The Importance Of Floor Maintenance

The Why's
When you walk into an office building lobby, an airport, a supermarket or down the corridor of a school or health care facility, do you consciously notice when the floors are clean and shiny? Probably not, but you would if they were dirty and scuffed. That's how others perceive your facility, too. The most obvious reason for floor maintenance is appearance. But there are other less obvious reasons for taking care of your floors. Clean floors contribute to improved indoor air quality and fewer occupant health concerns. Workers have better morale and are more productive when the building they work in is well maintained right down to the floors. In some industries, such as food processing, cleanliness of all surfaces is critical. The same is true of health schools and care facilities to minimize the spread of diseases.

With the proper equipment, some training and a timely schedule, floor maintenance can be a relatively, quick and easy operation.

The Equipment
There are four basic categories of floor machines - low speed buffers (150 to 200 RPM), high speed buffers (200 to 350 RPM), high speed burnishers (1,000 to 1,500 RPM) and ultra high speed burnishers (1,500 to 3,000 RPM).

Low Speed Buffers
Low speed buffers are used for sanding wood floors and stripping, scrubbing, and polishing all types of hard flooring as well as rug shampooing. They range in size from 13" to 23" in diameter. Generally, smaller diameter machines are used for sanding and rug shampooing, and for use in confined areas or areas with many obstacles. Larger machines tend to become difficult to handle in sanding and rug shampooing operations. The buffer is converted for rug shampooing by the addition of a solution tank and the use of a "fountain brush" which allows for the solution to be applied right through the brush. These machines are equipped with flip up rear wheels for transport and are used with the unit resting directly on the brush or pad.

High Speed Buffers
High speed buffers are used for scrubbing and polishing of hard floors. The higher speeds achieved with these units make them better suited to spray buffing than low speed units. They too, range in size from 13" to 23". These machines are also equipped with flip up rear wheels for transport and are used with the unit resting directly on the brush or pad.

High Speed and Ultra High Speed Burnishers
Usually 20" to 23" in diameter, these machines generate heat and friction which smoothes and hardens floor finishes, especially with today's thermoplastic and polythermal finishes. They are particularly suited to burnishing (spray buffing up to 1,100 RPM) and are capable of producing the "wet gloss" look that is so desirable. The finish produced by burnishers is hard and easily maintained with regular buffing. Burnishers have fixed rear wheels that remain in contact with the floor while in use. Some also have front casters for controlling the downward force of the burnishing pad.

The How's Brushes or Pads?
While brushes are still available and are primarily used for scrubbing and stripping, pads have grown in popularity and usage. Brushes are still superior to pads for cleaning tile floors and concrete floors, while pads are superior for buffing and burnishing operations. Pad selection is made simple by using color coding to identify the type of pad. Generally, the darker the pad, the more aggressive with black being the most aggressive and white the least. When selecting pads, it is better to err on the side of being too gentle.

The choice between using pads or brushes is somewhat dependent on application and is largely dependent on personal preference.

Operating the Equipment
With a bit of training and some practice, just about anyone can learn to operate a floor machine like a pro. Proper operation of the equipment is important for obtaining the desired results and maximizing the life of the equipment.

Using a Buffer
Floor buffers use the rotation of the brush or pad to help propel them across the floor. As the brush or pad rotates, the front of it wants to move the machine to the right and the rear of it wants to move the machine to the left. By gently raising and lowering the machine handle, the operator can control the movement of the unit. Generally, the machine is swung from side to side, covering a fairly wide area.

Using a Burnisher
Burnishers also rely on the rotation of the brush to move the machine but in a different way. As mentioned earlier, burnishers have rear wheels which remain in contact with the floor, preventing the operator from swinging the machine from side to side. Instead, the pad on a burnisher is slightly lower on the left side, causing its rotation to pull the machine forward. The operator guides the machine forward and back in an overlapping pattern.

Rug Shampooing
Rug shampooing is a two step process. First, a shampoo solution is worked into the carpeting using a low speed buffer and a special "fountain brush". Next, the solution and dirt are recovered using a wet pick up vacuum. Rug shampooing yields superior results, often better than steam extraction cleaning.

The Corners
Because of their rotary nature, buffers and burnishes cannot get into corners. Special square pads which mount on a handle, commonly referred to as a "doodlebug" are available for this purpose.

The Selection
There is a considerable selection of floor machines available on the market today. Machines range in price as well as quality. A good quality machine will give years of trouble free service with a minimum of equipment maintenance required. Look for a reputable machine manufacturer that backs its equipment up with a solid warranty and quick, responsive service.

The variety of cleaning solutions, strippers and finishes available is almost mind boggling. Many variables come into play in selecting cleaning solutions, strippers, finishes, brushes and pads such as the type of flooring, the type of dirt, the heaviness of the old finish, and so on. Most floor machine manufacturers are just that - machine manufacturers. While the machine manufacturers can provide brushes, pad drivers and pads that are compatible with their machines, they recommend relying on a local janitorial supply expert for advice in the selection of cleaning solutions, strippers and finishes.

Steve Spielmann is the Customer Service/Technical Manager of Goodway Technologies Corporation, Stamford, Connecticut. Goodway Technologies is a manufacturer and supplier of Floor Machines, Vacuums, Hi-Pressure Washers, Tube Cleaners and Duct Cleaners.

 

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