the arm or head of
the showers.
In the past many Hotels and serviced apartments have been
fitted with a restrictor or a restricted shower rose, by the building
developer. This has been done in an attempt to provide water
conservation or to meet the requirements of the local Supply
Authority.
Generally the guest is dissatisfied with the quality of the shower
so they will complain about these shower roses. The Hotel then
replaces them with an unrestricted shower rose.
The net result of this is the attempt at water conservation is
neutralised and the money spent on the restricting shower roses
has been wasted.
These showerheads will save water but there is an amenity cost to
the end user that can result in a negative attitude towards water
conservation in showers.
Phone: 02 9807 8592 or Fax: 02 9807 8594
for your local distributor
Water Efficient Technology from:
JEM Australia Pty. Ltd.
ACN 071 535 450
sales@jemaustralia.com
www.jemaustralia.com
Our water saving and pressure balancing
technology has been installed into more than
70,000 hotel rooms throughout Australia
and the Asia Pacific region.

These properties have maximised their

water saving but have not compromised guest
comfort and satisfaction.

The benefits JEM technology offers is not

achievable by fitting a shower head alone.
WELS Compliant Products Now Available
56
The main amenity costs when restricting shower roses are used are
as follows:
Not enough water.
Conventional restricted shower head A flow rate of 9 litres
per minute can appear to be insufficient when the design of
the shower head cannot deliver the water in an efficient manner.
This then results in guest complaints of not enough water and
poor shower pressure.
Solution - Twin Jet shower head A twin jet shower head
has been specifically designed to deliver a flow rate of 9 litres
per minute and will even operate at flow rates as low as 7.5 litres
per minute with a spray pattern that gives good coverage over
the body.
Uncomfortable shower.
Conventional restricted shower head - The velocity of the water
discharging from the showerhead is too high. The high velocity
gives the feeling of holes being drilled, by the water, into your
body. This high velocity can cause pain and general discomfort to
the user.
Solution - Twin Jet shower head - A twin jet shower head
produces a softer shower spray to provide a comfortable shower
with no narrow jets of water.
Dangerous shower. Everyone has experienced temperature
fluctuations in the shower when someone turns another tap on,
we call this thermal shock.
Conventional restricted shower head - when a restricted shower
rose is installed the thermal shock is increased dramatically. There
have been incidents where people have been scalded, or injured
jumping out of the way of a shower when the temperature has
suddenly changed.
Solution - Pressure Balanced Twin Jet shower head when
the shower flow rate is controlled by the in-tap pressure
balance the thermal shock is eliminated. The in-tap pressure
balancing system balances the hot and cold pressures
separately so that when they mix together in the pipe to the
shower head any changes in the hot or cold pressures are
absorbed by the individual hot or cold pressure balancing
valve. This results in a shower flow that is stable in temperature
and pressure.
CONCLUSION
The best solution for a hotel shower is the combination of a shower
with pressure balance and twin jet technology.
There are showering systems on the market that provide the
combination of these technologies that are 3 Star WELS rated
that can be retrofitted or can be provided buil t-in to new
shower taps.
57
58
59
(Somersby, NSW): BAC Australia, the countrys leading manufacturer
of evaporative cooling, thermal storage, and heat transfer
equipment, has had its sustainability credentials validated by
winning the 2012 Hunter Manufacturing Award for Environmental
Excellence.
With its national headquarters and manufacturing plant located
in Somersby, the award recognises the companys expanding,
sustainable commitment to environmental excellence over the last
12 months on the Central Coast.
This award comes on the heels of the company winning the Central
Coast Business Excellence Award in Sustainability in August. It
was also a finalist in the Central Coast Business Excellence Award
Manufacturer of the Year.
Along with acting locally to generate an impressive suite of waste
reduction, recycling and management activities, the company
launched its nationwide environmental management plan in May.
Titled visionblue, the plan has set the company on the path to being
carbon neutral by 2020.
According to Managing Director, Craig Johnson, the Hunter
Manufacturing Award recognises the efforts of BAC Australia staff
members who have been working hard to reduce the companys
environmental footprint.
We are delighted to have been recognised with this prestigious
award, particularly given that it recognises the contributions of
businesses on the Central Coast, of which we are a proud member,
he said.
Johnson said that while the company had been working hard
to offer environmentally sustainable solutions for its customers
for many years, placing greater focus on its own environmental
management has been an important step for a business that
considers itself a leader for the local community.
For some time we have been highlighting the environmental
performance of our products to our customers, however the truth
of the matter is that until recently we havent really been walking
the talk ourselves, Johnson said.
visionblue is our commitment to walk the talk, and the awards we
have won this year recognise our efforts so far, and provide great
motivation to continue into the future.
We have taken the approach that if we want to build a
sustainable business for the longer term, the communities in which
we operate need to benefit. Furthermore, we need to minimise
any negative impact on our environment and also educate our
customers and the wider industry about the most sustainable
approaches to heat rejection.
The visionblue plan is being implemented alongside state and local
government coordinated programs, including the Sustainability
Advantage Program.
Johnson added that the company had also benefitted greatly
from collaboration with Central Coast Manufacturing Connect, a
new organisation recently set up to act as an umbrella group for
the different organisations in the region that support the
manufacturing sector.
Whats good for the environment is also good for business, and
were pleased that our customers as well as our peers on the
Central Coast are recognising this, said Johnson.
For further information please contact: Craig Johnson, Managing
Director, phone 0419 517 550.
ADVERTORIAL
Local
manufacturer
awarded for its
environmental
leadership
60
GET OUT OF THE BACK ROOM
Keys to Developing and Growing
Your FM Career
MICHEL THERIAULT FMP, RPA, LEED AP
Success for you and your company are driven by results. Get
results by improving performance.
You can improve performance by implementing strategic
management practices in all aspects of your responsibilities.
Leverage the fundamentals you already know and implement
practical tools and techniques that maximize value and improve
results. Use these techniques to drive performance from yourself
and the staff, systems, suppliers and contractors you rely on to
deliver services and manage your facilities or buildings.
Strategy in Facility and Property Management
All too often, property and facility managers spend most of their
time managing day-to-day issues and focussing on tactical services
that their customers rely on.
Getting better results means carving out some time to think ahead,
develop ideas and sell both the ideas and the implementation to
senior management.
Start by looking at your organizations own strategy and goals. What
do you need to do to support them? What are you missing that
will help you achieve results? Do you have the right staffing, skill sets,
systems, internal support and information to get results?
While a Mission, Vision and Values is often seen as a head office
issue, it can serve a very important purpose if developed properly
from the ground up for your team instead of in a corporate board
room. Developing a Mission and Vision with your staff can foster
useful discussion, focus attention on what matters and guide
decisions.
61
Call Tracking
Understanding what is happening in your buildings or portfolios is
important. Tracking calls from occupants and categorizing them can
provide you with information you need to assess subcontractors,
identify trends that need to be corrected, support capital planning
and business cases.
While a formal call centre is ideal, for smaller portfolios or
buildings, a simplified system, which could be an excel spreadsheet,
can provide you with the data you need as you track all calls
and requests. This includes all sources, including your suppliers,
technicians, security staff, and calls you field yourself. In one example,
tracking the number and type of problems related to elevators -
which were often made to the security guard in the lobby - helped
support an elevator modernization project. A building with similar
elevator problems that was managed by a different Property
Manager wasnt tracking the problems and couldnt justify their own
elevator project, since they didnt have any information to back-up
their business case.
Be sure to track the data in a way that you can analyse and
turn into information you can make decisions with. Categorize
the calls and record the date in a format that can be sorted and
analysed.
Customer Satisfaction Surveys
Feedback is an important part of any efforts to improve results
and service. The best way is to ask your customers. Use several
techniques. While you may already visit your occupants and ask
them how satisfied they are with services, this is often only with
the tenant or occupant representative and misses information from
everyone else. As well, it isnt in a format you can use to compare
trends or analyse results.
Develop customer / occupant satisfaction processes and programs
that enable you to effectively measure results and act upon the
information to make improvements instead of simply
benchmarking satisfaction results. Dont just use an annual survey.
Implement a transaction survey to follow-up on their satisfaction
with specific issues they have called about and work performed on
a monthly basis.
Ask a modest number of questions and make sure you can act on
the questions. Try to track the location of the response, for instance
by building, floor, tenant or occupant. Keep the same questions each
time you do the survey to enable comparisons over time. If you ask
for comments, dont leave it open. Be specific and you are more
likely to get responses.
Enter the information into a spreadsheet or other system so
you can do comparisons and get information that you can use.
Different results for cleaning on different floors may be related to
the janitorial staff themselves, for instance, and are easily corrected.
Temperature problems with one tenant may indicate problems with
the system. Concerns about response time to issues may prompt
you to re-examine your process and improve it.
Performance Management
Performance management is often seen simply as measures in the
form of Key Performance Indicators (KPIs)
It can also be a launching board for developing a strategic
plan, which is an important way to set your direction and
identify what you need to implement or change to improve
your operations.
Getting and Using information for Decisions
Developing strategy and making decisions takes information, not
just data. Data is dimply a series of facts while information gives
meaning to the data and provides the knowledge necessary to
make decisions that improve results.
A good example is measuring performance. A performance
dashboard that shows results at a point in time is just data. A
twelve month trend graph of the same data provides information.
Also, dont focus as much attention on what is going well - focus
on the results that are outside of the norm. This takes less time
and gives you the best value. If you have call centre information,
filter out the so-called normal results and dig into the issues and
problems to find root causes and either correct problems or
adopt solutions. For instance, an unusually low number of
janitorial calls in one building or area may mean someone is
bypassing the system, not that there are few problems. Comparing
those results to Satisfaction Survey results, for instance, can reveal
the truth.
You can leverage existing systems and processes to get the
information you need or plan changes or new systems to give
you what you need. Often, corporate systems are not designed
to give you the information you need, so you must seek other
ways to get the information or implement your own facility/
property systems.
Getting Information
Improving results requires information and information takes data.
Getting the data is an important process and if you have systems
and processes that provide it, you need to leverage them. If you
dont have data, the best way to improve results is to implement
ways to get it. The most common ways to get data are:
Computerized Maintenance Management Systems
This not only enables you to schedule regular preventive
maintenance routines, it should also track failures and corrective
maintenance, whether identified by your staff, suppliers or customer
calls. By tracking work against equipment and where possible
identifying the resources, time and cost of the work, you can use
the information as part of your capital replacement programs and
future business cases, both for projects and resources.
It helps you make decisions on what equipment should be replaced
and contributes to the justification you need for funding. It also
helps support environmental and energy projects, a key area for
getting results.
An example is an organization that had their subcontracted
maintenance contractor on a work order system, but their in-house
staff activities were not. After adding the in-house staff to the same
system, they discovered patterns that allowed them to redirect
in-house staff to higher value work and reduce overall costs. Thats
an example of using a maintenance management system to provide
information that gets you results.
62
square foot as well as cost of delivering work order services,
maintenance, etc.
Have a formal process with your staff or suppliers, giving them a
chance to see the results on an ongoing basis and identify solutions
and changes that will have a positive impact. Sometimes they are
beyond their control, but if they identify them, you can take action
and improve results.
By looking strategically at what you do and trying to improve
results using performance based approaches, you will not only
make it easier to make decisions and manage your operations,
you will get results that get attention and not only support your
corporations goals, they will increase your value to the
organization.
Michel Theriault is Principal with Strategic Advisor, specialising
in facility management consulting and training.
For more information, contact him at michel@strategicadvisor.ca
or visit his web site at www.strategicadvisor.ca or his blog at
www.thebuiltenvironment.ca
There is much more to it, however, and by using the techniques as
part of a larger process instead of simply a way of measuring and
penalizing poor performance, you can get better results from your
staff and suppliers.
First, the very nature of measurements looks backwards at past
results, not forward. Expand it out by using historical and trending
techniques with the data and create information you can use to
manage performance going forward by preventing problems before
they result in failed service.
While measuring key results (i..e KPIs) are important, you should
also look at the underlying processes that create those results and
measure them as well. Use the data to develop information that you
use constructively with your staff or suppliers to analyse and solve
problems rather than waiting for failure.
Include costing information in your performance measurements.
In corporate facilities, this would include cost per square foot,
real estate cost per FTE, cost per Move/Add/Change, etc. For
commercial property management, this also includes cost per
63
64
12% Chromium
Utility Stainless Steels
Background
Almost all of the stainless steels in use
have 16% chromium or more and have
nickel or other additions to make them
austenitic and hence formable, tough and
readily weldable. However, the formal
definition of a stainless steel is that it is an
iron- and carbon-based alloy with more
than 10.5% chromium. Historically, the
corrosion mitigation industry regarded
alloys with more than 12% chromium as
stainless steels mainly because those alloys
did not corrode in mild environments.
Because of the perceived problem of high
initial price when using stainless steels,
alloys that are barely stainless (and with
low nickel to boot) are more competitive
with painted or galvanised carbon steel than
higher alloys.
How were these grades developed?
More than 30 years ago, developments
from the 409 grade (used for car exhausts)
led to a weldable ferritic that was tough
to sub-zero temperatures. Two versions
were developed: a stabilised grade for
corrosive environments and an
unstabilised grade that matched
international standards. One issue was that
the titanium used for stabilisation was hard
on the refractories and caused the surface
finish of flat product to be less appealing.
However, when end users moved to
unstabilised versions, corrosion problems
arose in some applications. Research lead to
further alloy development and proprietary
grades with outstanding resistance to weld
sensitisation.
What is different about these materials?
They are ferritic (and attracted to a
magnet), and can be bent, formed, cut
and electric process welded like carbon
steels.
The balance of their metallurgy limits
grain growth when heated. So, unlike the
ferritics used for cladding, thick sections
can be welded without excessive grain
growth and embrittlement.
After welding, they have a duplex ferritic-
martensitic microstructure that does not
usually require heat treatment.
As ferritics, their thermal expansion is low
(actually less than carbon steel) which
reduces distortion risk during welding or
furnace operations.
They have good scaling resistance in air
to ~600C and reasonable strength at
that temperature compared with more
expensive austenitics with a scaling limit
of ~800C in air.
Like duplex alloys, they do not suffer
from chloride stress corrosion cracking.
Like duplex alloys, they do not suffer from
chloride stress corrosion cracking.
They provide excellent and economic
resistance in corrosive wear applications
compared to hardenable carbon steels,
surface-treated materials of higher alloys.
However, there are a few cautions:
Low chromium, low nitrogen and no
molybdenum means thay have low
corrosion resistance (PRE~11). They
will pit in marine environments and in
less severe conditions they cannot be
used if aesthetic appearance is critical.
Painting is a useful option in aggressive
environments.
Neither cold work nor heat treatment
will increase their strength, although
they are slightly stronger than 300 series
stainless steels. Because they do not cold
work, they should be less susceptible to
galling then austenitic stainless steels.
While it is nothing to do with the
material, supply is mostly limited to sheet
or plate, i.e. bar, hot-formed sections,
hollow sections and wire are generally
unavailable.
What are the alloys?
There is a plethora of proprietary and
standardised grades with between 10.5%
and 12% chromium. The Ferritic Solution
This article appeared in the Australian Stainless Magazine
published by the Australian Stainless Steel Development
Association.
65
Table 1
Zinc Aluminium Cr12 [ratio to
zinc]
Corrosivity (mild steel
corrosion rate)
15 80 315 [21] Medium (33m/yr)
7 60 200 [28] Low (24m/yr)
Years of life with mild steel = 1 year
Welding of Cr12 Stainless Steels
AS/NZS 1554.6 deals with welding of structural stainless steels and
compacts all three branches of the 12Cr grades under 1.4003 for
selection of consumables. The recommendation is to use a 309L
consumable although 18-8Mn (Note 8) is also prequalified. Heat input
should be between 0.5 and 1.5kJ/mm and the interpass temperature
should not exceed 150C.
As with all stainless steels, contamination by carbon steels must be
avoided and any heat tint should be removed prior to exposure to
corrosive service. While owners using Cr12 alloys for corrosive abrasion
service regard the in-service removal of heat-tint surface layers as
sufficient, this is only true if sufficient material is removed to expose the
virgin stainless steel before the first rest period with corrodents on the
surface could promote pitting.
Applications for 12Cr Stainless Steels
Applications include piggeries, rail cars, road transport, sugar and
mineral industry (especially with corrosive wear), effluent tanks, under
pans for conveyors, ducting (including furnaces), BBQ plate, electrical
meter boxes, floor plates, gravel screens, railway overhead support
towers, etc.
Acknowledgements
This paper has been prepared with support from ASSDA colleagues
and especially Acerinox, Atlas Steels and Sandvik. Their assistance is
gratefully acknowledged.
Reprinted with permission of Australian Stainess magazine as published by
the Australian Stainless Steel Development Association
booklet available from the ISSF [www.euro-inox.org/pdf/map/
The_ferritic_solution_EN.pdf ] lists about a dozen. In Australia, the
major proprietary grades are 3Cr12 and 5Cr12 where the 3 and
5 are labels, not compositions, and may include additional letters
for other grades in the family. However, these labels cover three
different material design decisions and only those in (A) below are
standardised:
A. Low chromium, no molybdenum and low nickel, carbon and
nitrogen. These are covered by S40977/1.4003 in ASTM A240/
EN10088.2 respectively or S41003 in ASTM A240.
B. As above, but with stabilising titanium or titanium plus niobium.
There are several rules for titanium content but 4 (C+N) with
a limit of 0.6 is used. The Ti/Nb will lock up C and N and reduce
the risk of sensitisation, i.e. it limits corrosion associated with
welds.
C. As above, but with lower carbon and nitrogen limits and specific
controls on ferrite and austenite stabilising elements. This gives
immunity to sensitisation in corrosive environments where there
is a risk of fatigue.
How were these grades developed?
The cost of steel that has been galvanised is currently up to 30%
less than the cost of a 12Cr utility stainless steel when transport,
pickling and other costs are included. When added to the cost
of better trained (and hence more expensive) staff required for
fabricating stainless steel, it is apparent that on a prime cost basis,
even this basic stainless steel will not be cost competitive. However,
on a LCC basis, the 12Cr grades have a significant advantage
primarily because of durability.
Table 1 shows the relative lifetime of zinc (as a proxy for galvanising)
and aluminium vs a 12Cr stainless steel in a medium and low
corrosivity environment where the atmospheric corrosion rates for
carbon steel are listed averaged over a 20-year exposure. It is clear
that the life cycle cost of the 12Cr stainless steel is much better
than either of the alternatives listed.
66
M
ost hotels and motels are at high risk for a rapid pest
infestation, particularly during the hot humid summer
months.
Keeping them at bay can be expensive and ineffective without full
cooperation from the property manager.
According to Glenn DuBois of Australian Pest Controllers
Association, the usual periodic use of insecticides must work in
conjunction with non-chemical controls managed by the property
owner / manager.
In addition, there are new pest control products on the market
that give far superior safety and effective control of insect pests
commonly associated with the hospitality industry.
In this article, we examine three prime pests that regularly infest
hotel and motel premises, namely, bed bugs, ants and cockroaches,
and what the property manager can do to help ensure such pests
are effectively controlled.
Bed Bugs
Bed Bugs are blood-suckers and are commonly found in motels,
hostels or boarding houses where itinerant travellers stay overnight.
Bed bugs are transported with luggage, clothing and other articles,
but not on the person. It is not practicable to know if boarding
guests are bed bug carriers. Bed Bugs do bite, at night, often
evidenced by dots of blood in a line on bed linen.
Non Chemical Pest Control procedures include the regular
inspection of the entire bedroom, particularly bed linen and other
areas where luggage and clothing are stored, for signs of bed bugs.
These areas should be thoroughly vacuumed on a regular basis
paying particular attention to underside of mattress and nooks and
crannies in these areas.
Look for dots of blood in a line on bed linen. The blood has a sickly
sweet odour. Also look for dried blood deposits around cracks in
the bed, bed-head, flooring, bedside furniture and mattress.
Bed bugs feed for 3 to 5 minutes at night, in the early morning
hours, before returning to their harbourage area, usually located
within a few metres from their feeding area. Bed bugs can survive
for long periods without a blood meal.
High standards of hygiene and sanitation will certainly help as an on-
going preventive measure.
All clothing, bed linen, curtains, fabrics and the like must be
laundered prior to insecticidal treatment. Seal gaps in furniture, floor
boards and cracks in wallpaper and other such areas where bed
bugs can hide during the day light hours
We recommend to use a professional pest controller for periodic
insecticidal treatment in any commercial lodgings situation where
bed bug infestations are likely to be a problem..
Do NOT attempt do-it-yourself pest control using a surface spray
on bed-linen or mattress. Such a use could be a DANGER to the
health and safety of the occupants and will most likely result in
ongoing infestation.
A new product recently released by Bayer, namely Temprid
insecticide spray is highly recommended to be used against bed
bugs. Where a spray cannot be used say near electricals we
recommend Permethrin dust be used.
In addition, it may be essential for the entire room to be treated
using pyrethrum insecticide dispensed through a fogging or misting
machine, in order to flush the bed bugs out of their hiding areas and
into contact with the Permethrin dust or Temprid surface spray.
The cost of professional pest control for bed bugs using the
recommended low hazard insecticides, will depend upon several
SUMMER
Time to Focus on
Problem Pests
BY GLENN DUBOIS MCom(UNSW) | Secretary Of Australian Pest Controllers Association Inc.
67
68
factors, including the size of the property, the extent of infestation
and ease of access to treatment areas.
Bed bug control requires extensive time, effort and expertise to
solve a severe infestation. Service warranties may vary depending
upon the circumstances and risk of reinfestation.
Ants
Ants often infest kitchens, pantries and dining areas in large
numbers. Until recently, ants were by far the most difficult of all pest
control problems to solve in a timely and cost effective manner. The
latest generation ant control products are non-repellent to the ants
and to focus on achieving a transfer effect, that is, the ants come into
contact with the surface spray and transfer the chemical back to the
colony nest. The chemical has a delayed effect and is highly effective
at entire colony eradication.
Ants live in permanent colony nests located in a variety of habitats,
in the soil, in timber, under pavers, in wall cavities and roof void
spaces of buildings.
Correct identification of the particular pest species of ant is vital
to implementing a control program. You need to know their likely
nesting location and the type of food they prefer. Some species
nest in the ground, others are more likely find a home in your roof
void or wall cavity. Some ants prefer sugary foods whilst others
are predominately meat eaters. The problem ants for kitchens and
commercial premises are usually the sugar feeding variety.
Non-Chemical Pest Control Procedures include regular inspection
of premises for signs of an ant infestation. Try to locate their
nesting site which sometimes is easier said than done. They follow
pheromone trails back to their nest. Where practicable, minimise
food and water source for the ants. Food supplies to be stored
in sealed containers. Food and other edible waste products to be
stored where ants and other pests cannot gain access.
Chemical Pest Control make sure the pest controllers uses the
latest generation of ant baits is that have a delayed lethal transfer
effect.
Ant baits are applied to high activity areas. Foraging ants collect and
carry the appetising food bait back to feed the other ants in the
colony nest. The ant baits are designed to be very palatable to the
ants but takes several days before the lethal effect kicks in. Enough
time to be transferred back to the colony nest to be fed to other
ants. With sufficient dosage the entire colony is eradicated in matter
of days.
If applied in sheltered locations, the new generation ants baits and
sprays, should last the majority of the extended summer period. You
would be unlikely to need any follow up procedures. So its probably
cheaper in the long run to use the more expensive but highly
effective ant control products.
Cockroaches
Everybody hates cockroaches due to their unsanitary environment.
They eat rancid meats and almost anything organic.
Several species are problematic in Australia. It is the smaller light
brown German cockroach that can rapidly infest kitchens and other
food handling premises. The female German cockroach carries an
egg sac of about 40 eggs which can hatch and reach maturity
within one month. A very rapid breeding cycle.
Generally cockroaches are nocturnal. Preferring to come out in the
quite dead of night when no one is around. If you see them during
the day you have a large infestation.
Non-chemical procedures include regular inspection of premises
for signs of cockroaches. Their faeces look like small black dots often
confused for tea leaves. Particularly inspect incoming goods for live
cockroaches, cockroach eggs and faeces. If you spot some contact
the supplier to advise them of the problem. Where practicable,
minimise food and water source for the cockroaches. Food supplies
to be stored in air tight sealed containers. Food and other edible
waste products to be stored where cockroaches and other pests
cannot gain access.
Seal all cracks and crevices in the premises where cockroaches may
congregate. They even like to hideout under picture frames.
Minimise cockroach harbourage areas. Where practicable, store all
containers and articles, particularly cardboard boxes off the ground
as otherwise,
Chemical controls Make sure any pesticides used by professional
pest controllers are the latest generation of cockroach baits that
have a delayed lethal transfer effect.
Cockroach baits are applied to areas in the kitchen away from
regular human contact. The foraging cockroaches eat the bait and
carry it back to feed to the other cockroaches in the nest. With
sufficient dosage the entire nest of cockroaches are eradicated in
matter of days. Regular insecticidal treatment is required
A WORD OF WARNING: There are many of the older style
insecticides for pest control on the market that are far cheaper but
will not give such certainty of total elimination of the infestation.
Make sure you ask the pest controller if they use these leading new
generation products. They are safer and much more effective.
For further information go to PestControl.org.au or contact
Glenn DuBois at Australian Pest Controllers Association Inc. Phone
1300 660 200
factors, including the size of the property, the extent of infestation
69
70
71
There is continuous
pressure to go green.
Sometimes it may be
subtle such as using
biodegradable coffee
cups, but there are a
lot more accepted
green initiatives such
as, it being almost
commonplace to take
your own reusable bag
when shopping.
Going
green
BY JOHN TAYLOR
T
he hospitality industry has been a trailblazer in the green
initiative particularly with the guest determining the
frequency of laundering linen goods and more emphasis will
be placed on housekeeping to use green initiatives by guests and
property owners and managers. A lot of cleaning products you are
currently using can be classified as green but you probably dont
even realise it. But firstly a short description of green cleaning
courtesy of Wikipedia green cleaning refers to using cleaning
methods and products with environmentally friendly ingredients
designed to preserve human health and environmental quality.
Environmentally friendly includes products made from recycled and
waste materials and renewable resources. Another consideration
is the amount of waste material generated by the cleaning process.
This can include dirty water such as the cocktail of chemicals and
waste that are generated when cleaning and disposable cloths
and paper products and the energy required to carry out the tasks
e.g. lights and power.
There are a number of environmental goods and services certifying
authorities with GECA (Good Environmental Choice Australia)
one of the most recognised. They have stringent testing guidelines
to ensure their certified products are worthy of carrying their
logo. Look at the products you are currently using and if you see
the GECA logo you know it is environmentally friendly and as the
GECA logo becomes more widely recognised your guests will
appreciate your environmental initiatives.
An example of a GECA certified range of bathroom paper
products is one where clean office waste paper is processed
with the pins and staples thankfully being removed and sent to
scrap metal merchants, the ink being reprocessed into products
such as fertiliser and the paper being sanitised and pulped and
made into toilet tissue, hand towel and facial tissues. Some paper
72
73
well as being a safety issue for the operator. Purified water is
used to wash the windows by extension poles and soft brushes.
The extension poles are made of super light yet very strong
materials like carbon fibre and can be up to 18m long. Solar panels
dramatically loose their efficiency unless cleaned on a regular basis
and pure water cleaning is ideal.
There are a number of chemical free methods available for cleaning
polished stone floors. Diamond and ceramic infused pads can
be used to eliminate the need for floor polish. Floor polish needs
to be replaced regularly by stripping and resealing which generates
a lot of waste chemical. The gloss level from polish is greater than
maintaining with infused pads but there is a lot more energy and
chemicals required to get this possibly unnecessary extra gloss.
The use of large area vacuum cleaners to clean areas such
as ballrooms and meeting rooms not only reduces the amount of
power and time required to vacuum with small machines but saves
the power required to light the area. Battery powered machines are
quieter than electric machines and can be used without disturbing
guests or when cleans are required between conference sessions
and they use less power to charge than electric machines.
manufacturers are using bamboo and sugarcane waste while
others are using a combination of virgin plantation timber and
recycled paper.
Plastic garbage bags may not be seen as a green
product but there are not too many cost effective alternatives.
Black garbage bags are predominately made from recycled
material. It is common practice in plastic bag factories to
remanufacture the waste from clear and coloured plastic into
black garbage bags.
There are masses of green cleaning chemicals on the
market. Most manufacturers have a green range made from a
variety of base materials including sugar cane waste, citrus by-
products, cotton waste and a range of enzymes. Not only are
the majority of products safer for the environment but also for
the user especially considering they are using them all day long.
There are an increasing number of people, particularly children,
which have allergic reactions to traditional cleaning products. A
marketing tool could be that only natural chemicals are used
to clean rooms. The products are as effective as or better
than traditional chemicals and the costs are becoming on par.
Microfibre has been one of the greatest revolutions in the
cleaning industry in the last decade. Microfibre cloths with
sanitising attributes and blocks of microfibre that only need
water to activate are common. Mopping systems that require
little or no chemical to work and minimal amounts of water
and virtually no dirty water to dispose of are being widely
used. Microfibre products are available in the standard colours
of red, blue, green and yellow so it is easy to establish a colour
coding system.
Steam cleaning has great green attributes. The steam
cleaning machines use as little as 5ltrs of water per hour and
for most jobs, no chemicals. There is minimal waste water to
be disposed and steam can be very effective for removing
build up and residue normally requiring strong chemicals. It
has great sanitising attributes and is well known as an effective
method to kill bed bugs.
Vacuum cleaners are a necessary tool in housekeeping.
There are low energy vacuum cleaners on the market that
claim that the cost of the machine can be saved over the life
of the vacuum cleaner by the energy savings. Other machines
have extremely good filtration that stop dust spreading into
the air and causing additional resources to be used to clean
the dust. Good quality vacuum cleaners remove sand and grit
from the carpets which extends the carpets life which means
less waste from dumped carpet. Regular shampooing also
extends the carpets life and makes vacuuming easier which
means less power is required to clean the carpet. Disposable
dust bags, even though they have to be dumped, offer greater
filtration which extends the life of the vacuum motor so it
does not have to work as hard and use excess power and
returns cleaner air to the room reducing the airborne dust.
Exterior window cleaning with pure water has reduced
the need for cleaning chemicals and squeegee rubbers as
There are a
number of chemical
free methods
available for cleaning
polished stone
oors. Diamond
and ceramic infused
pads can be used
to eliminate the
need for oor
polish.
74 74
Permanent
Pothole Solutions
Permanent Pothole
Solutions has expanded its
offering to include Buckets
Permanent Pothole
Solutions has been
providing its Asphalt
in a bag permanent
cold patch in 20 kg bags to local councils,
roadtek depots and mines throughout
Queensland for over 2 1/2 years, we now
hold stock in NSW, VIC ACT and QLD.
We have now expanded our offering
to include:
Asphalt in a bag
20 kg bags in Mix 7, Mix 10 and Mix 14
Asphalt in a bag
1 Tonne bulker bags in Mix 10
Asphalt in a bag 20 kg buckets in Mix 10
Asphalt in a bag are not designed to
replace traditional hot mix for road building
purposes, but to provide a quick and reliable
means of effecting permanent repairs, says
Jackie based in South East Queensland.
The mixture works so well that many of
the Asphalt contractors and local councils
now use it for repairs and maintenance all
around the country.
Manufactured from selective aggregates,
bitumen and polymers our mixture is
designed to suit the harshest of weather
conditions. With an indefinite shelf life in its
bagged/bucket form. The ready-mix is ideal
for maintaining paths, driveways and roads
Our products expand and contract with
the surface and will bond to concrete, steel,
asphalt and even wood, explains Jackie.
Install in 3 easy steps. Requires no mixing
or additives. Ready to use straight out of
the bucket or bag. Simply tip into hole,
pat down with a shovel and drive over
immediately providing minimal disruption
to traffic.
For more information, consult
the website at
www.permanentpotholesolutions.
com.au or give Jackie a call on
1300 789 967 for price
and availability.
New Product
Release:
WAVE 75
Maytronics Australia
(www.maytronics.com.au) is pleased
to announce the launch of its newest
commercial cleaner the WAVE 75.
This rugged addition to the commercial
family compliments the existing range and
provides an entry level commercial cleaner
for the smaller commercial pool market
including swim schools, smaller hotel pools
and unit block pools.
The Wave 75 is a fantastic addition to our
family of cleaners, it really supports those
smaller commercial pools that still need the
heavy duty aspect of commercial cleaning
but dont quite have the budgets to buy
the larger commercial range products like
the ProX or ProExpert, said Cameron
McKinlay, Commercial Manager for
Maytronics Australia.
Maytronics operates throughout Australia
and the world and is regarded as the leader
in Robotic Pool Cleaner technology. We
are 100% focused on providing outstanding
service, support and the right solutions
for customers in the robotic pool cleaner
segment, said Dan Kwaczynski, Managing
Director of Maytronics Australia. Maytronics
has service facilities in all major centres and
local dealers that will support the roll-out
of the Wave 75 across the market.
The Wave 75 specification:
24 m cable
2,3,4 hour cycle
2 year warranty
Swivel YES
Fine Filtering YES
Combined or Wonder
brush options
Remote control YES
Caddy YES
PRODUCT
NEWS
For more information,
Maytronics can be contacted on
1300 MYDOLPHIN or
www.maytronics.com.au
75
Saturn
OneTouch
Perfectly
suited to any
Hotel room
refurbishment
Exceptional guest experience, repeat
business and brand loyalty, drive and dictate
a hotel business profitability.
Hotel refurbishments are essential in
order to maintain star ratings, brand
reputation and market share, while offering
a premium level of fit out for the guest in
an environment which is comfortable and
aesthetically pleasing.
Clipsal by Schneider Electric can advise and
supply the complete electrical solution to
create a superior guest experience, while
reducing your maintenance and operational
costs. Our integrated electrical solutions
include:
Integrated lighting control systems (C-Bus
and DALIcontrol)
Emergency lighting and monitoring
systems
Data and MATV systems
Climate control systems
Metering and monitoring systems
Building management and security
systems
Power conditioning and circuit protection.
As well as the above
systems and solutions,
Clipsal by Schneider
Electric can provide the
most comprehensive
range of stylish power
outlets and switches.
Beautifully crafted
and architectural by
design, Clipsals power
outlets and switches
are available in many different styles, colours
and configurations.
Saturn OneTouch, Clipsals latest electronic
switch and dimmer, offers a touch of style
above all others. This product is perfectly
suited to any hotel room refurbishment,
and is compatible with standard electrical
wiring. From accommodation suites through
to corridors, foyers, reception, restaurants,
function rooms, pools, day spas, car parks
and back of house, Clipsals extensive
hotel solutions can assist to meet your
refurbishment objectives and provide a
superior guest experience.
For more information about
Clipsals Hotel Solutions visit
promo.clipsal.com and enter
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TECO Australia
introduces
Bar Fridges
to its range
Following its successes in supplying
Split System and Window Wall Air
Conditioners, and LED/LCD TVs to Mining
Camp Accommodation and Common
Area Portable Building Units, Student
Accommodation areas and Hotel/Motel
Rooms, TECO have introduced a range of
Bar Fridges specifically designed to cater for
the hospitality industry.
Engineered to Perform with Super Quiet
operation, Stylish Design, Internal Light,
Glass Shelving and handy Drink Can
Dispenser in the 117Ltr Freestanding or
Under Bench Bar Fridge is suitable for
medium to large rooms, and to cater for
Student Accommodation and smaller Hotel/
Motel Rooms, that require a small fridge
for guest convenience, TECO have also
introduced a 50Ltr Bench Top Bar Fridge.
To complement this range, TECO Australia
will introduce over the coming months,
Vertical Freezers, Chest Freezers and Frost
free Refrigerators with Multi Flow Control
ranging from 215Ltr to 410Ltr.
For more information visit
www.teco.com.au
76
Are you looking for new or replacement appliances,
lounges and sofa beds (custom made in Australia),
bedding, furniture packs, case goods or flooring products
(including custom designed woven carpets)? Is your
property in need of a refurbishment (full or partial)?
From Interior Design to Refurbishment including Project
Management, Surjio Ceanee can offer a complete
solution tailored to suit your operation. We also have a
Procurement division for the supply of white goods, TVs
and other operational items. For the ultimate in service
and quality contact 1800 SURJIO (787 546) or
info@surjioceanee.com and
Be Impressed.
Be I mpressed
INDEPENDENT MONITORING CONSULTANTS
Head Ofce 2325 Daking Street North Parramatta NSW 2151
1300 131 405 (02) 9890 5067 sales@imc1.net
New South Wales Ian Hartup 0411 109 353
Queensland Brisbane Ms Yih Pien (Ping) Chang 0412 116 114
Cairns Keith Friedrichsen 0408 368 921
South Australia Roz White 0431 503 195
Victoria Tony Cairnscross 0412 117 114
INDOOR AIR QUALITY
The World Health Organisation (WHO) estimates that more than 50 percent of all commercial buildings
have signicant Indoor Air Quality problems, a gure that most people are oblivious to.