While bright lights make for an attractive nighttime skyline, have you ever wondered just how much energy is used each night to illuminate skyscrapers and office towers? A simple but monumental cleaning and maintenance practice adopted by the Environmental Protection Agency (EPA) Region 8 Headquarters in Denver has the lights going dark at the end of the work day, shrinking the building’s carbon footprint and saving nearly a quarter of a million dollars in energy costs each year.

During the EPA building’s pre-occupancy phase, Opus Northwest Management, L.L.C., the building’s property management company, proposed instituting a daytime janitorial service.

“When we heard the idea of using daytime janitorial services, we quickly realized it was a way we could align our new headquarters with the EPA mission of environmental protection,” said Paula Smith, EPA deputy assistant regional administrator.

The skylights in the EPA atrium feature white sails that are programmed to turn throughout the course of the day to bring maximum daylighting into the building, reduce glare in office spaces on the upper floors of the building and to cut down on the need for electric lights. The sail concept utilizes sails made of authentic sailcloth material and hardware. >> Photo courtesy of Zimmer Gunsul Frasca Architects LLP, (c) Robert Canfield Photography.

The EPA’s daytime janitorial service revolves around an 8 a.m. to 5 p.m. workday, during which janitors work side-by-side with office professionals. The concept is far ahead of the curve as far as janitorial practices go, but it presents an easy, realistic cleaning and maintenance solution for bringing new and existing buildings closer to sustainability. The 292,000-square-foot EPA building is automatically “put to bed” every night between the hours of 6 p.m. and 6 a.m. as the lights and HVAC system turn off only the security lights remain on through the night.

Traditionally, janitorial crews work at night. Lighting a building and running HVAC after office hours to accommodate a handful of cleaning personnel is not an efficient or sustainable practice. While most buildings continue to consume energy throughout the night, the EPA’s evening closing time means the building can be “turned off” for 10 hours — or 42 percent — of each day. This results in a substantial reduction in energy expenses and light pollution. In 2007 alone, daytime cleaning reduced the building’s energy costs by 28 percent, saving building ownership nearly $250,000 ($.80/square foot).

The 292,000-square-foot Environmental Protection Agency Region 8 Headquarters in Denver employs a daytime janitorial service that revolves around an 8:00 a.m. to 5:00 p.m. workday, during which janitors work side-by-side with office professionals. >> Photo courtesy of Zimmer Gunsul Frasca Architects LLP, (c) Robert Canfield Photography.

Beyond financial benefits, daytime janitorial services also improve the quality of life of the janitorial staff, as well as the quality of cleaning. With daytime hours, janitorial workers can attend their children’s school and extracurricular functions and spend more time with their families. Because daytime services are sought-after among janitorial workers, buildings that adopt the practice also attract premium cleaning personnel and experience less turnover in the janitorial staff.

“I’m lucky to be a part of a daytime staff,” said Rafael Mata, a janitorial supervisor at the building. “Daytime hours allow me to eat dinner with my family and tuck my kids in at night.”

 With janitorial staff working alongside office employees, there is frequent face-to-face contact, increasing trust and respect in the workplace. Janitors are no longer viewed as members of an invisible workforce but are recognized as an integral part of the building’s professional community. The daytime cleaning practice has in increased camaraderie among staff. Shortly after the building opened, EPA employees began greeting members of the janitorial crew by name.

Tenant demand for high-security, limited-access areas within their leased space is a growing trend in commercial buildings. Often, property managers with nighttime janitorial practices receive requests for special day janitorial service appointments to coincide with the presence of certain staff members. Daytime janitorial service alleviates this problematic scheduling of service outside of normal nighttime hours, since the janitorial staff’s hours take place when the tenant is present to act as a security escort.

In 2007 alone, daytime cleaning reduced the building’s energy costs by 28 percent, saving building ownership nearly $250,000 ($.80/square foot). >> Photos courtesy of Zimmer Gunsul Frasca Architects LLP, (c) Robert Canfield Photography.

The janitorial staff’s availability also makes the work environment a healthier one, as the crew can be notified immediately about any janitorial requests, allowing less time for spills and trash to attract bacteria and bugs — whether it’s a spill in the conference room, a full wastebasket or a bathroom that needs to be refreshed, quick janitorial attention supports the long-term maintenance of the building and goes hand-in-hand with higher tenant satisfaction. With cleaning taking place during the day, EPA employees also appreciate the fact that green cleaning agents are used throughout the building to shield employees from harmful chemicals, which in turn is better for the environment. Applying simple cleaning techniques, like spraying products directly onto a cloth instead of a window to release fewer chemicals into the surrounding air, contribute to a greener, healthier workspace.

“As we’ve seen with the EPA building, daytime janitorial services bring enormous benefits to the environment and the staff, as well as to the building’s bottom line,” said Mike Dwyer, senior vice president and national director of Opus Northwest Management, L.L.C. “It’s an easy, sensible innovation. Being eco-efficient is not just a way of doing business; it’s doing the right thing for the earth and the community.”

A daytime janitorial service can be implemented in new or existing buildings. The ideal way to institute daytime cleaning is during a pre-occupancy agreement with the tenants, though this is not always possible. Multi-tenant buildings that adopt the practice are finding success in doing so one tenant at a time. As a new tenant takes occupancy in an existing building, the building can begin the janitorial service earlier and earlier by cleaning the new tenant suites first and gradually reducing after-hours energy until full daytime janitorial is achieved.

Many more buildings are likely to follow the EPA’s suit as industry and sustainability align and building managers take advantage of a solution that conserves energy, saves costs and improves the long-term life of the building. Given its benefits, daytime cleaning will become a viable mainstream option to owners and tenants alike.

Sidebar: Environmental Protection Agency (EPA) Region 8 Headquarters

Location: 1595 Wynkoop Street, Denver, Colo.

Size: 292,000 Square Feet

Site: 1 Acre

Completion Date: December 2006


Project Team

Architect: Zimmer Gunsul Frasca  Partnership, Opus Architects & Engineers Developer: Opus Northwest Construction, LLC, Denver


Materials and Sources

HVAC

• Chiller System
• Compressors: Trane CVHF-485;   450 tons
• Cooling Tower, Double Cell   (2 Motors): BAC 3527A; 40 HP
• 40 Exhaust Fans: Greenheck
• Special Pump(s): Bell & Gossett;   Various HP

Green Cleaning Chemical List and Usage

• Damp-mop Detergent/   Countertops/All Surfaces   Requiring General Cleaning:   Spartan Green Solutions All   Purpose Cleaner
• Glass/Mirrors: Spartan Green   Solutions Glass Cleaner
• Toilet/Urinal Scouring Cleanser:   Sparcreme
• Stone/Specialty Mopping   Cleaner: Spartan Green Solutions   Damp Mop Neutral Cleaner
• Carpet Cleaning: Spartan Green   Solutions Carpet Cleaner
• Floor Finish/Sealer: Spartan Green   Solutions Floor Finish
• Floor Remover/Stripper: Spartan   Green Solutions Floor Finish   Remover
• Ceramic Tile/Urinal/Toilet   Disinfectant: Spartan Green   Solutions Neutral Disinfectant Cleaner
• Graffiti Removal: ZIZ-O