As a building owner or manager you realize the need for
a building to operate at peak efficiency to meet the needs
of your employees or tenants. Not only must you be concerned
with the aspects of complete building occupancy and the
maintenance of the equipment and structure of the building
you are also expected to keep the building at a high appearance
level at all times.
How many hats can you wear and wear well? You are expected
to be the rental agent, landlord, diplomat, repairman,
decorator, exterminator, groundskeeper, janitor, trash
Are you an expert in all of these fields? Is anyone?
You wouldn't think twice about hiring outside firms to
maintain the physical plant and for structural repairs.
Why? Because they are the experts.
Building service contractors are experts. They are the
professionals with the proper tools and equipment needed
to do the job well. They have well trained personnel and
Contract For Building Services?
As a building owner or manager you have two possible alternatives
when considering the cleaning of your building you can
hire your own cleaning staff or contract for those services.
In choosing between these alternatives, consider the time
element involved. Does building maintenance merit your
time and thought or is your time better spent on the many
other matters that require your attention?
Cleaning represents one-fourth to one-third or
more of the operating cost of an office building and is
a highly specialized field, best performed by professionals
able to get the job done as efficiently and economically
as modern technology will allow. Cleaning should be set
apart from your more profitable and professional operations.
and Increase Cost Effectiveness
When you, as a building owner or manager, contract for
cleaning services, you should consider two basics the
elimination of problems and cost effectiveness. A good
building service contracting firm has trained personnel
to handle emergencies as well as daily services. A qualified
contractor can work with you to provide the highest level
of service in the most cost effective manner. A good contractor
can help you optimize your building services within your
Today's successful building service contracting firm is
an organization of professionals business persons with
knowledge, skill, and experience in the building service
They are professionals who are skilled in recruiting,
training, and developing service personnel. They relieve
you, the facility owner or manager, of the people problems
associated with employing your own building service personnel.
Building owners and managers who carefully evaluate their
service quality and budgets will most likely find that
contacting for building services will eliminate most problems
associated with in-house operations, provide cost controls,
and render optimum service value.
The purchase of supplies and equipment can also result
in hidden costs. First, there is a need to have an adequate
inventory of supplies on hand and the cost of storage
space for these is a frequently overlooked item. Additionally,
both supplies and equipment must be stored under the proper
conditions. Secondly, the per-unit cost of supplies and
equipment is often much higher when small purchases are
made than it is for large volume purchases. Many buildings
simply do not have enough storage space to allow the building
owner or manager to take advantage of large-volume discounts.
Contractors may enjoy
discounts and other favorable purchasing techniques which
lower costs for materials, tools, and equipment. Due to
the volume of his orders, the contractor can get higher
quality supplies and equipment at much better prices.
He can afford to test and change equipment and supplies,
spreading the costs over the gamut of his operations.
Another area where
costs can escalate without your immediate knowledge is
in the area of the use of supplies and equipment. Often
a supervisor orders chemicals and other supplies and equipment
without complete knowledge of how they will be used. These
materials, in untrained hands, can damage and even ruin
building surfaces. Carpet cleaning chemicals and equipment
can seriously damage carpeting. A gritty cleaner can damage
a marble floor or porcelain surface.
Costly practices may
go unnoticed with an in-house staff and costs gradually
increase while the quality of service and appearance of
the facility decrease. Unexpected overtime or replacement
of carpets, floors, or other furnishings can put you way
over your planned budget.
Maintenance of equipment
and the costs of supplies take a heavy toll from the budgets
of building owners and managers using in-house maintenance.
The contractor may use tools and equipment on more than
one job. He is able to invest in specialized equipment
and absorb the cost through using it in all of his operations,
distributing the expense of both purchase and maintenance,
and, therefore, lowering the cost of the contract.
Finally, he earns
his profit by employee methods and techniques which he
develops under the best of all known incentives-the profit
motive-which he may be sharing down the line with the
employees who make it work.
The contractor devotes
100% of his time to cleaning and he knows the current
"state-of -the-art" better than a noncontractor.
This professionalism enables him to operate at a considerable
savings that he can pass on to the building owner and
Owners of buildings and the executives responsible for
effective facility management have found that it is not
cost effective for them to spend time dealing directly
with the day-to-day problems associated with building
services, particularly cleaning services. The greatest,
yet the most frequently overlooked, in-house cleaning
cost is management time. Large buildings which have required
their manager to keep track of the hours spent hiring
and firing, seeing supply and equipment salesmen, finding
replacements for sick or no-show help, and sending equipment
out for repair have been surprised at the portion of executive
salary consumed by custodial problems. Not only does this
time factor cost money, but it also consumes time that
could be devoted to other duties.
Time is a precious
commodity to any busy administrator and, by hiring outside
maintenance, you can relieve yourself of considerable
supervisory detail. This, of course, allows for a more
efficient application of time so that your many other
responsibilities may be better met.
Contracting for building
services reduces administrative headaches and permits
costs to be determined and fixed for the quality level
of service desired. Building administrators may purchase
prestige, adequate, or minimal service according to current
needs. When budgets must be reduced, services may be adjusted
with the contractor and the building manager is not faced
with laying off in-house personnel.
Under contract, you
would be rid of the administrative problems related to
cleaning, payroll, hiring, firing, unions, training and
Abreast of Technological Advances
In-house operations are handicapped when it comes to taking
advantage of the savings possible through technological
advances. The building owner or manager doesn't have the
time to keep up with continually changing cleaning supply
formulas and the introduction of new machines and techniques.
To do that, he would have to neglect his other duties.
Staying abreast of the latest products and methods is
a full-time occupation, and a top priority in a professional
building service contracting firm. A building manager
devoting only partial time to cleaning can only do an
inadequate job of staying abreast of technological changes.
A good building service
contractor continually keeps himself informed about new
techniques, new machines, and improved cleaning supplies.
He makes it his business to keep abreast of new products
and more efficient methods.
Good contractors have ongoing training programs designed
to keep their workers at the peak of efficiency. The contractor
also knows how to get the most from his employees. He
has performed time-and-motion studies for cleaning tasks
and he has learned how to schedule and workload his employees
to get the job done easier, faster, and better.
A hidden, but expensive, item is the decreased efficiency
of casually trained personnel. If an operation has high
turnover, new people must continually be trained and acquainted
with their duties.
Not only do trainees
cover fewer square feet in a shift, they are more likely
to damage equipment and waste supplies. Well-planned training
programs prepare employees for the duties they will perform.
This permits quality levels of services to be maintained
while holding costs to a minimum. Seminars and refresher
courses keep employees abreast of improvements, methods,
and policy changes, and prepare them for possible advancement.
The contractor assures quality cleaning by utilizing skilled
workers and backing them up with thorough supervision
and inspection. The supervisor is charged with conscientiousness
regarding materials, absenteeism, scheduling, and the
quality of the work accomplished. It is up to him/her
to see that the work is satisfactory. With the assistance
of various evaluation forms developed by contractors for
their supervisors' use, potential problems can be prevented
and additional comments by the supervisor can be solicited.
maintenance firms constantly check their supervisors and
have trained relief supervision available for vacations
Contractor Can Do It Better - And Save You Money!
The advantages provided by a good building service contractor
- A ready
supply of skilled craftsmen, trained before coming
into your building.
staff to define, program, monitor, and improve planned
capital to invest in tools and equipment for maintenance
work, including circumstances which are not routine,
but necessary on a one-time or irregular basis.
from the problems associated with personnel, payroll,
equipment breakdown and replacement, labor unions,
- A predetermined
cost per month.
of executive time to manage the maintenance activities.
contractor must keep to his contract price and therefore
he/she is continually looking for better methods, and
more economical buying practices to hold the price in
In this motivation to earn a profit, the contract cleaner
is moved to investigate and take advantage of the technology
of sanitation and housekeeping which provides greater
efficiency; to participate in seminars and other activities
that improve his/her knowledge; to benefit from the experiences
and specialized training of consultants and other experts;
and to research and test possibilities which may bring
improvements. These factors result in reduced costs for
maintaining the highest level for your building - savings
that are passed on to you.