Learning Objectives

This presentation will explain:

• Maintenance differences between polished concrete and other flooring.

• Definition of floor maintenance.• Why perform floor maintenance.• Floor Maintenance Life Cycle• Maintenance Program Development• Maintenance Tasks

Polished Concrete vs. Other Flooring

Polished Concrete is extremely low maintenance when properly installed.

Maintenance compared to VCT

VCT

Initial Finishing

Dry Debris Removal

Wet Cleaning

Buffing/Burnishing

Top Scrubbing and Refinishing

Stripping and Finishing

Polished Concrete

Installation

Dry Debris Removal

Wet Cleaning

Burnishing

Restoration

Polished Concrete vs. Other Flooring

• VCT goes through an extreme aesthetic roller coaster ride. – Soft finishes require frequent buffing/burnishing and hard finishes scratch easier and are hard

to repair by buffing or burnishing.– Floor finish requires continuous maintenance - buffing or burnishing, applications of floor finish

and labor.

• Polished Concrete does not go through this roller coaster because of its ability to resist scratching and damage.

– It requires significantly less burnishing to maintain its appearance– and significant life before needing to go through a restoration process. – Top scrubbing and refinishing is not required with polished concrete.– Stripping and refinishing is also not required with polished concrete.– Years can go by before restorative maintenance is required.

Definition and Why of Maintenance

• The elimination or reduction of soil in a building.

• Protection of the Floor

• Reduction of Restorative Procedures

• Cleanliness and Health

• Improve Appearance and

• Provide a Safe Surface to Walk

Definition and Why of Maintenance

• What is the purpose of hard floor maintenance?

Nothing Lasts Forever

To remove tiny particles of dirt, grit and sand continually attack and wear away the surface.

What are we removing?Enemy #1 - SOIL

• Soil Types– Dust– Dirt– Clay– Grit– Sand

• Soil Binders– Petroleum– Grease and Oil– Animal Fat and

Oil– Sugar– Over Use of

Detergents

General Soil

Degrees of Soil

Spots and Spills

Superficial Soiling

Light Soiling

ModerateSoiling

Tough Soil

Degrees of Soiling

Heavy Soiling

Oil, Grease and Fat Soiling

Embedded Soiling

Installation

Floor Maintenance Life Cycle

Routine Maintenance

Periodic Maintenance

Routine Maintenance

Routine Maintenance

Periodic Maintenance

Periodic Maintenance

Routine Maintenance

Restorative Maintenance

STEP 1 Program Development

The more a surface has been refined the more durable it will be and require less periodic and restorative maintenance.

Notice the irregular peaks and valleys of the surface. These peaks are easily worn and broken off.

Maintenance Starts with the Installation

STEP 1 – Program Development

The above profile has peaks and valleys that are smaller, closer together and more consistent. The result is a surface that is more resistant wear.

STEP 1 - Program Development

• Janitorial Companies

• In House Providers

• Maintenance Specialists

Who puts these programs together?

STEP 1 - Program Development

• Establish Program– Objective– Expectation– Environment

• Office• Industrial• Health• Hospital• Retail• Education• Transportation• Food Service

– Soil Types of the Environment– Congestion

• People• Furniture• Décor• Matting

– Time Factors– Budgets– Determine System - Based on above factors.– Service Procedures – Based on above factors.– Frequencies of Service – Based on above factors.

• Program Components- Chemicals- Equipment, Tools and Materials- Labor Requirements

STEP 1 - Program Development

Every maintenance task performed and how well the task is performed delays the need for tasks that follow. 

For example:

• if entrance mats are not used and maintained more dirt will enter the facility resulting in additional dry debris removal and labor to remove that dry debris.

• if adequate dry debris removal is not performed it will be harder and require more labor to remove the dry debris when wet cleaning.

• if adequate wet cleaning is not performed soils will be left on the floor wearing the surface quicker and result in premature periodic maintenance.

STEP 2 – Defense

• The Matting System

1. Scrapper Grid/Mat• Removes Heavy Soil

2. Grass Mat• Absorbs Moisture

3. Fiber Mat• Trap & Absorbs Dirt

4. Length/Reduction %• 5 Feet = 33%• 10 Feet = 52%• 20 Feet = 86%• 25 Feet = 100%

STEP 3 – Dry Soil Removal - Routine

STEP 1

•Matting Systems– Vacuum Daily– Dry When Wet– Routinely Launder– Replace When Worn Out

STEP 2

•Remove Dry Soil– Vacuum - Recommended – Micro Fiber Mops– Dust Mop– Cloth Systems

STEP 4 – Spots and Spills - Routine

• Cordon Off Area

• Spot Mop Immediately

• Dry with Fan

NOTE – DO NOT use cleaners that are

acidic or contain oil.

STEP 5 – Wet Cleaning - Routine

• Wet Clean– Auto Scrubber – Recommended

• Red Nylon Pad• Soft Non Abrasive Brushes

– Micro Fiber Mops– String Mop – Not recommended.

NOTE – Use a neutral cleaner without

consulting the manufacturer of the

flooring system.

STEP 6 - Periodic

• Periodic – BurnishingAs determined in Step 1, Program Development when gloss values drops below the predetermined value burnish the floor with a burnisher spinning not less than 1,500 RPM. Test diamond sprayed nylon pad before use to determine the required performance.

–Propane – Recommended–Battery–Electric

NOTE – DO NOT BURNISH FLOOR UNLESS

STEPS 3, 4 and 5 HAVE BEEN PERFORMED

IMMEDIATELY BEFORE BURNISHING.

Performed by specialized service providers to

bring the floor back to like new condition.

STEP 7 – Restorative

• Restorative – Honing and/or Polishing– When gloss values drops below the predetermined value – and periodic maintenance does not return the floor back to its required gloss – restorative maintenance is required.

Step 1 – Determine what abrasive must be used to remove damage

from the floor.

Step 2 – If there is color, determine at what step color should be reapplied.

Step 3 – Re densify the surface.

Step 4 – Work through abrasives in a consecutive order until the desired gloss values have been

achieved. Gloss values should be taken before any protective chemicals are applied.

Step 5 – After inspection and correction of the surface for scratches and needed repairs apply protective chemical as required.

Ensuring a Successful Program

• The best chemistry and equipment available cannot be successful with an unskilled technician.

• The best technician in the world cannot be successful using inferior chemistry and equipment.

• Successful programs require trained and skilled technicians and managers.

THIS CONCLUDES THE

AMERICAN INSTITUTE OF ARCHITECTS

CONTINUING EDUCATION SYSTEMS PROGRAM