03/05/2007

Put a Stop to Washroom Complaints

Don't let a negative restroom experience give a bad impression of your entire facility: Select washroom accessories based on the type of users, level of traffic, and desired building image

Contributors: James Earl  
 

Quick Tips

Toilet Tissue and Dispensers

  • Retrofit dispensers for coreless tissue. If single-roll tissue is preferable and greater capacity is desired, install (or retrofit existing) dispensers for coreless bath tissue. It lasts longer and produces less waste because there are no cardboard cores to dispose of.
  • Jumbo rolls are ideal for high-traffic washrooms. One jumbo roll of tissue can provide as much tissue as nearly five standard rolls. For more tissue, select a dispenser that holds two jumbo rolls.
  • To prevent run-out, select dispensers that are translucent or contain a see-through window.


PHOTO: Kimberly-Clark Professional

Paper Towels and Dispensers

  • With folded towels, opt for a dispenser with a universal opening. These dispensers can accommodate multiple types of folded towels.
  • The level of traffic and your maintenance schedule should determine whether folded or roll towels are most appropriate. Roll towels offer greater capacity but janitorial staff must wait until they run out completely before replenishing. However, folded towels can always be added to the dispenser, filling it to maximum capacity during each maintenance cycle.
  • Roll towels offer hands-free dispensing - with or without batteries. With battery-free units, users simply pull one towel out at a time from a roll of towels that are arranged in a concentric circle.
  • Communicate restocking procedures. If C-fold towels are installed upside down, it can be virtually impossible for users to pull a towel from the dispenser.

Hand Dryers

  • Perform regular maintenance on hand dryers. Depending on the traffic in a restroom and the amount of particulates in the air, you'll want to clean and inspect the hand dryer every 6 to 12 months. Cut the power to the unit, remove the cover, and use either a vacuum or brush to clean the inlet grill. Check the motor brushes at this time as well. "Dirt, grime, hair, and all the other things that are flying around can get into that grill area and dramatically shorten the life expectancy of the heating element," explains Dommisse.
  • Hand dryers are ideal for vandal-prone washrooms. They eliminate paper towels and the clogged toilets that result when vagrants flush them.
  • In high-traffic applications that aren't noise sensitive, consider high-speed hand dryers. By comparison to standard warm-air hand dryers, these higher-velocity models can cut hand-drying time in half.

Partitions

  • Investigate ceiling-hung partitions. When planned for at the onset of a new construction project, ceiling-hung partitions can be ideal in low-vandalism applications. They make it easier to keep floors clean because there are no stiles to mop around.
  • Use overhead braced partitions in vandal-prone areas. They are both cost-effective and durable.
  • Train cleaning crew on which cleaning agents should be used. Ordinary cleansers can sometimes scuff the finish on a baked enamel (metal) partition; maintenance persons should never rub the finish in one area excessively to remove graffiti. Stainless-steel partitions need to be cleaned with a stainless steel cleanser, and plastic laminate and phenolic partitions should be wiped down with a nonabrasive cotton cloth and standard furniture wax.
  • Look for stainless steel with textured patterns. Manufacturers have now resolved how to get the look of stainless steel without the appearance of fingerprints, and users couldn't be more thrilled.

Soap and Soap Dispensers

  • Consider foam soap. Because it takes less soap to lather hands sufficiently, users dispense less per stroke. Expect to buy less soap when you make the switch to foam.
  • Wall-mounted dispensers offer more capacity and are easier to refill. See-through windows make it easy for maintenance staff to see when soap is low.
  • If design is critical, opt for counter-mounted dispensers.
  • Don't skimp on the soap. Users are willing to pay a premium for luxurious hand soap for their homes; the same standards apply in prestigious commercial restrooms.
  • Inform cleaning professionals about the automatic soap dispenser's indicators. Low-battery and low-soap indicators signal when refill or replacement is necessary. If applicable for the model installed, make sure cleaning professionals know to hit the reset button after refilling.

By Jana J. Madsen

If cleanliness is next to godliness, then a negative restroom experience really can be hell. Dirty surfaces, broken fixtures, vandalized partitions, empty dispensers, and lingering odors can make users want to turn and run.

A poorly maintained restroom leaves a lasting impression and often conveys to tenants, staff, customers, and visitors that building management simply doesn't care. "Problems in the restroom are one of the things that building owners/operators will get the most complaints [about]," says Richard Thorne, director of the washroom business, North America, Kimberly-Clark Professional, Roswell, GA.

Clean restrooms that function well result in less headaches and more-satisfied users - a win-win for everyone. "A washroom that is planned to meet the occupancy use and the type of individuals that are using the washroom does a number of things: It is easier to maintain, it looks better, and it portrays a better building image," says Dennis Redman, marketing manager, Bobrick Washroom Equipment Inc., North Hollywood, CA.

Selecting appropriate washroom accessories can remedy many restroom-related complaints. In addition to weighing preferences for environmentally friendly products and hands-free dispensing systems, you should keep the following in mind as you outfit new or existing restrooms with new technology, consumables (toilet paper, paper towels, soap, etc.), and dispensing systems.

Image
It's important that your facility's washrooms project the same image as the rest of the building and business. In environments where prestige is important, aesthetics are a major determinant during the procurement of washroom accessories. Facilities management professionals are less concerned about vandal resistance and price when image is on the line.

Luxury finishes such as granite and marble are common. For toilet partitions and paper-dispensing systems, it's hard to match the beauty of stainless steel.

For handwashing, counter-mounted soap-dispensing systems are preferable. Because the reservoir of soap remains hidden underneath the vanity, the discreet design of counter-mounted dispensers makes them the frontrunner in high-end restrooms.

Avoid the industrial look that bulky toilet-paper-dispensing systems can lend; single-roll toilet tissue is ideal. "In a prestigious environment, you want toilet-paper dispensers that are very similar to what you have at home or you might find in a nice hotel," says Redman. If capacity is a concern, install a dispenser with two single rolls, or use coreless tissue.

If creating a home-like feel is important to you, opt for paper towels instead of a hand dryer. Folded towels are the most-popular option (vs. rolled towels) because the dispenser is more compact.

Maintenance/Janitorial Service
A small crew, high turnover among janitorial staff, and/or a lean maintenance budget make careful selection of washroom accessories even more important.

Keeping washrooms stocked with soap, toilet tissue, and paper towels is essential. High-capacity consumables reduce labor because janitorial staff don't need to refill them as often. Using jumbo-roll toilet tissue, paper towels on a roll, and wall-mounted soap dispensers (which hold more than counter-mounted dispensers) decrease the chances of run-out. "If you have an inconsistent maintenance staff or a skeleton crew that only has a chance to go in every other day or twice a week, you better have a multi-roll or jumbo-roll dispenser," says Menomonee Falls, WI-based Bradley Corp.'s Director of Marketing and New Product Development Jon Dommisse about toilet tissue.

To reduce the volume of trash and frequency of removal, consider warm-air hand dryers. These machines eliminate the waste created by paper towels and offer a reliable hand-drying method that doesn't depend on restocking.

Make sure janitorial staff are aware of proper restocking procedures, understand how to maintain automatic hands-free systems, and know which cleaning agents to use on certain surfaces. For example, if harsh, abrasive cleansers are used on automatic faucets, the sensor window could become scratched and reduce the faucet's ability to activate when users are present.

To make maintenance easier, consider installing a coordinated family of washroom accessories. This reduces the amount of keys necessary to unlock dispensing systems, making restocking consumables quicker and easier for janitorial staff.

Amount of Use
A heavily trafficked restroom has special requirements. High-capacity consumables are a must, and consideration of traffic patterns is extremely important. Paper-towel dispensers and warm-air hand dryers should be placed just off of the sink area to minimize water dripping from just-washed hands. "Dryers should always be placed in a direct traffic flow line so that it's sink-to-dryer-to-exit," explains Dommisse. While the ratio of sinks to hand dryers is typically 2:1, it's recommended that one hand dryer be supplied for every wash basin in heavily used restrooms.

If paper towels are preferred, use a high-capacity roll towel system. Unlike folded towels, which can sometimes release multiple towels when one is dispensed, roll towels provide users with a controlled amount each time. As a result, there are less wasted towels, less litter, and less maintenance. A typical roll of towels is 800 feet or more.

Jumbo-roll or multiple rolls of toilet tissue in a dispenser are the best option for high-volume washrooms. For a restroom with moderate traffic where single-roll tissue is preferred, coreless tissue offers more sheets per roll without the look of a bulky dispenser.

Wall-mounted soap dispensers are ideal for washrooms with high traffic. As opposed to counter-mounted dispensers, they offer a greater capacity. According to Thorne, "Typically speaking, below-the-counter systems have anywhere between 500 mil to 800 mil available to dispense, whereas most above-the-counter systems are at least a liter, maybe even more." Products with a see-through window make it easy for cleaning crews to see when soap is low.

Type of Facility & Users
Office workers, football fans, and families - restrooms must meet all of their individual needs. Consideration of facility use and types of users is critical to providing a positive restroom experience. Washroom accessories should be purchased with this in mind.

For example, warm-air hand dryers can be ideal for facilities with transient populations, such as airports, stadiums, and malls. New, faster-drying machines are cutting the dry time significantly. The only downfall is their loudness. "We recommend them for areas where speed is important, but quiet is not. For instance, quiet is not important at Great America Theme Park or O'Hare Airport," says Catherine Sibley, key account manager, World Dryer Corp., Berkeley, IL. "But, quiet may be important if you're in a library."

If the restroom is located just off a pool or spa area, or in another high-humidity environment, avoid partitions made of plastic laminate (it will peel), baked enamel (it will rust from the inside out), or stainless steel. The best materials for partitions in these environments are phenolic and solid plastic (also known as high-density polyethylene, or HDPE).

Washrooms in public facilities where children are present should provide multi-height products. "Bathrooms designed for adults are great if you're taller than 5-feet, 7 inches. But, try bringing two kids in and holding them up to the sink so that they don't have to touch something," says Dommisse. "Or try to get them to reach a hand dryer when it's too high. All the water on the child's hands falls on the floor and then they slip. Washroom safety is paramount to building managers."

Additionally, both women's and men's restrooms in businesses catering to families should be equipped with a diaper-changing station. "It's also highly recommended that you put a child's seat in the barrier-free toilet compartment (which is normally a little larger)," says Redman. Adults can strap a small child in the seat while using the bathroom.

Likelihood of Vandalism
If restroom users tend to be destructive, expect to sacrifice aesthetics for industrial-grade washroom accessories and expect to pay for performance. Wise initial planning and the purchase of durable products can mean less hassle (and expense) later.

Hand dryers are the ideal substitute for paper towels in vandalism-prone washrooms. Their rugged construction (often made with stainless-steel or cast-iron covers) makes them virtually indestructible, and by purchasing a unit with the nozzle fixed in a downward position, tampering is nearly impossible. According to Sibley, "The fixed nozzle is a wonderful vandal-resistant feature, preventing misguided users from experimenting with turning the nozzle upwards to pour liquids into the dryer." Because paper towels are often used by vandals to clog toilets, hand dryers cut down on the otherwise-expensive plumbing repair costs.

To facilities professionals, keeping partition surfaces graffiti-free is a top priority. Certain materials can be cleaned easier and are more resistant to damage than others. Good choices include phenolic partitions because scratches can be repaired with laminate filler and solid plastic (or HDPE) partitions, which are dent-proof and make cleaning graffiti as easy as wiping it away. "If you stand back, take a running charge, and run into them, you're probably not going to hurt them," says Redman.

How the partitions are installed is equally important. "Ceiling-hung partitions are definitely not the way to go if you have high vandalism. If you have a couple of kids pushing, they'll come down," says Dommisse. To ensure the partitions can withstand even the greatest abuse, install them with multiple points of contact - braced overhead, to adjacent walls, and/or the floor and ceiling. "Overhead braced is the most durable (and probably the least costly) configuration," Redman shares.

Cost
Hands-free washroom fixtures and accessories please everyone from parents to medical professionals and every germaphobe in between. Beware, though, that automatic technology means an initial price increase. However, hygiene isn't the only reason it's worth the expense. Automatic dispensing gives building owners and facilities professionals control over the quantity of consumables being used. For example, battery-operated paper-towel dispensers provide a preset amount of roll towel to each user. If the user desires more, the unit pauses before releasing an additional quantity. This pause discourages users from taking more.

Warm-air hand dryers are another washroom accessory that offers a no-touch option. Not surprisingly, automatic (sensor-operated) units are more costly than pushbutton (timer-operated) units. Hand dryers also eliminate the continuous cost of paper towels and the amount of waste they generate. According to one manufacturer, a hand dryer can save more than 90 percent of paper-towel costs with a low initial investment.

While not all automatic dispensers are battery operated, the majority have yet to be hard-wired into a building's electrical infrastructure. Therefore, the life-cycle cost of these units should include the expense of replacement batteries.

If you want to keep your partitions looking new longer, prepare to pay more upfront. HDPE partitions cost two- to three-times as much as baked enamel (metal) partitions, but withstand abuse and can be cleaned of graffiti exceptionally well by comparison.

Jana J. Madsen (jana.madsen@buildings.com) is managing editor at Buildings magazine.

 


Visit our website today to learn about the design flexibility of a Morton building and the endless possibilities of partnering with our designBUILD team.


Wood construction is both cost and energy efficient. Check out Morton Buildings and our designBUILD team online today to discover all the benefits of post-frame construction.


When choosing a metal-clad building for your next construction project, consider Morton Buildings, Inc., and their designBUILD team, we’ll make your dream a reality.

We Can Help You Reduce Energy by 30%

Our mission is to help our customers manage their buildings' energy costs, improve reliability, and enhance performance while having a positive impact on the environment.
CLICK HERE to find out how.

Add highly responsive multi-zone comfort to any building project, in any climate. Our CITY MULTI H2i R2- and Y-Series VRF systems give you flexibility to fit the needs of any building. Enjoy 100% heating capacity at 0°F outdoor ambient, and 85% heating capacity at -13°F outdoor ambient.  For more information, log on to www.mitsubishipro.com


Visit our website today to learn about the design flexibility of a Morton building and the endless possibilities of partnering with our designBUILD team.


Wood construction is both cost and energy efficient. Check out Morton Buildings and our designBUILD team online today to discover all the benefits of post-frame construction.


When choosing a metal-clad building for your next construction project, consider Morton Buildings, Inc., and their designBUILD team, we’ll make your dream a reality.

We Can Help You Reduce Energy by 30%

Our mission is to help our customers manage their buildings' energy costs, improve reliability, and enhance performance while having a positive impact on the environment.
CLICK HERE to find out how.

Add highly responsive multi-zone comfort to any building project, in any climate. Our CITY MULTI H2i R2- and Y-Series VRF systems give you flexibility to fit the needs of any building. Enjoy 100% heating capacity at 0°F outdoor ambient, and 85% heating capacity at -13°F outdoor ambient.  For more information, log on to www.mitsubishipro.com

 
comments powered by Disqus