Comparing
maintenance costs for any two floor coverings can be difficult. Before
attempting to establish a maintenance plan, the type of appearance level desired
must be determined. A maintenance plan that exhibits pride in a facility and
reduces health concerns will certainly be more costly than a neglectful
maintenance plan that is designed to remove accumulated soil. Studies indicate
the accumulation of biological contamination and allergens can be directly
related to a neglectful maintenance plan.
According to most
professional floor care experts, the cost of maintaining a superior appearance
level on a hard surface floor covering averages 4 - 5 times higher than with
carpeted surfaces. In most cases, there will be no difference in the level of
biological contamination between either of the floor coverings as a result of
environmental influences. However, the improper disinfection of cotton mops
(cotton is a food source for some biologicals), failure to regularly replenish
cleaning solutions, and the lack of an effective "extraction" cleaning method
for hard surfaces can lead to elevated biological levels. For a complete
description of suggested maintenance guidelines contact the CRI for a
complimentary copy of "Floor Covering Maintenance for
School Facilities".
Additionally, a neglectful maintenance program will diminish the
life expectancy of any flooring system. Lowering life expectancy by reducing
maintenance costs can increase the life cycle costs of any flooring system.
Following is a realistic estimate of expected life cycle costs and a summary of
expected maintenance costs provide by several independent maintenance
associations. These costs should accurately reflect anticipated maintenance
costs.
Fig 11. - In establishing a maintenance plan,
the first decision that must be made is the appearance level desired and more
importantly, the level of health impact on the occupants. Many people feel hard
surface floor coverings are easier to neglect, yet health impact is rarely
examined. When cleaning for health is the primary goal of housekeeping, the
maintenance effort required for hard surface floor covering greatly exceeds the
requirements for carpeted surfaces.
Anticipated Life-Cycle Costs
22 Years
Carpet vs. VCT
Per 1000 Square Feet
Figure 12
CARPET
VCT
Installed Materials
(Initial Installation)
$ 1.49 sq. ft.
$ 2. 59
Installed Materials
(at 11 years)
$ 1.49 sq. ft.
$ 0
Installed Materials
(at 22 years)
$ 1.49 sq. ft.
$ 2.59 sq. Ft.
Removal Costs - 11 years
$ 330.00
per 1000 sq. ft.
$ 0
Removal Cost - 22 years
(Per 1000 sq. ft.)
$ 330.00
per 1000 sq. ft.
$ 840.00
per 1000 sq. ft.
Subtotal 1000 square feet
Installation & removal
22 years
$ 5,130.00
$ 6,020.00
Cleaning and Maintenance
(per 1000 sq.
ft. per year x 22 years)
$ 11,286
$ 22,220
TOTAL LIFE CYCLE COST OVER 22 YEARS
(per 1000 sq. ft.)
$ 16,416
$ 28,240
School Flooring Maintenance Costs
Figure 13
Based on 36 - Week
Schedule -- Labor Rate $ 8.50/hr.
Carpet
Minutes/
1000 Sq. Ft.
Annual Frequency
(Days)
Total Min/
1000 Sq. Ft.
Cost Per Sq. Ft.
($/Sq. Ft.)
Vacuuming
16
180
2,880
$0.408
Spot Removal
4
90
360
$0.051
Periodic Cleaning
75
3
225
$0.0318
Intensive Cleaning
75
1
75
$0.010
Chemical Costs
$0.012
TOTAL
3540
$0.51
Based on 36 -
Week Schedule -- Labor Rate $8.50/hr
VCT
Minutes/
1000 Sq. Ft.
Annual Frequency
(Days)
Total Min./
1000 Sq. ft.
Cost Per Sq. Ft.
($/Sq. Ft.)
Dust Mopping
9
180
1,620
$0.23
Wet Mopping
24
72
1,728
$0.245
Spray Burnishing
15
72
1,080
$0.153
Scrub Cleaning
6
4
24
$0.003
Strip/Finish
76
2
152
$0.022
Chemical Costs
$0.036
TOTAL
4,604
$0.689
Based on ISSA
(International Sanitary Supply Association) cleaning rates.
Comparative Studies
Figure
14
CARPAX STUDY1
BOMA STUDY2
Total Minute
Per 1000 Sq. Ft.
Cost/Sq. Ft.
Per Year3
Total Minutes
Per 1000 Sq. Ft.
Cost/Sq. Ft.
Per Year3
Carpet
3,500
$ 0.513
2,800
$ 0.394
Vinyl
4,604
$ 0.680
7,100
$ 1.001
1 - CARPAX study based on cleaning rates
and
frequencies.
2 - BOMA (Building Office Managers
Association) data
based on 1990 study of cleaning
floor surfaces.
3 - Based on $8.50 pr hour labor.
The Carpet and Rug Institute advocates
the use of ISSA data based on time management data and estimated
frequencies. However, the BOMA study, based on actual maintenance
costs, suggests that actual cost for maintaining VCT may exceed ISSA
estimates.
General Comments - Cleaning Rates and
Maintenance Costs
Below is a comparison of the CARPAX projection for schools, the Building Owners
and Managers Association (BOMA) experience in office building cleaning
operations in North America (1990), and a recent (1995) study of commercial
floorcovering cleaning charges by Cleaning Management Magazine (December 1995
Vol. 32, Number 12, ppg 1-8).
Cleaning Rates and
Cost Data
Comparative Studies
Figure 15
Carpax Study
BOMA Survey
1995 Cleaning Management Study
Total Minutes
per 1000 sq. ft.
Costs/sq. ft.
per year*
Total Minutes
per 1000 sq. ft.
Costs/sq. ft.
per year*
Costs/sq. ft.
per year**
Carpet
3,540
$ 0.513
2,800
$ 0.394
$ 0.512
VCT
4,604
$ 0.680
7,104
$ 1.001
$ 1.416
* Based on a labor rate of $ 8.50 per
hour
** Based on four (4) facility-wide carpet
cleanings per year
The Carpet Buyers Handbook has elected to use in this report the CARPAX cleaning
frequency and cleaning production rates based on ISSA cleaning rates and
frequencies. The ISSA provides accurate, unbiased information to the cleaning
industry as a whole. However, the BOMA survey data and the Cleaning Management
Study suggest that actual costs for maintaining VCT floors may exceed the
estimates presented in the CARPAX study.
In summary, all floor covering types emit volatile organic compounds. If VOC
emissions and resulting health implications are a concern, select products that
have been tested and identified as being low emitters. Consider also the impact
of chemicals required for maintenance of these floor covering products.
Initiate a maintenance program that is designed to provide a healthy atmosphere
for its occupants and displays pride in the facility.
1. Mølhave, 1990;
Hudnel et al., 1990, 1992, 1993; Otto et al., 1990, 1992, 1993
2. "Effects of New
Carpet Emissions on Indoor Air Quality and Human Health", (date),Dr.Allan Hedge,
Ph.D, Cornell University
3. Colligan and
Murphy, 1982; Olkinuora, 1984; Boxer, 1985, 1990
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