***Template manual***

**Green Operations & Maintenance Manual**

for [\[Project Name\]]{.mark}

**Best Practices for a Healthy and High-Performance [Building]{.mark}**

[\[INSERT PHOTOS/IMAGES OF PROJECT AND RELEVANT LOGOS FROM THE
DEVELOPER, ETC.\]]{.mark}

**Green Operations & Maintenance Manual for [\[Project Name\]]{.mark}**

**MEMO**

**RE: Adapting and Customizing the Green O&M Manuals**

A *Green Operations & Maintenance Manual for The Plaza Apartments* in
San Francisco has been developed for use by the development's management
and maintenance staff, along with a *Healthy Home Guide* for the
project's residents. Generic Template versions of each of those
documents were created to be used as boilerplates for other project
manuals. The templates include highlighted notes that are meant to
assist other building owners and property managers in customizing the
manuals for their own projects.

When preparing to use one of the template documents as a model, please
review the entire document in order to identify the content that is or
is not applicable to your own project. The template manuals do not
provide comprehensive information on all building systems and materials,
and the template cannot be used wholesale. Every project is unique and
specific content will inevitably need to be removed, modified, and added
to the template document to make it relevant to your project. The Plaza
Apartments is a nine-story, urban infill building comprised of studio
units for a formerly homeless population. As such, the manual covers
aspects of green O&M that are unique to this population and this type of
housing. For example, The Plaza Apartments do not feature garbage
disposals or a parking lot or garage(s), and residents do not have
yards/landscaping to maintain, so those topics are not addressed in the
template, though they might need to be addressed in other projects'
manuals. Other circumstances to consider are that The Plaza Apartments
residents do not pay their own utility bills, they have non-programmable
thermostats and radiant heaters in their units, and they have a common
laundry room; and the section on preventing and controlling bed bug
infestations may not be relevant for all buildings. Furthermore, the
information provided on local services (such as recycling and hazardous
waste drop-off options, product suppliers, etc.) is specific to San
Francisco and would need to be modified in manuals for projects that are
located in other areas.

To supplement the information provided in the manuals, management and
maintenance staff should also refer to the manufacturer and product
information provided by the project's General Contractor, including
Owner's and Operating Manuals, product specifications, and warranty
information for specific equipment and systems, as well as preventive
maintenance schedules for routine pre- and post-warranty maintenance,
and as-built drawings. The owner, property management, and maintenance
staff should also reference and integrate this manual's green
recommendations into any existing property management and building
maintenance manuals and other key reference documents for this project.

Lastly, please bear in mind that the manual serves as only one part of a
comprehensive Green O&M Plan and Program that should be established for
the project. To implement a successful green O&M program, the manual
must be used in conjunction with other ongoing strategies and
activities, such as:

1)  **On-site trainings** for staff and residents to ensure that the
    best practices are understood and carried out (this manual can be
    used to help guide the training curriculum). Have knowledgeable
    staff and residents educate new staff and residents who arrive. Also
    consider developing incentive programs to encourage the proper
    implementation of best practices.

2)  **Signage**, where it would help to provide reminders or
    clarification on specific green practices, maintenance products to
    use or avoid, or special settings for equipment. (Whether permanent
    or temporary, the signage should be made from green materials, e.g.,
    non-PVC, recycled content materials with low-toxic adhesives.)

3)  **Green procurement/purchasing policies and service contracts**
    (e.g., for vendors/suppliers of cleaning supplies, paper goods,
    fluorescent lamps, paint and adhesives).

4)  **Ongoing monitoring and commissioning of all building systems**,
    and adjustment of settings and controls, to ensure that systems are
    operating as intended and at optimized efficiency.

It would be beneficial to designate a member of the on-site management
staff as the point person in charge of monitoring and coordinating all
of the development's green operations and maintenance activities.

***Best Practices for a Healthy and High-Performance Building***

This manual is adapted from a manual that was originally prepared by M.
Landman Communications & Consulting and published by Enterprise
Community Partners for The Plaza Apartments, a building developed by the
Public Initiatives Development Corporation.

[\[Insert disclaimer language, if desired.\]]{.mark}

[\[Insert publication date\]]{.mark}

**Green Operations & Maintenance Manual for [\[Project Name\]]{.mark}**

*Best Practices for a Healthy and High-Performance Building*

TABLE OF CONTENTS

Acknowledgements

Introduction

**I. Green Operations and Maintenance Guidelines**

A. Indoor Air Quality Management

B. Green and Healthy Housekeeping

-   Cleaning Procedures

-   Low-Toxic Cleaning Products

-   Storage and Disposal of Cleaning Products

-   Disposable Janitorial Supplies

-   Housekeeping Equipment

C. Indoor Pest Prevention and Control

-   Integrated Pest Management

-   Pest Prevention Tips

-   Pest Management Protocols

-   Bed Bug Prevention and Control [\[if applicable\]]{.mark}

D. Waste Reduction and Recycling

-   Waste Prevention

-   Weekly Recycling Program

-   Building Rehabilitation / Renovation Waste Management

-   Hazardous Waste Dióposal

E. Energy and Water Conservation

-   Energy Efficiency Strategies

-   Water-Saving Strategies

F. Green Groundskeeping

-   Irrigation [\[if applicable\]]{.mark}

-   Plantings

-   Integrated Pest Management

-   Stormwater Filtration [\[if applicable\]]{.mark}

-   Exterior Lighting

-   [Garage / Parking Lot]{.mark} [\[if applicable\]]{.mark}

**II. Green Materials and Systems at [\[Project Name\]]{.mark}**

A.  List of Green Components

-   Systems and Equipment

-   Exterior Materials

-   Interior Materials, Finishes and Furnishings

B. Green Product Summaries with Maintenance Guidelines

-   [TBD]{.mark}

-   Roof Coating [\[if applicable\]]{.mark}

-   Linoleum Flooring [\[if applicable\]]{.mark}

-   Bamboo Flooring [\[if applicable\]]{.mark}

**Appendix**

-   [The Plaza Apartments Project design team directory]{.mark}

-   [Mechanical Filter Replacement Schedule for The Plaza
    Apartments]{.mark}

-   [Lighting Maintenance and Lamp Schedule for The Plaza Apartments
    from Architectural Lighting Design (with supplemental notes)]{.mark}

-   [*Linoleum (Marmoleum) Maintenance* *Guide* from Forbo]{.mark}

-   [*Integrated Pest Management (IPM) Training Manual* from SF
    Environment]{.mark}

-   [Reduced-Risk Pesticide List (2006) from the City and County of San
    Francisco]{.mark}

-   [Recycling Collection poster/sheet from the City and County of San
    Francisco]{.mark}

-   [Hazardous Wastes information sheet from SF Environment]{.mark}

-   [Fluorescent Lamp Recycling brochure from SF Environment]{.mark}

-   [Public Transit Information and Map]{.mark}

-   [Resources for More Information]{.mark}

[]{.mark}

[\[DESIGN NOTE:]{.mark}

[Add page numbers to the table of contents when the document's design
and formatting is finalized.\]]{.mark}

ACKNOWLEDGEMENTS

[\[This section to be prepared by the person in charge of customizing
and adding content to this manual.\]]{.mark}

This manual is based on and adapted from a manual that was originally
prepared by M. Landman Communications & Consulting and published by
Enterprise Community Partners for The Plaza Apartments, a building
developed by the Public Initiatives Development Corporation.

INTRODUCTION

**[\[Project Name\]]{.mark} [and Green Communities]{.mark}**

[\[Insert paragraphs on the project and its sustainability goals and
achievements, the developer and team, completion date, its participation
in the Green Communities initiative, etc. For an example, see The Plaza
Apartments manual's introduction.\]]{.mark}

In mid-2005 when construction was underway, San Francisco Mayor Gavin
Newsom announced that the City and County of San Francisco would in the
future apply green guidelines to *all* of the city's affordable housing
projects. As part of Enterprise's national Green Communities program,
the Mayor's Office of Housing, the SFRA and Enterprise created the first
citywide Green Communities Collaborative for local affordable housing
developers and project teams. Enterprise created its Green Communities
program in partnership with the Natural Resources Defense Council; The
American Institute of Architects; the American Planning Association;
national green building practitioners and other corporate, financial and
philanthropic organizations, including the Tides Foundation. The program
is a five-year, \$555-million commitment to build more than 8,500
environmentally healthy homes for individuals and families with low
incomes by providing grants, financing, tax credit equity and technical
assistance to affordable housing developers. As the city's most
sustainably designed affordable housing project to date, The Plaza
Apartments serves as a model for the San Francisco Green Communities
projects currently being designed.

**The Purpose and Organization of This Manual**

A building that is designed and built using green strategies, materials
and systems can only be a truly green building if it is also operated
and maintained using green products and procedures. A building's energy
and water efficiency, indoor air quality, durability and resource
efficiency are determined as much by its operation and maintenance as
its design. Furthermore, the cost of operations and maintenance (O&M)
over a building's lifetime far exceeds the building's initial
construction cost, so reducing O&M costs can lead to substantial savings
for building owners. Clearly, O&M has substantial implications for the
health and safety of a building's residents, the building's
environmental impacts and its financial performance.

This manual should serve as a standard reference guide for [\[project
name's\]]{.mark} property management and maintenance staff. We hope that
its recommendations will be incorporated into the standard policies,
procedures and practices of the building's property management and its
contracts with maintenance companies and vendors.

While some of the best practice recommendations provided in this manual
may seem to be basic common sense, many of them are not yet part of
standard practice. Likewise, while some green materials and components
require no maintenance at all, or their maintenance is the same as it
would be for their conventional counterparts, other green components do
require the use of different maintenance procedures or products.

**Part I** provides some general guidelines for best-practice building
operations and maintenance procedures in the areas of indoor air quality
management, green and healthy housekeeping, indoor pest prevention and
control, waste reduction and recycling, energy and water conservation,
and green groundskeeping.

**Part II** lists the green materials, finishes and systems used in
[\[project name\]]{.mark} and highlights a few of the components that
property management and maintenance staff might not have worked with
before, since they are not yet commonly used in most buildings. The
highlighted product summaries list the products' green attributes and
manufacturer and supplier information, and offer guidance on
installation, care, maintenance, replacement, disposal and recycling of
products.

The **Appendix** includes various reference documents that provide more
in-depth guidelines on various topics, [such as green cleaning standards
and certified cleaning products, integrated pest management guidelines,
public transit information]{.mark} and other useful resources.

The manual does not provide comprehensive information on all systems and
materials used in the project. Management and maintenance staff should
also refer to the manufacturer and product information provided by the
general contractor, including owner's and operating manuals, product
specifications and warranty information, preventive maintenance
schedules for routine pre- and post-warranty maintenance, and as-built
drawings. The green recommendations in this manual should also be
integrated into any existing property management manuals, building
maintenance manuals and other key reference documents for this project.

Lastly, please bear in mind that this manual serves as only one part of
a comprehensive green O&M plan and program that should be established
for the project. To implement a successful green O&M program, the manual
must be used in conjunction with other strategies and activities, such
as:

-   **On-site trainings** for staff and residents to ensure best
    practices are understood and carried out. This manual can be used to
    help guide the training curriculum. Have knowledgeable staff and
    residents educate new staff and residents. Also, consider developing
    incentive programs to encourage the proper implementation of best
    practices.

-   **Signage** where it would provide reminders or clarification on
    specific green practices, maintenance products to use or avoid, or
    special settings for equipment. Whether permanent or temporary, the
    signage should be made from green materials, e.g., non-PVC,
    recycled-content materials with low-toxic adhesives.

-   **Green procurement/purchasing policies and service contracts** for
    vendors/suppliers of cleaning supplies, paper goods, fluorescent
    lamps, paint and adhesives.

-   **Ongoing monitoring and commissioning of all building systems** and
    adjustment of settings and controls to ensure systems are operating
    as intended and at optimized efficiency.

We recommend that a member of the on-site management staff be designated
as the point person in charge of monitoring and coordinating all of the
building's green operations and maintenance activities.

**I. Green Operations and Maintenance Guidelines**

This part of the manual provides guidelines for building operations and
maintenance procedures that will contribute both to maintaining the
health, safety and comfort of building residents and to protecting the
environment. The following section covers indoor air quality management,
green and healthy housekeeping, indoor pest prevention and control,
waste reduction and recycling, energy and water conservation, and green
groundskeeping procedures.

Preventive maintenance procedures play a central role in these
guidelines. Keeping a building's systems and materials optimized and
functioning as they were designed to function extends their useful life
and is the most effective and economical way to keep a building
environment healthy and resource efficient. Such maintenance strategies
prevent the need for premature replacement or repairs, thereby saving
money and time, reducing waste of materials and energy, and reducing
disruption to building residents.

***A. Indoor Air Quality Management***

[]{.mark}

The EPA ranks indoor air pollution among the top five environmental
risks to public health. Indoor air pollution can come from many sources,
including offgassing from building materials, finishes and furnishings
(such as paints, adhesives, flooring and carpeting, upholstery, and
pressed wood products such as particleboard and medium-density
fiberboard); cleaning products and solvents; cigarette smoke; combustion
from fuel-fired appliances and equipment; water leaks and moisture
intrusion or accumulation; outdoor air pollution (e.g., automobile
exhaust); pests such as cockroaches; pesticides; and---ironically---even
some types of "air fresheners." Indoor pollution problems are also often
caused by or exacerbated by inadequate ventilation. Indoor pollutants
include volatile organic compounds (VOCs) such as formaldehyde, benzene,
xylene and toluene (all known, probable or suspected carcinogens that
contribute to outdoor smog as well as indoor air pollution); carbon
monoxide; dust and particulates; and mold and mildew. Some pollutants
produce noxious odors, whereas others have no odor.

Indoor air is often considerably worse to breathe than outdoor air. Poor
indoor air quality (IAQ) is associated with a wide variety of health
problems, from headaches and allergic reactions to asthma attacks and
other respiratory problems, to life-threatening illnesses such as
Legionnaire's disease. When repeatedly exposed over time to certain VOCs
(such as formaldehyde), some people can develop heightened sensitivities
to those chemicals.

Preventing IAQ problems by proper source reduction (i.e., pollution
prevention) and by keeping all building materials clean and dry are the
best ways to protect the health and well-being of the building's
occupants. These measures are much easier than trying to correct IAQ
problems after they have developed.

The following are some basic strategies for safeguarding indoor air
quality:

-   **Selection of less-toxic materials and products:** Use nontoxic or
    low-toxic cleaning products; zero-VOC or low-VOC paints, finishes,
    adhesives, caulks and carpet; and formaldehyde-free wood products.
    Groups such as Green Seal, Greenguard and Scientific Certification
    Systems (SCS) verify manufacturer claims that a product is
    low-emitting and certify products. See the following sections on
    housekeeping, indoor pest prevention and green groundskeeping for
    additional guidelines on toxics reduction. Also, refer to the
    relevant materials sections in Part II and the resource links
    provided below.

-   **Entryway cleaning:** Regularly clean out the entryway grates and
    sweep and mop the interior and exterior entryway mats, hallways and
    walkways to reduce the amount of dirt, dust, pollen and other
    particles and contaminants entering the building. Provide mats
    inside the entryways as well as outside the doors. Make sure mats
    are long enough to accommodate two full walking strides.

-   **Smoking control:** Enforce the building's smoking policy. Do not
    allow residents, staff or visitors to smoke in any of the common
    areas or outside near the building's entryways, windows or air
    intakes.

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-   **Moisture control:** If conditions are very humid, run fans or
    dehumidifiers. Fix water leaks and intrusions, mop up standing water
    and immediately dry any building materials that get wet to prevent
    mold, mildew and bacterial growth. Make sure that heating,
    ventilating and air conditioning (HVAC) components are not exposed
    to standing water or leaks, as biocontaminants can spread through
    the building through HVAC ducts. If carpets or other absorptive
    materials have been soaked for more than 24 hours, they will usually
    need to be removed and replaced. Do not install porous or absorbent
    materials (e.g., carpet, upholstery, pressed board products) in
    areas that are exposed to a lot of moisture---for example, use metal
    shelving rather than pressed board shelving in janitors' closets.

-   **Mold control:** If you see discoloration (mold can be white,
    orange, green, brown or black) on surfaces; observe cracked or
    discolored grout, drywall or other building materials; and/or smell
    a musty odor, this may indicate a mold or mildew problem. Disinfect
    and dry all moldy areas immediately---mold grows and spreads
    quickly. If porous building materials are moldy (e.g., drywall,
    carpeting), remove them. Be sure to wear high-quality respiratory
    equipment and gloves, provide continuous and controlled ventilation
    (preferably with slight negative pressure in the contaminated area
    to bring clean air in) and put the contaminated materials in sealed
    bags before leaving the work area. If the mold problem appears to be
    serious, hire mold remediation specialists to assess and remediate
    the problem. Guides on mold control are cited in the links below.

-   **Carpet cleaning:** Carpet acts as a haven for dirt, bacteria and
    mold. Vacuum carpets regularly, preferably using a vacuum with a
    high-efficiency particulate air (HEPA) filter. When cleaning
    carpets, use a non-chemical, low-water process, and use fans
    afterward to dry the carpeting quickly. Also, carpets should never
    be installed in kitchens, bathrooms, laundry rooms or other
    high-moisture areas.

-   **HVAC/duct maintenance:** Perform routine system maintenance,
    filter replacement and duct cleaning throughout the building. (See
    the Energy and Water Conservation chapter of this manual.)

-   **Ventilation system:** This building has automatic
    continuous-ventilation fans and vents in all resident units.
    Regularly check and maintain the building's ventilation system to
    make sure it is working properly and meeting airflow specifications
    to deliver enough outside air to all areas of the building. Any
    toxic chemical products and supplies should be stored in a room that
    has negative pressure and that is vented directly to the outside.
    And all gas appliances (including furnace, clothes dryers, water
    heaters, etc.) must also be properly ventilated to the outside.

-   **Natural ventilation:** Open windows from time to time to get some
    outside air flowing through the rooms. When doing repairs, cleaning
    or installations that might involve any noxious chemicals or
    offgassing (including painting, gluing or applying finishes) or
    bringing new furniture into the building, open nearby windows during
    the work and leave them open for at least several hours after the
    work is complete.

-   **Repair/rehab work:** When preparing to do any rehab work or major
    cleaning, maintenance or repair projects inside the building, refer
    to Chapter 3 of *IAQ Guidelines for Occupied Buildings Under
    Construction* from the Sheet Metal and Air Conditioning Contractors'
    National Association (SMACNA) (see the website reference below) for
    instructions on protecting ducts, containing dust and mitigating
    other IAQ risks. If possible, isolate the part of the HVAC system
    serving the work areas from the rest of the system. Inform building
    occupants about any work that may affect their health or comfort,
    and provide respiratory equipment if needed. Note that carpet
    removal can release a lot of dust, mold and allergens into the air.

If residents and occupants develop health problems---especially chronic
respiratory problems---characterized by similar symptoms, bring in an
IAQ specialist to do a thorough investigation and building assessment.

> **For more information on protecting indoor air quality, refer to:**

-   U.S. EPA's Indoor Air Quality information:
    [www.epa.gov/iaq/index.html](http://www.epa.gov/iaq/index.html)

-   American Lung Association's Health House information:
    [www.healthhouse.org/index.asp](http://www.healthhouse.org/index.asp)

-   *Building Air Quality: A Guide for Building Owners and Facility
    Managers,* EPA Reference 402-F-91-102, EPA/NIST, December 1991:
    [www.epa.gov/iaq/largebldgs/graphics/iaq.pdf](http://www.epa.gov/iaq/largebldgs/graphics/iaq.pdf)
    or
    [www.epa.gov/iaq/largebldgs/baqtoc.html](http://www.epa.gov/iaq/largebldgs/baqtoc.html).

-   Chapter 3 of *IAQ Guidelines for Occupied Buildings Under
    Construction* (1995) from the Sheet Metal and Air Conditioning
    Contractors' National Association (SMACNA):
    [www.smacna.org/bookstore/](http://www.smacna.org/bookstore/)

-   California High Performance Schools (CHPS) Low-Emitting Materials
    criteria, List of Compliant Products:
    [www.chps.net/manual/lem_table.htm](http://www.chps.net/manual/lem_table.htm)

-   *A Brief Guide to Mold, Moisture, and Your Home,* EPA:
    [www.epa.gov/iaq/molds/moldguide.html](http://www.epa.gov/iaq/molds/moldguide.html)

-   "Mold in My Home: What Do I Do?", California Department of Health
    Services Indoor Air Quality Fact Sheet, 2001:
    [www.cal-iaq.org/mold0107.htm](http://www.cal-iaq.org/mold0107.htm)

    ***B. Green and Healthy Housekeeping***

This section contains information on efficient and healthy cleaning
procedures and techniques, housekeeping equipment, low-toxic cleaning
products, storage and disposal of cleaning products, and purchasing
criteria for disposable janitorial supplies. These recommendations
should be reviewed and incorporated into the building management's
official policies and contracts so that both in-house staff and outside
contractors will comply with these practices.

Conduct periodic training sessions for all custodial staff to inform
them about the hazards, use, maintenance and disposal of cleaning
chemicals and packaging as well as this building's green housekeeping
and low-toxic cleaning practices. Provide trainings as often as
necessary to account for personnel turnover. If it's an option, have
product supplier representatives come in to give trainings on the use of
their particular low-toxic products. Get feedback from custodial staff
on their experiences with using new products and adjust products or
practices as necessary.

Also, offer informational sessions for residents on how to use green and
healthy cleaning practices in their apartments.

**Cleaning Procedures**

The following strategies and techniques help conserve materials or
protect the health of custodial workers and the building's occupants.

-   When using cleaning products, use the least amount necessary to do
    the job. Often a slight amount of "elbow grease" or use of the right
    equipment (e.g., microfiber cloths) can reduce the amount of
    cleaning product that is needed. For dusting, using a damp mop or
    damp cloth rather than a solvent treatment is usually adequate.

-   Use only as much water as necessary.

-   After cleaning any surface, wipe up any residue or excess moisture.

-   Vacuum the entryway grates and mats frequently. Most contaminants
    and particulates are brought into a building through its entryways.
    Periodically clean underneath the mats as well.

-   Consider ordering concentrated products to reduce packaging and
    chemical consumption. If concentrated products are used, use portion
    control devices---such as mechanical dispensers and appropriate
    dilution systems---to minimize worker contact with and exposure to
    toxic or hazardous chemicals. Make sure concentrated products are
    mixed according to instructions to avoid the use of dangerous or
    ineffective concentrations. The manufacturer should provide training
    or information on the proper dilution of its product.

-   Do not mix multiple products. Some products can produce poisonous
    gases when combined.

-   Janitor closets should contain safety gear, including eye
    protection, dust masks, respiratory masks, gloves and a first aid
    kit.

-   Follow all cleaning/chemical handling instructions and safety
    precautions. Use protective gear when it's called for or when there
    is any risk of exposure to toxins.

-   Avoid the use of aerosols and spray products as much as possible.
    When a spray bottle is used, select a coarse spray or stream setting
    rather than a fine mist setting. Mists spread vapors across a larger
    area.

-   Adequately ventilate areas that are being cleaned and notify
    building occupants of any major cleaning or maintenance activities
    that could affect their health (e.g., floor stripping or coating)
    before such activities are carried out.

**Low-Toxic Cleaning Products**

This section offers some criteria for selecting low-toxic cleaning
products, a list of products and ingredients to avoid, information on
certified green cleaning products, and suggestions on products and
ingredients to consider using.

While the cleaning process and products can help remove harmful
contaminants such as mold, bacteria and particulates, many conventional
cleaning products can also cause health problems. The use of cleaning
products that are toxic is especially problematic for individuals who
have pre-existing health conditions such as asthma or allergies or who
have chemical sensitivities or compromised immune systems. Some cleaning
products can cause headaches, dizziness, skin irritation, respiratory
irritation and asthma, eye irritation or worse; some contain
cancer-causing substances, reproductive toxins, central nervous system
toxins and endocrine system/hormone disruptors. A study in the January
2001 *American Journal of Industrial Medicine* found that California
janitorial workers experience the highest rates of occupational asthma,
more than twice the rate for any other occupation. Some cleaning
products also contain substances that are toxic to aquatic life and
other species and can contribute to smog production. The types of
cleaning products that are most often toxic include disinfectants,
graffiti remover, drain cleaner, toilet bowl cleaner, chlorinated
scouring powder, carpet and upholstery shampoo, mold and mildew cleaner,
furniture and floor polish, and oven cleaner, among others.

An increasing number of nontoxic cleaning products are now on the
market, and many of them are just as effective as more conventional
products. When selecting cleaning products, look for products that are
labeled "low VOC" or "zero VOC," "nontoxic" and "biodegradable." Also,
look for the following attributes:

-   Water-based and/or plant-based rather than petroleum-based solvents

-   A neutral or mild pH (closer to 7 than to 0 or 14) to avoid high
    acidity or alkalinity

-   Less than 10 percent VOC concentration by weight when diluted; or
    less than 1 percent by weight for general purpose cleaners (per
    Green Seal); or less than 25 grams of VOC per liter of cleaning
    solvent (per the South Coast Air Quality Management District)

-   Concentrated (for less packaging)

-   Can be diluted in cold water

-   Readily biodegradable (60 percent to 70 percent biodegradable within
    28 days)

-   Unscented (some people are allergic to certain fragrances)

-   Recycled-content container/packaging and/or minimal packaging

-   Recyclable packaging or reusable or returnable/refillable container

Use chlorine bleach and other disinfectants very sparingly. It is not
necessary to use disinfectants for most cleaning jobs; sanitizers are
usually sufficient. Disinfectants are inherently toxic, as they are
meant to kill organisms. If you do use a disinfectant, use a diluted,
intermediary-grade product. Peroxide-based products are a good
alternative to chlorine bleach. Never use undiluted chlorine bleach or
ammonia; both are caustic and can cause major respiratory irritation.
Also, avoid antibacterial and antimicrobial agents except where required
by health codes. These can cause germs to become resistant to
antibiotics.

The attributes and ingredients that are preferable or to be avoided
differ slightly for each type of cleaning product. Some products, for
example, will naturally have a higher or lower pH than others. For a
more complete list of issues to consider for specific product types
(e.g., bathroom cleaner, disinfectant, floor finish, polish, degreaser,
glass cleaner, graffiti remover, gum remover, lime and scale remover,
solvent spot remover, wood and stone floor coatings), see the Cleaning
Product Selection chapter in *The Pennsylvania Green Building Operations
and Maintenance Manual,* developed by the Pennsylvania Department of
General Services and Green Seal. Where possible, using a safe
multipurpose cleaner for a variety of functions will simplify product
research, purchasing, tracking and disposal as well as employee
training.

As a general rule, avoid products that are labeled "danger---poison."
Products with "warning" labels are also dangerous but less so, and
products labeled "caution" are the least harmful of the three, although
they can still be hazardous. Also, avoid products that are labeled
"corrosive," "severely irritating," "highly flammable" or "highly
combustible." Avoid aerosols when possible as they often contain
hydrocarbon propellants, which are flammable and can contribute to
indoor air quality problems.

More specifically, **avoid using products that contain the following
ingredients**, or make sure each ingredient makes up less than 0.01
percent by weight of the concentrated product:

-   Acetone

-   Alcohols

-   Alkylphenols, alkylphenol ethoxylate, nonylphenol ethoxylate and
    other ethoxylates (endocrine-disrupting chemical sometimes used in
    liquid detergents)

-   Ammonia or ammonium quaternary compound disinfectants (e.g.,
    parasterol or benzalkonium chloride, benzethonium chloride,
    cetalkonium chloride, cetrimide, cetylpyridinium chloride,
    benzyldimethylstearylammonium chloride)

-   Benzyl alcohol

-   Butane

-   Butoxypropanol

-   Chlorhexidine and chloramine-T

-   Coconut diethanolamide

-   Cyclohexanol

-   Dibutyl phthalate, other pthalates

-   Diethanolamine

-   Diethylene glycol, and diethylene glycol
    monobutyl/monoethyl/monomethyl ether

-   Dyes and perfumes/fragrances

-   EDTA (ethylene diamine tetraacetic acid, or ethylene dinitrilo
    tetraacetic acid) and NTA (nitrilotriacetic acid)

-   Ethylene glycol, and ethylene glycol monobutyl ether (butyl
    cellosolve)

-   Fluorocarbons (e.g., HCFCs), which are ozone-depleting compounds

-   Heavy metals such as lead, arsenic, mercury, cadmium, chromium,
    cobalt, nickel and zinc

-   Hexylene glycol

-   Hydrochloric acid

-   Isobutene

-   Methyl ethyl ketone

-   Methylene chloride

-   Monoethanolamine

-   NTA

-   N-hexane

-   N-methyl pyrrolidinone

-   Naphtha or naphthalene

-   Perchloroethylene

-   Phenolic compounds

-   Phosphates (or at least no more than 0.5 percent by weight) in
    detergents

-   Phosphoric acid

-   Potassium hydroxide

-   Propylene glycol, or propylene glycol monomethyl ether

-   Sodium hydroxide

-   Sodium hypochlorite

-   Sodium metasilicate

-   Stoddard solvent

-   Toluene

-   Triethanolamine

-   Trichloroethylene

-   Xylene

-   1,1,1-TCE

-   2-butoxyethanol

    Most of a product's ingredients and properties, as well as safety
    and first aid information, are provided on its material safety data
    sheets (MSDS). Request and review the MSDS for all cleaning products
    used in the building, and keep current copies filed on site. Make
    sure staff are familiar with the MSDS format and know where the
    sheets are kept. The U.S. Occupational Safety and Health
    Administration (OSHA) requires all manufacturers to provide an MSDS
    with the first shipment of any hazardous chemical product, and
    requires users of the product to keep a copy on file and available
    for review by employees. Good online sources of safety data for many
    products are the National Institutes of Health's Household Products
    Database at
    [householdproducts.nlm.nih.gov/products.htm](http://www.householdproducts.nlm.nih.gov/products.htm),
    the Safety Information Resources, Inc. (SIRI) MSDS Index at
    [siri.org/msds/](http://www.hazard.com/msds/),
    [msdssearch.com](http://www.msdssearch.com/) and
    [msdsonline.com](http://www.msdsonline.com/). Lethal dose
    thresholds, among other properties and characteristics, should be
    disclosed on MSDS. A product is considered toxic to humans if its
    oral lethal dose (LD 50) is less than 2,000 mg/kg or its inhalation
    lethal concentration (LC 50) is less than 20 mg/L.

However, not all ingredients and hazards are disclosed on products'
MSDS, and chemicals are sometimes known by several different names.
Furthermore, manufacturers' product claims can sometimes be misleading
or even deceptive. Fortunately, there are third-party certifiers that
verify specific product claims. The nonprofit organization Green Seal
has a green standard (GS-37) for industrial and institutional cleaners
as well as a standard (GS-40) for industrial and institutional floor
care products. Many cleaning products have undergone testing using those
standards and have received Green Seal certification. Go to
[www.greenseal.org/findaproduct/](http://www.greenseal.org/findaproduct/)
to see a list of Green Seal--certified cleaning products. Scientific
Certification Systems also certifies products' single-attribute claim of
biodegradability ([www.scscertified.com](http://www.scscertified.com/)).
In addition, the EPA's Design for the Environment (DfE)'s Formulator
Program has recognized a number of cleaning products. Links to the DfE
product list and other useful resources are provided at the end of this
section.

In addition to the less-toxic commercial cleaning products that are
available, some common and inexpensive household substances can be used
as effective and nontoxic alternative cleaning solutions for most basic
cleaning jobs and for residents' cleaning needs. These substances
include baking soda, white vinegar, salt, lemon juice, borax,
dishwashing detergent and hydrogen peroxide. For example, baking soda,
hot water and vinegar can clear drains, and borax and hydrogen peroxide
can remove stains and mildew.

Building management should consider purchasing some low-toxic cleaning
and pest control products to sell or give to residents to deter the use
of toxic products in the residential units.

**Storage and Disposal of Cleaning Products**

-   Follow the storage instructions provided on each product's label.

-   Store toxic/chemical cleaning products and any other hazardous
    materials away from residential areas, if possible, and in a safe,
    mechanically ventilated area with separate outside exhaust and
    negative pressure.

-   Do not stockpile excess amounts of chemical products on site.

-   Do not store different types of chemical products next to one
    another, as they could be reactive.

-   For any containers of unused chemical cleaning products that are not
    going to be used, call the city's hazardous waste program to arrange
    for drop-off at the SF recycling and disposal hazardous waste
    facility. See the Hazardous Waste section in this manual's Waste
    Reduction and Recycling chapter.

**Disposable Janitorial Supplies**

-   Reduce the purchase and use of disposable products. For example, use
    microfiber cloths rather than disposable towels where possible.

-   When purchasing paper goods (paper towels, toilet paper, etc.) and
    trash bags, select products that have recycled content, preferably
    including some post-consumer content. Some products have 100 percent
    recycled content. Products that meet the EPA's Comprehensive
    Procurement Guidelines contain high levels of recycled content
    ([www.epa.gov/cpg/products/tissue.htm](http://www.epa.gov/cpg/products/tissue.htm)
    and [www2.ergweb.com/cpg/user/cpg_search.cfm]{.underline}).

-   Also, select paper products that are unbleached or made with a
    non-chlorine bleaching process.

**Housekeeping Equipment**

Many of these suggestions are taken from the LEED rating system for
existing buildings (requirements for IEQ credit 10.6).

-   When purchasing a new vacuum cleaner, consider purchasing a HEPA
    (high-efficiency particulate air) vacuum. See the Carpet and Rug
    Institute's (CRI) Green Label listing of vacuums tested for their
    particulate removal performance (capturing at least 96 percent of
    particulates 0.3 microns in size) and for low noise levels (less
    than 70 dBa):
    [www.carpet-rug.org/drill_down_2.cfm?page=8&sub=9](http://www.carpet-rug.org/drill_down_2.cfm?page=8&sub=9)

-   Other powered maintenance equipment, such as floor buffers and
    automatic scrubbers, should also be equipped with vacuums, guards,
    filters and/or other devices for capturing fine particulates, should
    have a noise level less than 70 dBa, and should be designed
    ergonomically to minimize vibration and use fatigue. Automated
    scrubbing machines should also have variable-speed feed pumps to
    optimize the use of cleaning fluids.

-   Carpet cleaning equipment should be able to remove water so carpets
    can dry in less than 24 hours.

-   If propane floor equipment is used, select a machine with a
    high-efficiency, low-emissions engine.

-   Battery powered equipment should have environmentally preferable gel
    batteries.

-   Mobile equipment should have rubber bumpers to reduce potential
    damage to walls.

-   Make sure that all housekeeping equipment receives regular servicing
    and maintenance (including filter replacements) according to a
    preventive maintenance schedule.

-   Upgrade to environmentally preferable equipment over time, as new
    equipment is needed.

**For more information on green and healthy cleaning, refer to:**

-   Green Seal standard GS-37 for industrial and institutional cleaners:
    www.greenseal.org/certification/standards/gs37.pdf and GS-40 for
    industrial and institutional floor care products:
    www.greenseal.org/certification/standards/gs40.pdf

-   List of Green Seal--certified cleaners and floor care products:
    [www.greenseal.org/findaproduct/](http://www.greenseal.org/findaproduct/)

-   Greenguard Indoor Air Quality Certification of Cleaning Systems:
    [www.greenguard.org](http://www.greenguard.org/)

-   City of San Francisco Precautionary Purchasing Criteria,
    Institutional Cleaners Specifications and Technical Specifications
    for Procurement of Janitorial Cleaners:
    [www.sfenvironment.com/aboutus/innovative/epp/](http://www.sfenvironment.com/aboutus/innovative/epp/)
    (San Francisco's Department of the Environment is developing a
    contract for green cleaning products. Contact the department for an
    update on its availability.)

-   U. S. EPA Design for the Environment (DfE) Formulator Program, List
    of Formulator Partners and Recognized Products:
    [www.epa.gov/oppt/dfe/pubs/projects/formulat/formpart.htm](http://www.epa.gov/oppt/dfe/pubs/projects/formulat/formpart.htm)

-   SCAQMD Clean Air Solvent (CAS) Certification Program, List of
    Certified CAS Products and Companies:
    [www.aqmd.gov/rules/cas/prolist.html](http://www.aqmd.gov/rules/cas/prolist.html)

-   List of Prop 65 chemicals "known to the State of California to cause
    cancer or birth defects":
    [www.oehha.ca.gov/prop65/prop65_list/Newlist.html](http://www.oehha.ca.gov/prop65/prop65_list/Newlist.html)

-   List of endocrine-disrupting chemicals:
    [www.ourstolenfuture.org/basics/chemlist.htm](http://www.ourstolenfuture.org/basics/chemlist.htm)

-   List of persistent and bioaccumulative toxins:
    [www.epa.gov/epaoswer/hazwaste/minimize/chemlist.htm](http://www.epa.gov/epaoswer/hazwaste/minimize/chemlist.htm)

-   INFORM's Cleaning for Health information:
    [www.informinc.org/cfh_00.php](http://www.informinc.org/cfh_00.php)
    and
    [www.informinc.org/cleanforhealth.php](http://www.informinc.org/cleanforhealth.php)

-   U.S. EPA Environmentally Preferable Purchasing, Cleaning Products
    Pilot Project, Purchasing Decision Wizards:
    [www.epa.gov/opptintr/epp/pubs/cleaners/select/matrix.htm](http://www.epa.gov/opptintr/epp/pubs/cleaners/select/matrix.htm)

-   U.S. GSA Federal Supply *Schedule 073 (Food Service, Hospitality,
    and Cleaning): Cleaning Equipment, Accessories, Janitorial Supplies,
    Cleaning Chemicals and Sorbents,* August 2004:
    www.gsaelibrary.gsa.gov/ElibMain/ScheduleSummary?scheduleNumber=73

-   Janitorial products pollution prevention fact sheets (on toilet
    cleaning, hard floor care, carpet care, restroom cleaning, glass
    cleaning, metal cleaning and disinfectants), Western Regional
    Pollution Prevention Network:
    [www.wrppn.org/janitorial/factsheets.cfm](http://www.wrppn.org/janitorial/factsheets.cfm)

-   "Cleaning Procedures" and "Cleaning Product Selection" chapters and
    the Green Cleaning Appendix within *The Pennsylvania Green Building
    Operations and Maintenance Manual,* Commonwealth of Pennsylvania w/
    Green Seal and the Department of General Services' Property
    Management:
    [www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363](http://www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363)

-   Center for a New American Dream, Institutional Purchasing Program:
    [www.newdream.org/procure/index.php](http://www.newdream.org/procure/index.php)

-   EnviroSpec: [www.envirospec.org](http://www.envirospec.org/) (This
    organization is currently drafting a Janitorial Cleaner and Building
    Maintenance Product Screening Tool for the National Park Service.)

-   The Ashkin Group, which consults, conducts workshops and
    disseminates information on green cleaning:
    [www.ashkingroup.com](http://www.ashkingroup.com/)

***C. Indoor Pest Prevention and Control***

Both pests and pesticides can pose health concerns for building
occupants. Pesticides are poisons, and they are often poisonous to
humans as well as to pests. Studies have linked pesticides to cancer,
birth defects and neurological and immune system disorders, as well as
allergies. Pesticides should only be used as a last resort and
sparingly. As a general rule, avoid products that are labeled
"danger---poison" as those tend to be the most toxic.

**Integrated Pest Management**

There are many ways to prevent and control pests without using toxic
chemical pesticides or insecticides. [San Francisco's Department of the
Environment has an Integrated Pest Management (IPM) Program, which
provides guidance and resources on safe ways to control and eliminate
pests. IPM emphasizes the use of physical barriers, biological controls
and other natural forms of pest control to minimize the use of
pesticides to the greatest possible degree. City departments are
mandated by city ordinance to use IPM practices.]{.mark}

[]{.mark}

[Please see the Department of the Environment's *Integrated Pest
Management Training Manual*, provided in the Appendix. It provides
specific information on the benefits of IPM and methods for controlling
a variety of pests, including cockroaches, ants, rodents, flies, fruit
flies, fleas and pigeons. If a pesticide must be used, refer to the San
Francisco Reduced-Risk Pesticide List in the Appendix to select an
approved less-toxic pesticide (also check for updates of the list). To
supplement those resources, this section of the manual provides general
information on pest management as well as specific information on the
prevention and control of bed bugs, given that they have been a problem
in this building in the past.]{.mark}

**Pest Prevention Tips**

-   Clean up any open, unsealed food, crumbs and liquid/spills from all
    floors and surfaces.

-   Sweep floors and vacuum regularly (with a HEPA vacuum, if possible).

-   Rinse bottles, cans and containers before putting them in the
    recycling bins. Clean out the recycling bins periodically to remove
    sticky residues.

-   Make sure all door cracks or other openings in the trash rooms are
    sealed or caulked to keep any pests from entering (and to keep odors
    contained).

-   Minimize clutter, paper files and storage supplies that can provide
    hiding places for pests.

-   Make sure that kitchen cabinet penetrations as well as plumbing
    penetrations are filled and sealed.

-   Fix all water leaks and dry any moisture-damaged materials.

-   Do not overwater indoor plants. Wet soil and water left standing in
    the plant pots' overflow dishes provide drinking areas for pests.

**Pest Management Protocols**

Building management should have a pest control professional (preferably
someone who specializes in IPM or nontoxic pest control) perform regular
pest inspections at the building.

If any toxic pesticide will be used in or around the building, the
building management should notify residents and staff at least 72 hours
before it is applied, or, for emergency applications, at least 24 hours
before. Require or encourage occupants to stay away during the
application, if possible, and to open their windows for extra
ventilation. If necessary, parts of the ventilation system should be
shut down during pesticide application to keep localized pesticides from
spreading throughout the building.

If any pesticides are stored at the building, store them in a locked,
ventilated (preferably outdoor) room. Do not stockpile a large surplus
on site, and always keep products in their original containers.

**[Bed Bug Prevention and Control]{.mark}**

Bed bugs are small, nocturnal insects that feed on blood. Adult bed bugs
are about 1/4-inch long and 1/8-inch wide; younger ones are smaller
(often about 3/16 of an inch long or the size of a pinhead). They have
flat, reddish-brown bodies with six legs, and after feeding they become
round and red. They give off a sweet, musty odor. Their eggs are white
and very small, and their excrement appears as tiny brown or black
spots. Bed bugs are typically found on mattresses, box springs and bed
frames, clothing, bedding, furniture or any dark cracks, seams or
crevices in walls and floors. They can travel through water pipes, wall
voids and ducts, and can spread from room to room. Some people who are
bitten by them get itchy welts on their skin. The bugs are not known to
transmit any human pathogens.

***Preventing the Introduction of Bed Bugs***

It is critical to prevent bed bugs from being brought into the building.
These are some rules for prevention:

-   Resident belongings such as clothing, bedding or furniture should be
    inspected carefully and washed before they are allowed into the
    building. Wash items in hot, soapy water and dry them on the hottest
    dryer setting. Freezing the materials at less than 0 degrees for
    several days is also known to kill bed bugs.

-   When bedding is brought into the building for washing or is removed
    from a unit, seal the items (e.g., sheets, blankets, pillows and
    pillowcases) in a plastic bag before transporting them into or
    through the building to avoid spreading an infestation to other
    areas.

-   As a general rule, used mattresses and bed frames should not be
    allowed into the building.

-   All of the mattresses provided for residents are encased in a
    permanent plastic covering to prevent infestations. On a periodic
    basis and whenever there is resident turnover in a unit, each
    mattress should be checked to make sure its plastic covering is not
    torn.

-   Eliminate excess clutter in rooms, particularly near beds and
    clothes, to reduce the number of places where the bugs can hide.

-   Educate staff and residents on how to prevent and safely get rid of
    bed bugs. Distribute information and hold educational sessions if
    bed bugs are a recurring problem in the building.

***Getting Rid of Bed Bugs***

-   Wash all infested bedding and clothing with hot, soapy water and dry
    it on the hottest dryer setting, or freeze the materials at less
    than 0 degrees for several days. The owner might consider purchasing
    an on-site freezer for this purpose. Upon initial move-in,
    residents' belongings were frozen in a city maintenance truck parked
    outside the building.

-   Use hot, soapy water or rubbing alcohol to wipe surfaces where the
    bugs are living.

-   Vacuum cracks, crevices and other hiding places in walls, floors and
    furniture where adult bed bugs or eggs are found. Dispose of the
    vacuum contents in a sealed trash bag.

-   If a mattress with bed bugs is torn and/or infested, it will
    probably need to be disposed of, as the bugs can live inside the
    mattress where they can't be reached. Do not treat mattresses with
    insecticides unless a specialist verifies that the treatment is
    nontoxic to humans. Wrap and seal any infested mattress before
    carrying it out of the apartment.

-   Seal any cracks where the bugs are living.

-   Eliminate excess clutter in rooms, particularly near beds and
    clothes, to reduce the number of places where the bugs can hide.

-   If the infestation cannot be eliminated through the above methods
    and an insecticide must be used, use the least-toxic non-repellant
    insecticides. These include permethrin, cypermethrin and resmethrin.
    The bugs' eggs are not affected by insecticides, so the treatment
    will probably need to be applied several times to kill the
    hatchlings. There are also sticky traps designed for bed bugs. Baits
    for ants and cockroaches won't work for killing bed bugs.

-   Educate staff and residents on how to prevent and safely get rid of
    bed bugs. Distribute information and hold educational sessions if
    bed bugs are a recurring problem in the building.

The preceding information on bed bugs is primarily based on guidelines
from the San Francisco Department of Public Health's fact sheet on bed
bugs as well as a report entitled *Bed Bugs: A Growing Problem*, by
Harold J. Harlan, Senior Entomologist, NPMA, and Gail M. Getty,
Entomologist, University of California, Berkeley.

> **For more information on pest management, refer to:**

-   Department of the Environment's *Integrated Pest Management Training
    Manual,* in the Appendix (and at
    [www.sfenvironment.com/aboutus/innovative/ipm/manual.htm](http://www.sfenvironment.com/aboutus/innovative/ipm/manual.htm))

-   San Francisco Reduced-Risk Pesticide List, also in the Appendix (and
    at
    [www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm](http://www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm))

-   Contact the city's Department of Public Health or Department of the
    Environment if you have additional questions.

***D. Waste Reduction and Recycling***

The three R's of resource conservation are reduce, reuse and recycle.
Reduce (i.e., prevent) as much waste as possible by avoiding the overuse
of material. Reuse materials when possible. Recycle everything that is
recyclable to allow waste materials to be made into other useful
materials rather than go into a landfill. And to "close the loop,"
choose products that contain recycled content when available. In
addition to reducing the amount of land needed for landfills, waste
reduction helps conserve renewable and nonrenewable resources, and helps
conserve energy and reduce pollution associated with the production and
transportation of materials.

This section provides information on how to prevent waste; participate
in the city's weekly curbside recycling program; recycle waste generated
by building rehabilitation, renovation and maintenance projects; and
dispose of hazardous waste properly.

[]{.mark}

[]{.mark}

**Waste Prevention**

Waste prevention is also sometimes referred to as source reduction or
waste reduction. It is simply making choices or taking actions that
prevent the generation of waste. Examples of waste prevention include:

-   Use preventive maintenance to maximize the useful life of all
    building materials and equipment.

-   Buy durable items so they will last a long time before needing to be
    thrown out and replaced.

-   Avoid purchasing disposable materials when it is possible to use
    reusable products. For example, use long-life rechargeable batteries
    rather than disposable batteries, and reusable cloths rather than
    paper towels.

-   Select and request items with less packaging or purchase items in
    bulk quantities (or liquid concentrates) with reduced packaging.
    Avoid products with unnecessary packaging such as individually
    wrapped items (i.e., packaging within packaging) whenever possible.

-   Select products with recycled content (e.g., paper and office
    products, furniture, etc.).

-   Select products that are recyclable and are accepted by the San
    Francisco curbside recycling program whenever possible.

-   When ordering materials, ask if surplus/unused materials can be
    returned. Also, ask suppliers to take back and recycle or reuse
    their packaging materials.

> **[For more information:]{.mark}**
>
> [The California Integrated Waste Management Board's website has a
> wealth of information on waste prevention and recycling, including a
> database of recycled-content products
> ([www.ciwmb.ca.gov/RCP/](http://www.ciwmb.ca.gov/RCP/)), a Waste
> Prevention Information Exchange directory
> ([www.ciwmb.ca.gov/WPIE/](http://www.ciwmb.ca.gov/WPIE/)) and the
> CalMAX California Materials Exchange
> ([www.ciwmb.ca.gov/CalMAX/search.asp](http://www.ciwmb.ca.gov/CalMAX/search.asp)).]{.mark}

**Weekly Recycling Program**

***Recyclable Materials***

Materials that can be recycled [in San Francisco]{.mark} include:

-   **Paper**: All types, including newspaper, cardboard (unwaxed),
    paperboard (e.g., cereal boxes without the lining bag), office
    paper, envelopes (plastic windows OK), junk mail, magazines and
    catalogs, milk cartons, paper egg cartons, phonebooks, wrapping
    paper, etc.

-   **Aluminum** cans and foil

-   **Glass** bottles and jars

-   **Plastic** **bottles** (Numbers 1 through 7)

-   **Plastic tubs** and lids (Numbers 2, 4 and 5 only)

-   **Spray cans** (empty)

-   **Tin** (steel) cans

All recyclables can be co-mingled in the same recycling bin. They do not
need to be separated according to the different types of recyclable
materials.

Materials that *cannot* be recycled include juice boxes, light bulbs,
plastic bags, styrofoam, ceramic dishes, coat hangers, waxed cardboard,
mirrors and window glass.

> Please go to <http://www.sfrecycling.com/sf_blue_toter.htm> to
> download and print the free posters/signs (or the webpage list),
> showing what items are and are not recyclable. Post the signs on or
> next to the recycling bin in each trash room and on all recycling bins
> in the common areas. Property managers could also distribute laminated
> signs to each resident to keep near the recycling bins in each unit.
> [A sample poster is provided in the Appendix of this manual.]{.mark}

***Collection of Recyclables***

[The building has two large 96-gallon recycling carts for municipal
curbside pick-up of the co-mingled recyclables. They are kept in the
first-floor trash room. There are also smaller recycling containers in
the trash rooms on each floor for collecting recyclables from the
residents. These bins are emptied into the larger containers. Each
resident also has, in addition to a trash can, a small blue recycling
can in his or her unit. These should be emptied into the trash room
recycling bins at least once a week.]{.mark}

For a building's recycling program to be successful, it is very
important to make it as easy for occupants to recycle items as it is for
them to throw items away. A recycling bin should be located next to
every trash can, and each should be clearly labeled. This applies to all
areas, including [common areas such as the laundry room, community room
and kitchen]{.mark}, as well as janitors' closets. If a trash can does
not have a recycling bin next to it, recyclable items will be thrown
away. Likewise, if a recycling bin does not have a trash can nearby,
people will contaminate the recyclables with trash. All recycling bins
in the building should be washed out often to remove sticky residues
that might attract pests.

Property management should educate maintenance staff and residents about
the building's recycling program. Management and maintenance staff
should encourage residents to rinse out bottles and cans to avoid
attracting pests and to put all of their recyclables into the blue bins,
and should make sure the residents' waste and recycling cans are emptied
into the appropriate receptacles in each floor's trash room every week.
Housekeeping staff might need to go to each unit to collect trash and
recyclables. If residents are not participating in the recycling program
or are recycling improperly, the owner or building managers should
consider creating an incentive program to reward residents who recycle
properly and regularly.

***Composting***

Once the building's recycling program is running smoothly, building
managers should consider instituting a compost program. While management
might not choose to ask residents to participate in the compost
collection program (as it could prove difficult to get residents to
collect their compost and doing so could be problematic from a pest
control perspective), [it should be relatively easy to collect landscape
trimmings from the courtyard plantings and compostable food waste from
the commercial kitchen. The compost bin could be shared with the
building's commercial/retail tenants as well.]{.mark}

**Building Rehabilitation / Renovation Waste Management**

Scrap and debris from construction and demolition (C&D) work---including
rehab-related work---makes up a large part of the waste stream that is
dumped into landfills, and the majority of that waste is recyclable.
Diverting such waste by having it recycled or donating it for salvage
and reuse not only saves landfill space but also creates recycled
alternatives to virgin materials and can save money on disposal fees.

[San Francisco's Department of the Environment is currently developing
an ordinance to require C&D waste diversion and recycling. Once that
ordinance is in place, more information and options should be available
within the city, and the process of recycling construction and
renovation waste should become easier.]{.mark}

This section covers local recycling and salvage options related to
building rehab work as well as information on the proper disposal of
hazardous wastes resulting from building maintenance.

> **Waste Management Tips**

-   Before starting a rehab project that will generate waste, identify
    the local recycling and salvage options and the pick-up or drop-off
    services.

-   Include recycling requirements in contracts for subcontractors hired
    to do work at the building.

-   Provide space for recycling/salvage containers on site, preferably
    for each type of recyclable material, and label each container with
    large signs in all languages spoken by the workers.

***Recycling Construction and Demolition Waste***

Items that may be recycled by facilities in most areas include
appliances, cardboard, drywall, paint, carpet, scrap metal, wood and
pallets, plate glass, landscape trimmings, asphalt and concrete, bricks
and tiles, rubber scrap, roofing, dirt and hazardous materials,
including electronics.

[In San Francisco]{.mark}, many building materials can be recycled at SF
Recycling & Disposal/Sanitary Fill Company at 501 Tunnel Avenue
(415.330.1400, www.sfrecycling.com), including mixed C&D waste, mixed
inerts (e.g., rocks and concrete), cardboard, untreated wood, pallets,
metal, yard trimmings, asphalt and concrete, and bricks. Sunset
Scavenger and Golden Gate Disposal and Recycling are local recycling
companies affiliated with SF Recycling & Disposal. There are also many
other recycling facilities in the Bay Area, including the Blue Line
Transfer in South San Francisco and the San Bruno Garbage Company in San
Bruno, both of which accept almost all types of materials.

If you separate recyclables by material type (for "clean loads"),
facilities should charge you lower dumping fees. Sometimes facilities
will even pay for certain materials, including some metals. But many
recycling facilities will also accept mixed waste and will sort the
items. Do not put plastics, hazardous waste or food waste in with the
mixed/co-mingled recyclables.

**Carpet Recycling**

[Collins & Aikman (C&A) Floorcoverings]{.mark} has a carpet take-back
program. In fact, the company will take any manufacturer's carpet back
and fully recycle it into new carpet. ([Patcraft]{.mark} and several
other carpet manufacturers will do this as well.) Contact your local C&A
representative, call C&A's headquarters at 800.241.4080 or 800.248.2878,
or contact the L.A. Fiber Company at 323.589.5637 for assistance. Or for
Patcraft's carpet recycling program, call 800.241.4014. There is usually
a fee associated with having carpet recycled---according to the Carpet
America Recovery Effort (CARE), the cost is often 5 cents to 25 cents
per pound of old carpet, and carpet typically weighs about 4 to 5 pounds
per square yard. The cost is determined by the proximity of the carpet
to recycling facilities and by the type of fiber.

***Salvage Yards***

Many types of building materials are accepted by salvage yards. Examples
of reusable building materials include (but are not limited to)
furniture, flooring, electrical equipment, ducts, plumbing fixtures,
light fixtures, doors and windows.

[San Francisco]{.mark} salvage yards include Building Resources at 701
Amador Street (415.285.7814, www.buildingresources.org) and Caldwell
Building Wreckers/Salvage at 195 Bayshore Boulevard (415.550. 6777,
www.caldwell-bldg-salvage.com). There are many others in the Bay Area,
including Urban Ore in Berkeley. For more listings and information, see
the resources referenced below.

You can also post items to donate through the California Materials
Exchange (CalMAX):
[www.ciwmb.ca.gov/calmax/](http://www.ciwmb.ca.gov/calmax/),
877.520.9703.

**Hazardous Waste Disposal**

Hazardous waste materials must be dropped off at the appropriate
facilities for safe disposal or recycling so they don't contaminate the
community's air, water or soil.

Hazardous waste materials include:

-   Paint, paint thinners, primers, stains and other finishes

-   Toxic glues and adhesives

-   Chemical cleaning supplies (cleaners, disinfectants, graffiti
    removers, polish, deodorizers, etc.)

-   Fluorescent lamps/light bulbs (see the brochure from SF Environment
    in the Appendix)

-   Switches or thermostats that contain mercury

-   PCB ballasts

-   Pesticides, herbicides, chemical fertilizer

-   Computers, TVs, and other electronic equipment

-   Printer/copier ink/toner

-   Batteries (all types)

-   Medical/biohazard waste (including needles)

-   Used motor oil

-   Compressed gases

**Latex Paint Recycling**

Unused paint can be dropped off at the [SF Recycling & Disposal facility
on Tunnel Avenue]{.mark}. You could also consider donating it to local
nonprofit organizations or to paint companies to reuse or recycle. For
information on various donation options, go to
http://www.sfenvironment.com/directories/paint2.htm. [San Francisco
residents can also drop off small amounts of extra paint at any Cole
Hardware store in San Francisco. Cole Hardware also accepts household
and rechargeable batteries, fluorescent light bulbs, empty printer
cartridges and copper and brass scrap metal. This program is meant for
individual residents, not for the recycling of large quantities.]{.mark}

Most hazardous materials can be dropped off at the [SF Recycling &
Disposal facility on Tunnel Avenue]{.mark}. [Maximum quantities are 27
gallons per month or 220 pounds per month. An appointment is required
for some materials, but not for universal waste such as fluorescent
lamps. Disposal fees vary by type and volume of waste, but generally
range from \$1 to \$5 per gallon. For larger quantities of hazardous
waste (more than 27 gallons or 220 pounds per month), you must hire a
private waste firm for disposal. Individual residents can drop off small
amounts of hazardous waste at the same facility free of charge and
without an appointment; they only need to bring proof of
residence.]{.mark}

[]{.mark}

[For information on which materials can be dropped off, which ones
require an appointment and where they can be taken (or who can pick them
up), please call 415.554.4333 or 415.330.1425, or check the SF
Department of Environment Toxics Disposal and Recycling website:
[www.sfenvironment.com/aboutus/toxics/](http://www.sfenvironment.com/aboutus/toxics/).]{.mark}

**For more information on recycling, refer to:**

-   [City of San Francisco Recycling]{.mark} information:
    [www.sfrecycles.org](http://www.sfrecycles.org/), 415.554.7329 or
    415.355.3700

-   SF Recycling services:
    [www.sfrecycling.com](http://www.sfrecycling.com/), 415.330.1425 or
    415.330.1400

-   San Mateo RecycleWorks, *Construction Site Recycling: A Guide for
    Building Contractors,* downloadable from
    [www.recycleworks.org/con_dem/](http://www.recycleworks.org/con_dem/)

-   StopWaste/Alameda County Waste Management Authority, *Builders Guide
    to Reuse & Recycling,* (which lists haulers and recyclers for all
    types of building materials, is downloadable from
    [www.stopwaste.org/home/index.asp?page=292](http://www.stopwaste.org/home/index.asp?page=292)

-   To find more information on recycling options for any area in the
    country, go to [www.earth911.org](http://www.earth911.org/)

    ***E. Energy and Water Conservation***

This section provides an overview and general guidelines on preventive
maintenance and green operations strategies. It also offers specific
suggestions on water conservation and energy-efficient maintenance for
mechanical systems and equipment (e.g., ducts and filters, heating
systems, cooling towers) and for electrical components (e.g.,
photovoltaics and lighting). For more detailed or technical information,
consult the equipment manufacturers' manuals and documentation as well
as the resources listed throughout this section.

**Energy Efficiency Strategies**

The U.S Department of Energy's Federal Energy Management Program (FEMP)
defines operations and maintenance (O&M) as "the activities related to
the performance of routine, preventive, predictive, scheduled and
unscheduled actions aimed at preventing equipment failure or decline
with the goal of increasing efficiency, reliability and safety."
Inadequate testing and maintenance of mechanical and electrical systems
(e.g., leaks or improperly adjusted controls) can lead to significant
energy waste. Conversely, proactive and proper maintenance practices can
lead to substantial energy savings. Many best practices can be
implemented easily and at relatively low cost. According to FEMP, using
a combination of many O&M best practices can "save an estimated 5
percent to 20 percent on energy bills without a significant capital
investment. Depending on the facility, these savings can represent
thousands to hundreds of thousands of dollars each year."

Included in the Portland Energy Conservation, Inc., guide *Fifteen O&M
Best Practices: For Energy-Efficient Buildings* are sections on
tune-ups, automatic controls, scheduling, tracking and preventive O&M.
Highlights of these sections are summarized here:

-   *Perform O&M tune-up actions.* Conduct an O&M assessment. Then
    "implement the most cost-effective solutions that maximize building
    performance and minimize energy waste. Future energy-efficiency work
    can be funded from the savings generated by the low-cost O&M
    improvements."

-   *Make full use of automatic controls to optimize efficient
    operation.* If an energy management system (EMS) is in place, make
    sure staff understand how to use it to its full potential. Also,
    "newer HVAC equipment may have sophisticated integral controls that
    can be programmed to accomplish energy-efficient strategies, such as
    chilled water reset." Make sure that the staff has a full set of
    documentation on installed systems, including controls strategies
    and sequences of operation. Train at least one person on staff to
    program and oversee the control systems.

-   *Operate equipment only when needed.* "Review and monitor any on/off
    controls such as programmable and mechanical time clock settings,
    integral equipment controls, lighting photocells, sweeps and
    occupancy sensors for proper operation. Ensure unused or unrented
    tenant/occupant spaces have equipment and lights turned off."

-   *Track actual performance against expected performance for major
    equipment.* "Obtain the necessary manufacturer performance test data
    and figures of merit (FOM) for all major plant equipment, such as
    chillers, cooling towers, boilers, air handlers and pumps. Or
    establish benchmarks for the equipment using field measurements.
    When equipment does not meet the expected performance criteria, it
    may indicate a need for improved or more frequent maintenance
    procedures (cleaning, lubricating, etc.) or different operating
    parameters."

-   *Redefine preventive maintenance to include activities critical to
    energy-efficient building operation.* "Typically, the primary goal
    of the preventive maintenance plan is reliability and increased
    equipment life. Including procedures to check for efficient
    operation as part of the plan should enhance this primary goal as
    well as eliminate unnecessary energy waste. Even if a piece of
    equipment or a system is meticulously maintained, if it is poorly
    operated using inadequate control strategies or improper scheduling,
    vast amounts of energy waste can occur. Also, poor equipment
    operation can lead to premature equipment failure (for example,
    short-cycling) and an increase in maintenance requirements. Review
    and adjust control strategies seasonally." Develop O&M procedures
    for gathering data and forms for tracking equipment performance.

One of the most comprehensive and effective ways to keep systems at
optimal efficiency is to have periodic commissioning (or
recommissioning) done. Commissioning is a process that involves
systematic performance checks and tests to ensure that all building
systems are performing and interacting according to the design intent
and at optimum efficiency. Going through this process often saves
projects a significant amount of money and energy. A number of
firms---typically mechanical engineering or consulting
firms---specialize in commissioning. It is also useful to implement
regular in-house monitoring, measurement and verification procedures.
The LEED rating systems describe some of these procedures in detail.

*Mechanical Equipment Operations and Maintenance*

The following are excerpted suggestions from *The Pennsylvania Green
Building Operations and Maintenance Manual* for mechanical systems
operation and maintenance.

[Duct and Filter Maintenance]{.underline}

Here are some recommended strategies for keeping systems running
efficiently:

-   One of the most simple and effective methods of increasing an HVAC
    system's airflow and efficiency is to inspect and replace system air
    filters on a regular basis. Clean air filters increase airflow
    through the system, resulting in improved system efficiency, indoor
    air quality and better occupant satisfaction.

-   Maintain uniform airflow to increase filter performance and
    longevity.

-   Place filters upstream of fans and cooling coils. This can help
    clean the intake air before it moves through these components and
    helps to improve their efficiency.

-   Maintain low filter face velocity for an effective and
    energy-efficient filtering system. The recommended target for
    typical office, commercial and institutional HVAC systems' face
    velocity is about 200 to 300 feet per minute. This maintains a low
    pressure drop while allowing sufficient flow for most applications.
    To get proper filtration at lower face velocity may require a larger
    filter surface area. This may increase initial filter purchase cost,
    but the filters will last longer at the lower airspeed, resulting in
    significant savings in both materials and labor costs.

-   Minimize filter frames or casings to minimize pressure drops across
    the filters. When ordering, choose the filter materials with the
    least casing and framing materials to maximize the filter area.

-   Choose a reusable filter medium, such as bag or wet filters, where
    possible. While the rigid, disposable dry filter type is the most
    prevalent, some systems can still utilize bag or wet filters or
    other reusable materials. However, if you choose reusable materials,
    it is important to have a strict maintenance schedule set up to
    minimize additional maintenance and labor costs.

-   Locate and seal leaks in duct systems.

Descriptions of the various types of filters and their advantages and
disadvantages are also provided in *The Pennsylvania Green Building
Operations and Maintenance Manual*. [Refer to the Appendix for The Plaza
Apartments' Mechanical Filter Replacement Schedule, which includes
recommended filter change-out rates.]{.mark}

[[Cooling Tower Operation]{.underline}]{.mark}

The critical issue to consider with cooling towers is their use of
chemical biocides, along with their energy and water use. *The
Pennsylvania Green Building Operations and Maintenance Manual*
summarizes the potential hazards concisely: "The most common biocides
used in cooling water treatment typically contain significant amounts of
chlorides and/or chromates. Both of these compounds can be toxic in low
concentrations when released into the environment (through blowdown
water getting into the sewage system, for example). In addition, water
from blowdown can contain corrosion inhibitors, a high amount of
sulfides (if the water is treated for pH), and concentrated amounts of
salt (from evaporation)." Some of the tips offered for how to minimize
pollution impacts related to cooling tower use follow:

-   Obtain an MSDS on the chemical additives to help you understand the
    chemicals present. Avoid the use of chromate-based, chloride-based
    and phosphate additives where possible. Give preference to additives
    that are propylene-based over ethylene-based products.

-   Keep chemical usage to a minimum by tracking and closely monitoring
    the amounts used and the system's water conditions.

-   Minimize excess blowdowns. Use make-up water only as needed to
    conserve water and reduce the need for treatment chemicals.

-   Consider using ozone and/or automatic tube-cleaning systems as
    non-chemical biocide alternatives. Information on the various
    advantages and disadvantages of these alternatives is provided in
    *The Pennsylvania Green Building Operations and Maintenance Manual*.

    [Heating System Maintenance]{.underline}

The following are tips from the *Public Housing Authority Energy
Efficiency Toolbox,* developed by Global Green USA:

-   Check for soot or corrosion that can be caused by incomplete
    combustion or inadequate venting of combustion gases.

-   Lubricate all moving parts. Parts that lack lubrication cause
    friction in motors and increase the amount of electricity you use.

-   Check the heat exchanger for water leaks.

[For hot-water heating systems:]{.mark}

-   Bleed air from hot-water radiators once or twice each heating
    season. Close the valve after all the air is discharged.

-   Test the pressure-relief valve.

-   Test the high-limit control.

-   Inspect pressure tank, which should be filled with air, to verify
    that it's not filled with water.

-   Clean the heat exchanger.

> **General Energy Efficiency Tips**

-   Stay on top of the schedule for contractual maintenance services,
    and make sure that all building systems and equipment are serviced
    at the intervals called for by the manufacturers and service
    agreements.

-   Make sure the building temperature is comfortable---not overheated
    or overcooled. The thermostat should be programmed for night
    setbacks to provide less heating (or cooling) at night. Also, make
    sure that the building's water temperature is not set too high.

-   Educate residents on how to set their thermostats properly, and make
    sure they are not overheating their units or leaving heat on when
    their windows are open.

-   Turn off lights, computers and equipment when they're not in use.

-   As refrigerators get older, make sure they continue to operate well
    and aren't running long after they are closed or turning on or off
    too frequently. Clean the coils at least twice a year, or show
    residents how to do so.

-   Clean out dryer lint filters, ducts and vents periodically.
    Accumulated lint poses a fire hazard. Also, make sure that the
    outside exhaust vent is working and closes tightly to keep outside
    air from leaking in.

-   When systems/equipment and appliances must be replaced or are added
    to the building, select those with high ENERGY STAR ratings
    ([www.energystar.gov/products](http://www.energystar.gov/products)).
    Or, even better, select one of the *most* energy efficient
    appliances as identified by the American Council for an
    Energy-Efficient Economy (aceee.org/consumerguide/index.htm). ENERGY
    STAR rates a wide variety of building products in addition to
    appliances, including lighting, HVAC equipment, windows, doors,
    roofs, electronics and other equipment.

    *Electrical Equipment Operations and Maintenance*

    [[Photovoltaics]{.underline}]{.mark}

The rooftop photovoltaic (PV) panels should be washed off every three
months with warm water and a mild dishwashing detergent and should be
scrubbed with a soft brush once a year to remove dirt and bird
droppings. Keeping the surface clean will help the panels perform as
designed---dirt on the panels can reduce their electrical generating
capacity.

Check periodically all wiring connections, look for any degradation of
the wiring insulation and check the tightness of all nuts and bolts
attaching the panels to their support structures. PV systems often last
for 30 to 40 years; however, inverters might require replacement or
servicing every 15 years or so. The battery in battery back-up systems
typically needs to be replaced every five years. Please refer to the
manufacturer's manual or contact the manufacturer or supplier for more
specific guidance.

The PV panels' energy generation and building energy usage can be
monitored through Fat Spaniel Technologies' Web-enabled real-time energy
monitoring program. ([www.fatspaniel.com](http://www.fatspaniel.com/),
408.279.5262)

[Lighting: Purchasing New Lamps]{.underline}

-   When purchasing lamps or bulbs, look for products that are not only
    energy efficient but also long life and---for fluorescents and metal
    halides---low mercury. The longer the life, the less often you will
    have to purchase and recycle lamps or bulbs, saving both time and
    money. When selecting compact fluorescent lamps, look for the ENERGY
    STAR label as well as long-life and low-mercury features.

-   Currently, the lowest-mercury lamps have less than 3.8
    mg---sometimes as low as 1.5 mg---of mercury per 4-foot lamp.
    Philips Lighting currently makes the lowest-mercury fluorescent
    lamps, and Sylvania has recently started to make some very
    low-mercury lamps as well. To provide quality light, select lamps
    with a minimum color-rendering index (CRI) of 80.

-   Provide efficient replacement lamps to the residents for their
    units. Discourage residents from using halogen torchieres in their
    units. Halogen lamps are serious energy wasters, and they pose a
    significant fire hazard.

    [Lighting Maintenance]{.underline}

```{=html}
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```
-   Take care when unpacking, installing, moving or storing fluorescent
    and metal halide lamps. They can break easily if dropped, and they
    contain mercury, a hazardous material.

-   Whenever you replace a lamp, inspect its ballast and clean the
    fixture and lens. Turn off the lights first. Clean fixtures with a
    soft, moist cotton cloth to prevent static, which attracts dust.
    Avoid using disposable materials such as paper towels. For lenses,
    clean both sides with a mild dishwashing detergent and allow to air
    dry. Lights cannot deliver the designed light levels if they are
    dirty. According to *The Pennsylvania Green Building Operations and
    Maintenance Manual,* a dirty lens can reduce a fixture's light
    output up to 50 percent.

-   If you set up a routine replacement schedule to change out all lamps
    at once, take into account which lamps have long-life designations
    and how many hours they tend to last.

-   [Motion-sensor lighting]{.mark} is used in the building's offices,
    common areas and exterior lighting. Inspect the sensors regularly
    and make sure they are working properly (i.e., not allowing lights
    to stay on when they should be off).

    [Lighting Disposal/Recycling]{.underline}

```{=html}
<!-- -->
```
-   [In the state of California, the Department of Toxic Substances
    Control requires all mercury-containing lamps to be recycled. Both
    fluorescent and metal halide high-intensity discharge (HID) lamps
    contain mercury and are considered universal hazardous waste. It is
    illegal to dispose of them as regular trash. Neon signs and exit
    signs that contain compact fluorescents also contain mercury. See
    the Fluorescent Lamp Recycling flyer from SF Environment in the
    Appendix. For more information, call 415.330.1425 or
    415.355.3700.]{.mark}

    **For more information on energy efficient O&M, refer to:**

```{=html}
<!-- -->
```
-   Energy Star Buildings:
    [www.energystar.gov/buildings/](http://www.energystar.gov/buildings/)
    and Energy Star products:
    [www.energystar.gov/products](http://www.energystar.gov/products)

-   Flex Your Power (California's energy efficiency resource):
    [www.fypower.org](http://www.fypower.org/)

-   PG&E Energy-Efficiency Rebates for Multifamily Properties:
    [www.pge.com/res/rebates/lighting/multi_family_properties/](http://www.pge.com/res/rebates/lighting/multi_family_properties/)

-   PG&E Energy-Saving Resources:
    [www.pge.com/res/rebates/energy_tools_resources/index.html](http://www.pge.com/res/rebates/energy_tools_resources/index.html)

-   PG&E Pacific Energy Center:
    [www.pge.com/pec](http://www.pge.com/pec)

-   *Public Housing Authority Energy Efficiency Toolbox*, developed by
    Global Green USA:
    [www.globalgreen.org/pha-energytoolbox/](http://www.globalgreen.org/pha-energytoolbox/)

-   Portland Energy Conservation, Inc:
    [www.peci.org](http://www.peci.org/). PECI's O&M Best Practices
    Series includes downloadable booklets on the following topics:
    *Fifteen O&M Best Practices for Energy-Efficient Building (1999)*;
    *Putting the "O" Back in O&M: Best Practices in Preventive
    Operations, Tracking, and Scheduling*; *Operation and Maintenance
    Service Contracts: Guidelines for Obtaining Best-Practice Contracts
    for Commercial Buildings*; *O&M Assessments: Enhancing
    Energy-Efficient Building Operation*; *Energy Management Systems: A
    Practical Guide,* and others.

-   HVAC Maintenance chapter within *The Pennsylvania Green Building
    Operations and Maintenance Manual*, Commonwealth of Pennsylvania w/
    Green Seal and the Department of General Services' Property
    Management:
    [www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363](http://www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363)

-   *Operations and Maintenance Best Practices Guide*, Federal Energy
    Management Program (FEMP), downloadable from:
    [www.eere.energy.gov/femp/operations_maintenance/om_best_practices_guidebook.cfm](http://www.eere.energy.gov/femp/operations_maintenance/om_best_practices_guidebook.cfm)

-   O&M Fact Sheets from the Federal Energy Management Program on topics
    such as lighting maintenance, saving water, in-house
    retro-commissioning, resource efficiency managers and reducing
    heating and cooling costs; downloadable from:
    [www.eere.energy.gov/femp/operations_maintenance/om_factsheets.cfm](http://www.eere.energy.gov/femp/operations_maintenance/om_factsheets.cfm)

    **Water-Saving Strategies**

In addition to some of the more obvious water conservation strategies
that everyone can employ---not running faucets longer than is necessary,
and running only full loads in dishwashers and clothes
washers---property managers and maintenance staff can take a number of
steps both indoors and out to reduce water use from building operations.
The following are some useful water conservation tips from the
ResourceVenture.org website:

***Read water meters monthly.***

> Compare the results to the same month of the previous year. This will
> help you both to identify leaks as they occur and to monitor your
> conservation efforts.

***Check for leaks.***

> A leaking toilet can waste more than 50 gallons of water each day, and
> a dripping faucet or showerhead can waste up to 1,000 gallons per
> week.

***Install faucet aerators.***

> Inexpensive and simple to install, low-flow faucet aerators can reduce
> both your business' water consumption and your energy cost of heating
> the water by as much as 50 percent.

***Operate cooling towers and boilers according to manufacturers'
specifications.***

> Reduce excessive blowdown. Many cooling towers operate below the
> suggested levels of total dissolved solids (TDS) unnecessarily. Adjust
> boiler and cooling tower blowdown rate to maintain TDS at levels
> recommended by manufacturers' specifications.

***Discontinue or minimize using water to clean paved areas.***

> Instead of hosing down entrances, sidewalks, parking lots and loading
> docks, sweep or use a blower to clean these areas.

***Review your landscaping practices.***

> First, detect and repair all leaks in your irrigation systems. Make
> sure the sprinklers are watering the landscaping only---not the street
> or sidewalk. Water your landscape during the coolest part of the day
> to reduce evaporation. Ideally, you should have a system that
> automatically shuts off when it's raining, reads real-time ET for
> accurate irrigation run times and/or incorporates flow sensors that
> turn the system off in the event of leaks or broken heads.

Also, see the irrigation recommendations provided in the Green
Groundskeeping section of this manual.

> **For more information** **on water conservation strategies, refer
> to:**

-   *Facility Manager's Guide to Water Management,* Arizona Municipal
    Water Users Association:
    [www.amwua.org/conservation/facility_managers_guide.htm](http://www.amwua.org/conservation/facility_managers_guide.htm)
    (The guide covers plumbing, landscaping, cooling towers and many
    other building water use topics.)

-   California Urban Water Conservation Council:
    [www.cuwcc.org](http://www.cuwcc.org/)

-   Consumer Water Center Conservation Resources (American Water Works
    Association):

> www.drinktap.org/consumerdnn/

-   Water Wiser (American Water Works Association):
    [www.waterwiser.org](http://www.waterwiser.org/)

-   Resource Venture, Water Conservation Resources:

> [www.resourceventure.org/rv/issues/water/other-resources/index.php](http://www.resourceventure.org/rv/issues/water/other-resources/index.php)

***F. Green Groundskeeping***

This section provides sustainable landscaping and groundskeeping
guidelines covering irrigation, plantings, integrated pest management,
stormwater filtration and exterior lighting.

**Irrigation**

-   Make sure the courtyard's irrigation system is not watering the
    plantings during or immediately preceding or following rainy days.
    Even on dry days, make sure the system is not overwatering the
    plants or oversaturating the soil. Re-program the system seasonally
    and as necessary to adjust to weather conditions. If issues arise,
    consider hiring an irrigation professional to do an irrigation
    audit.

-   Make sure all spray and drip spouts are watering planted soil areas
    only and are not watering the pathways or wood deck.

-   If and when the irrigation system needs to be replaced, install
    high-efficiency irrigation.

-   Perform regular system checks and maintenance.

**Plantings**

-   If and when plantings need to be replaced, either replace with the
    original planting types or select native/adapted or drought-tolerant
    plantings. [Use California native plants as much as possible. See
    link below to an online gallery of California native plants.]{.mark}

-   When major landscape maintenance work is done, property management
    or the landscape contractor should make sure all tree and plant
    clippings it hauls away are composted.

-   [The city]{.mark} will issue a green compost bin to the building for
    landscape debris as well as food waste collection. Consider
    requesting this bin from the city.

-   Compost and mulch can be used to keep soil healthy and eliminate or
    minimize the use of fertilizers.

> **More information:**

-   [California Native Plants Gallery, Theodore Payne Foundation for
    Wildflowers & Native Plants:
    <http://www.theodorepayne.org/gallery/glossary.htm>]{.mark}

-   [*Bay-Friendly Landscape Guidelines,* Alameda County Waste
    Management Authority (ACWMA):
    <http://stopwaste.org/home/index.asp?page=188>]{.mark}

[]{.mark}

**Integrated Pest Management**

Avoid the use of chemical fertilizers, herbicides and pesticides as much
as possible. These products are often hazardous to humans. People are
not only exposed to outdoor pesticides when they are outside---the
chemicals can also be tracked into the building on people's shoes.

It's important to remember that not all bugs are harmful pests; some are
actually beneficial to plants. As for true pests, there are many ways to
prevent and control them without using toxic chemical pesticides or
insecticides. [San Francisco's Department of the Environment has an
Integrated Pest Management (IPM) Program that provides guidance and
resources on safe ways to control and eliminate pests. IPM emphasizes
the use of physical barriers, biological controls and other natural
forms of pest control to minimize the use of pesticides to the greatest
possible degree. City departments are mandated by an ordinance to use
IPM practices.]{.mark}

Please see the Department of the Environment's *Integrated Pest
Management Training Manual* in the Appendix. It provides specific
information on the benefits of IPM and on methods of managing a variety
of pests, including cockroaches, ants, rodents, flies, fruit flies,
fleas and pigeons. If a pesticide must be used, please refer to the San
Francisco Reduced-Risk Pesticide List in the Appendix to select an
approved less-toxic pesticide. Check for recent updates of the list at:
<http://www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm>.

**Stormwater Filtration**

[Rain or stormwater that hits the building site drains into a simple
filtration system under the wood patio decking in the courtyard so that
it can be absorbed and filtered into the ground rather than run off the
site. Check the drainage system periodically to make sure it is working
and is not clogged by debris.]{.mark}

**Exterior Lighting**

To minimize light pollution, make sure that all exterior light fixtures
remain pointed down and are not overlighting the area beyond what is
necessary for security purposes. Extremely bright lights can create
glare and shadows, which can make seeing difficult and compromise
security. If new fixtures are added, select full cut-off or downlit
fixtures. Make sure exterior lights are not on during daylight hours and
that motion sensors are working properly. Also make sure any daylight
sensors, controls or time clocks are adjusted as necessary throughout
the year as daylight hours change. Use energy-efficient, long-life,
low-mercury bulbs. See the Energy and Water Conservation section for
more information on lamp selection.

> **For more information on best practices for the maintenance of
> outdoor lighting, refer to** the Lighting Maintenance chapter, Section
> D: Outdoor Lighting and Exterior Lighting Maintenance, in *The
> Pennsylvania Green Building Operations and Maintenance Manual,*
> Commonwealth of Pennsylvania w/ Green Seal and the Department of
> General Services' Property Management:
>
> <http://www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363>

**II. Green Materials and Systems at \[[Project Name]{.mark}\]**

[The first part of this section lists the green materials, finishes and
systems used in The Plaza Apartments. In the second part of the section,
a few components are described in more detail on Green Product Summary
sheets. These are for materials or components that property management
and maintenance staff might not have worked with before, as they are not
yet commonly used in most buildings. There are product summaries on the
building's roof coating, linoleum flooring and bamboo flooring. The
summaries include the products' green attributes, manufacturer and
supplier information, care and maintenance (including cleaning)
guidance, as well as tips on disposal, recycling, replacement and
installation.]{.mark}

**A. List of Green Components**

This list provides a general overview of many of [\[project
name's\]]{.mark} systems and materials, primarily those that are in some
way green or have green maintenance implications. The list is not
comprehensive and does not include every component in the building.
Please also refer to the detailed product information provided by the
contractor, including manufacturer documentation, as-built drawings,
material schedules and specifications.

The list is organized into three major sections: Systems and Equipment;
Exterior Materials; and Interior Materials, Finishes and Furnishings.
Some notes on green product standards and selection/replacement criteria
are provided for certain components.

**SYSTEMS AND EQUIPMENT**

[This subsection lists many of the project's mechanical/HVAC, electrical
(photovoltaics and lighting), and plumbing and irrigation systems, as
well as appliances.]{.mark}

*[\[This section must be customized and developed for every project. For
an example of the types of information that could provided in this
section, see the green O&M manual for The Plaza Apartments.\]]{.mark}*

***Mechanical/HVAC***

**Heating system:**

**Ventilation system:**

Refer to the Appendix for the Mechanical Filter Replacement Schedule,
which includes recommended filter change-out rates.

***Electrical (Photovoltaics and Lighting)***

**Photovoltaic panels:**

**Photovoltaic energy generation system inverter:**

**Lighting:**

*(interior and exterior)*

*See the electrical section of the Energy chapter for additional
information.*

**Automated lighting controls and motion sensors**:

[]{.mark}

***Plumbing and Irrigation***

**Irrigation system:**

**Irrigation controller**

**Toilets:**

**Faucets:**

**Showerheads:**

***Appliances***

**Refrigerators:**

**Rangehood fans/filters for electric stoves:**

**Clothes washers and dryers:**

**EXTERIOR MATERIALS**

[This subsection lists some of the project's site, roof, façade, windows
and exterior door products and materials.]{.mark}

[\[CUSTOMIZE\]]{.mark}

***Doors (Exterior)***

[]{.mark}

**Aluminum (painted) w/ glass:**

**Hollow metal (painted):**

***Façade***

**Panels:**

[]{.mark}

***Roof***

**Roof coating:**

See the Green Product Summary for roof maintenance information.

**Walking pads:**

***Site (Courtyard)/Landscaping***

**Decking:**

**Plantings:**

***Windows/Glazing***

**Aluminum storefront windows:**

**INTERIOR MATERIALS, FINISHES AND FURNISHINGS**

[This subsection lists most of the interior products, including
insulation, interior doors, flooring, cabinetry/casework, paints and
coatings, other wall finishes, adhesives and unit furnishings.]{.mark}

***Adhesives, Sealants, Caulks***

**Low-VOC adhesives** for all interior applications. The following are a
few examples of the low-VOC adhesives used in the construction of this
building:

[\[FILL IN: carpet tile adhesive, flooring adhesive, joint sealers,
etc.\]]{.mark}

Avoid the indoor use of sealants that contain the following: butyl
rubber, solvent-based acrylic, neoprene, methylene chloride and
chlorinated hydrocarbons. Low-VOC sealants are often water-based and
non-solvent-based. [Adhesives and sealants should not exceed the VOC
limits set by the South Coast Air Quality Management Board (SCAQMD) and
the Bay Area Air Quality Management District (BAAQMD):]{.mark}

[]{.mark}

> [SCAQMD Rule 1168:
> [www.aqmd.gov/rules/rulesreg.html](http://www.aqmd.gov/rules/rulesreg.html)]{.mark}
>
> [BAAQMD Regulation 8, Rule 51:
> [www.baaqmd.gov/dst/regulations/index.asp](http://www.baaqmd.gov/dst/regulations/index.asp)]{.mark}

***Cabinetry/Casework and Countertops***

**Substrate (for cabinets, reception desk):**

Be sure to use a nontoxic or low-toxic/low-VOC adhesive for adhering the
laminate or veneer to the substrate.

**Glass countertop (reception desk):**

***Doors (Interior)***

**[\[FILL IN\]]{.mark}**

***Flooring***

**Bamboo:**

See the Green Product Summary in the following section for care and
maintenance information.

**Carpet:**

This carpet meets the Carpet & Rug Institute's (CRI) Green Label IAQ
testing standards. All replacement carpet and any carpet adhesive and
cushion should meet the CRI Green Label Plus (or at least the regular
Green Label) standards for indoor air quality.

**Ceramic tile:**

**Concrete** **(exposed):**

**Linoleum:**

See the Green Product Summary in the following section for care and
maintenance information.

**Rubber:**

**Stone tile:**

***Insulation***

**Cellulose:**

**Recycled cotton batt:**

**Fiberglass batt:**

**EPS board:**

[]{.mark}

***Paints and Coatings***

**Interior wall paint:**

If any other interior wall paint will be used in the building in the
future, make sure that it is another low-VOC (or no-VOC) paint that does
not exceed the VOC limits set by the Green Seal GS-11 standard: 50 g/l
for flat paint, 150 g/l for non-flat. All major paint manufacturers now
have at least one line of low-VOC paint.

**[\[Other paints and coatings\...\]]{.mark}**

***Other Wall Finishes***

**Ceramic tile:**

**Composite stone:**

***Unit Furnishings***

**Furniture:**

**Window coverings:**

**B. Green Product Summaries with Maintenance Guidelines**

-   [Roof Coating]{.mark}

> []{.mark}

-   [Linoleum Flooring]{.mark}

> []{.mark}

-   [Bamboo Flooring]{.mark}

[]{.mark}

GREEN PRODUCT SUMMARY

![](media/image1.png){width="2.348611111111111in"
height="0.5222222222222223in"}

**Roof Coating**

Manufacturer/brand: **Johns Manville**

Product line/style: **TopGard 5000** acrylic elastomeric coating, white

**Manufacturer Contact Info:**

Johns Manville

> Denver, CO
>
> 1.800.654.3103
>
> Email:
>
> [www.jm.com](http://www.jm.com/),
> [www.jmcoolroofs.com](http://www.jmcoolroofs.com/)

**Local Suppliers/Contractors:**

Alcal Roofing, Hayward; Enterprise Roofing, Concord; Alliance Roofing,
San Jose

TopGard 5000 is a 100-percent-acrylic, elastomeric reflective coating
applied over TopGard Base Coat. It is used over both modified and
built-up roofing systems for commercial/industrial roofs. On The Plaza
Apartments building, it was used over a Johns Manville 4GIC built-up
roof.

According to the Cool Roof Rating Council
([www.coolroofs.org](http://www.coolroofs.org/)), "By reducing typical
roof surface temperatures by 50ºF or more, cool roofs provide a number
of potential immediate and long-term benefits to building owners and
managers." These include lower utility bills for cooling (by reducing
the building's heat gain), greater occupant comfort, a lessened heat
island effect for the surrounding community, lower roof maintenance
costs and longer roof life. According to *The Pennsylvania Green
Building Operations and Maintenance Manual*, a light-colored reflective
roof coating will help "extend the life of the roof by reflecting the UV
rays in sunlight that break down many roofing materials." Coatings
typically last approximately 10 years.

**Green Attributes**

-   Energy efficient: Meets or exceeds the emissivity and reflectivity
    (i.e., high albedo) requirements of California Title 24 as certified
    by the Cool Roof Rating Council, LEED roof requirements and ENERGY
    STAR reflectivity requirements

-   Durable: Acrylic is very durable and provides seamless
    waterproofing; exceeds ASTM D6073 requirements for tensile strength,
    elongation, wet adhesion and weatherability

-   Mold-resistant: Zero growth rating for fungi resistance

    **CARE & MAINTENANCE**

The Johns Manville website states: "Due to normal wear and tear, some
degradation of roof reflectivity can be expected, particularly within
the first few years. Low-slope roofs may accumulate more dirt and debris
because they're not as easily washed by rain. Good maintenance
procedures can minimize degradation and maximize energy savings."

The Lawrence Berkeley Laboratory's Heat Island Group has studied the
effects of weathering and accumulation of dirt (primarily black carbon)
on the reflectivity of high-albedo roof coatings and has found that
albedo decreased the most during a roof's first year. However, they also
found that washing the roof with a mild soap and water restored the
initial reflectivity values.

Global Green USA's *Public Housing Authority Energy Efficiency Toolbox*
states: "To maintain the reflectance of the roof, keep it free of dirt,
soot and microbial growth. Lawrence Berkeley Laboratory recommends
washing the roof annually. Providing good drainage is also essential to
keeping the roof reflectance high. A good drainage system will reduce
the moisture build-up on your roof that causes algae growth."

*The Pennsylvania Green Building Operations and Maintenance Manual*
recommends the following roof maintenance procedures:

-   Perform routine roof inspections monthly, and perform a roof
    inspection after severe weather. In addition, "qualified staff
    should thoroughly inspect the roof twice a year (once in the spring
    and once in the fall) to identify problems such as any split seams,
    separated layers, failed flashings, clogged drains and surface
    punctures. The inspections should include an examination of the
    building interior areas directly below the roof."

-   Keep roofs clean and free of debris. Remove any vegetation at the
    roots, and patch up any holes in the roof membrane. Also, "grease
    from exhaust fans, oil leaking from HVAC units, and air pollutants
    can damage roof materials."

-   Keep drainage systems clear.

-   Keep roof access limited to authorized personnel to minimize foot
    traffic.

The manual also suggests painting the rooftop equipment with white or
light-colored paints (when the equipment needs to be painted) in order
to extend the "cool roof" benefits beyond the roof surface itself.

**REPLACEMENT/INSTALLATION TIPS**

The product is available in 5-gallon pails, 55-gallon drums and
275-gallon totes.

Request the manufacturer's literature for installation instructions.

GREEN PRODUCT SUMMARY

![](media/image2.png){width="1.4027777777777777in"
height="0.6034722222222222in"}

**Linoleum Flooring**

Manufacturer/brand: **Forbo**

Product: **Marmoleum**

Pattern: Van Gogh in apartment units

Type: Acoustic with polyolefin foam in apartment units

Locations in the building: Apartment kitchens, the nurse's office and
the community room closets

> **Manufacturer Contact Info:**
>
> Forbo Flooring
>
> Hazleton, PA
>
> 1.800.842.7839 or 1.866.Marmoleum
>
> Email: info@FL-NA.com
>
> www.themarmoleumstore.com
>
> **Local Suppliers:**
>
> FloorCraft, Linoleum Larry's, Abbey Carpet (all in San Francisco)

This product, also known as natural linoleum, is different from vinyl
flooring, which is sometimes generically referred to as linoleum. It is
available in sheets or tiles. Natural linoleum is an environmentally
preferable and more durable alternative to vinyl flooring. Vinyl
flooring contains polyvinyl chloride, or PVC. Dioxin is a by-product of
PVC production, so it is extremely toxic in the manufacturing process
and if burned. It should be noted that natural linoleum can offgas
aldehydes from the linseed oil, and that odor has been known to bother
some people. Natural linoleum is currently manufactured in Europe, so
its transportation is energy intensive. However, the energy used in its
manufacturing is relatively low.

**Green Attributes**

-   Made of natural, biodegradable, renewable materials: Linseed oil,
    pine rosin, wood flour, cork flour and limestone, with a jute
    backing; contains no heavy metals or PVC

-   Durable: Typically lasts 30 to 40 years compared to only 10 to 15
    years for vinyl flooring; material is very resilient and hardens
    over time; the pattern/color is dyed all the way through for even
    wear

-   Recycled content from factory production waste

-   Low toxic: Has met the stringent California Section 01350 emissions
    testing standards (Forbo's sheet linoleum passed this test for use
    in the California East End Building 225 in Sacramento); its
    adhesives are also low-VOC and 100 percent solvent-free.

-   Low maintenance: Natural linoleum does not need to be waxed (see
    below)

-   Mold resistant: Linseed oil naturally kills bacteria and mold

-   Anti-static: Natural linoleum repels dust and dirt

**CARE & MAINTENANCE**

**Care**

Keep linoleum flooring dry most of the time. It can degrade over time if
it is subject to standing water or continuous moisture. If additional
protection is needed, the flooring can be sealed or re-sealed. Use
Marmoleum Floor Finish or equivalent. See Forbo's Caring for Your
Marmoleum sheet in the Appendix for instructions on finishing.

Some colors of linoleum---particularly blue and gray shades---will
occasionally get a yellow cast on the surface due to oxidation of the
linseed oil. This is only temporary and will disappear when the area is
exposed to light.

**Cleaning**

Linoleum is low-maintenance flooring. Do not strip and wax it like vinyl
flooring. Instead, for regular maintenance, simply sweep or dry mop it
with a dust mop, electrostatic cloth, broom or vacuum. And occasionally,
when the floor needs a deeper cleaning, wipe it with a damp cloth or mop
using a mild detergent diluted in water, or one tablespoon of vinegar
per 5 liters or 8.5 pints of water. Do not use ammonia or other highly
alkaline or high-pH products. Forbo's nontoxic Marmoleum Concentrated
Floor Cleaner is formulated specifically for these floors. Do not use a
lot of water for mopping. And never use furniture polish or silicone
products on the linoleum.

[]{.mark}

**Repairing Scratches/Removing Adhered Dirt and Stains**

Areas of the floor that have scratches, cuts or adhered dirt should be
buffed with a soft nylon brush, nylon cleaning pad or scrubbing sponge.
For larger areas or ingrained dirt, use a small rotary floor machine or
wet vacuum cleaner system. Then apply a light coat of the finish/sealer.

For persistent stains (e.g., from glue, varnish, ink, wine), remove the
surface finish, rub the stained area with a nylon cleaning pad and
undiluted Marmoleum Concentrated Floor Cleaner; leave that on for 2 to 3
minutes, then rinse with clear water. Repeat as necessary and, when dry,
apply a small amount of polish.

**DISPOSAL/RECYCLING**

Natural linoleum is made of nontoxic and biodegradable materials, so it
can safely be disposed of in landfills. There is currently no
alternative to landfill disposal or incineration for this product.

**REPLACEMENT/INSTALLATION TIPS**

Hire an installer---preferably a manufacturer-certified installer---who
has experience with installing natural linoleum, as the procedure
requires skill and the proper tools. It is a different procedure from
vinyl flooring installation. Also, linoleum expands somewhat over time,
making the seams tighter, so installation should account for this
expansion.

The installation instructions provided in *The Materials Handbook* from
the Mayor's Office of Housing and Asian Neighborhood Design are as
follows: "Linoleum should be allowed to acclimate to the environment in
which it will be installed for at least one week prior to installation.
A smooth substrate is very important, as any irregularities in the
subfloor will telegraph through the finish floor. If installing in an
existing building with an irregular surface, it may be necessary to
first cover the existing surface with quarter-inch plywood. Linoleum can
be installed over a slab or gypcrete, but the subsurface must be tested
for water content. If it is too wet, the linoleum may buckle. Full
glue-down application with water-based low-VOC adhesives is
recommended." Forbo's adhesives (T940 and L910) meet California's
stringent SCAQMD VOC standards. "Be sure to use adhesives specifically
manufactured for linoleum as opposed to glues made for other sheet
products such as vinyl. Linoleum expands and will form bubbles unless
fully glued down in place. Heat-sealed seams should be specific in damp
areas to prohibit water intrusion, though be aware that the heat welding
will create a visible seam. Glued seams, by contrast, are virtually
invisible."

If a sealer/finish will be applied, use Forbo's low-VOC polyurethane
Marmoleum Floor Finish. See the Appendix for Forbo's instructions on
applying the finish.

Due to the offgassing of the linseed oil in linoleum, it is a good idea
to let the newly installed flooring air out for a few days with windows
opened before the room is occupied. It is also a good idea to wait at
least five days for the adhesive to cure fully before wet mopping the
newly installed floor or moving heavy furniture on it.

More information is available on Forbo's website. A downloadable
*Marmoleum Care Guide* is available at
[www.themarmoleumstore.com](http://www.themarmoleumstore.com/).

GREEN PRODUCT SUMMARY

![](media/image3.jpeg){width="1.8159722222222223in"
height="0.8118055555555556in"}

**Bamboo Flooring**

Manufacturer/brand: **Nikzad** **Import, Inc.**

Product: **Prefinished bamboo strips**

Vertical grain, Carbonized Light color, Aluminum oxide finish

Locations in the building: First-floor and elevator lobbies; community
room

> **Manufacturer Contact Info:**
>
> Nikzad Import
>
> Los Angeles, CA
>
> 1.866.322.6266 or 323.733.1444
>
> Email: customerservice@nikzad.com
>
> www.nikzad.com

Bamboo is a fast-growing grass that can typically be harvested in a
three- to five-year cycle. It is made into many types of materials,
including flooring. It is very strong and durable as well as
aesthetically pleasing. Most bamboo for flooring is grown in Asia, so
its transport to North America results in significant embodied energy.
There are not yet certification standards for the sustainable harvesting
of bamboo. Some bamboo flooring manufacturers use resin binders that
contain formaldehyde, but others (including Nikzad) do not.

**Green Attributes**

-   Rapidly renewable: Bamboo is a fast-growing grass with a short
    harvest cycle.

-   Durable and strong: Bamboo is extremely hard, as hard as or harder
    than many hardwoods, including red oak and maple. It typically lasts
    30 to 50 years.

-   Low-toxic: Formaldehyde-free binders. Nikzad's Urethane adhesive is
    also low-odor and complies with California's VOC limits.

-   Low-maintenance: Bamboo flooring does not need to be waxed (see
    below).

**CARE & MAINTENANCE**

Nikzad warrants all of its laminated bamboo planks to be free from
defects for a lifetime. The company will replace any defective planks
and finish material. The company also offers a two-year wear-through
warranty for commercial application of its flooring finish, with certain
exclusions. See Nikzad's website or contact the company.

**Care**

Do not wax the bamboo flooring. Some manufacturers recommend applying an
additional coating of urethane every year for high-traffic commercial
areas or every two to three years for medium- traffic areas.

Keeping the room temperature moderate and stable and maintaining
relative humidity at around 50 percent will help minimize contraction
and expansion of the flooring, which should keep it from cracking.

Keep the flooring dry as much as possible. Wipe up spills immediately
and place walk-off mats at entrance doors. Avoid rubber or other
non-ventilated mats. The use of mats should also reduce the amount of
abrasive materials (pebbles, glass pieces, etc.) tracked onto the
flooring from outside. To keep the floor from being dented, put
protectors under furniture feet and use wide casters on caster-wheeled
chairs.

If the floor gets nicked or scratched, bamboo flooring can typically be
sanded, buffed and resealed, just like hardwood floors.

**Cleaning**

Sweep or vacuum bamboo floors frequently to avoid the build-up of
abrasive particles.

When mopping the floor, use a damp---not wet---mop only, or use a padded
cleaning head on a vacuum cleaner. Cleaning with water is usually
enough, but if a floor cleaner is necessary, most non-alkaline cleaners
used on hardwood floors can also be used on bamboo floors. Select a
mild, nontoxic product (see the Green and Healthy Housekeeping chapter
for criteria). Again, do not use wax on bamboo flooring. If you do use a
floor-cleaning product, be careful to spread it evenly over the flooring
surface, and don't let it pool.

If an oily substance such as asphalt residue is tracked onto the
flooring, clean it up quickly, as it can cause stains. Do not use
abrasive materials such as steel wool or scouring powder on bamboo
flooring, as they could damage its finish.

Many of these recommendations were gathered from another bamboo flooring
manufacturer and other sources, not directly from Nikzad. See the
product documentation provided by the contractor, or contact the company
for more specific instructions.

**DISPOSAL/RECYCLING**

Bamboo is a natural, biodegradable material, so it can be safely
disposed of in a landfill. However, first consider giving it to a
reclaimed/salvaged wood company or donating it elsewhere for reuse.
Alternatively, if the finish and adhesive are removed, it could also be
burned for heat/energy.

**REPLACEMENT/INSTALLATION TIPS**

Select tongue-and-groove or nail-down flooring to minimize or eliminate
the need for an adhesive. If an adhesive must be used, select a low-VOC
adhesive. Nikzad's Urethane adhesive is low odor and complies with
California's VOC limits.

The installer should conduct as much sawing and sanding as possible
outside the building to minimize air quality impacts.

For detailed installation instructions, go to
[www.nikzad.com/bambooinstallation.php](http://www.nikzad.com/bambooinstallation.php)

Sources: Nikzad website; BuildDirect University (builddirect.com), and
Duro-Design bamboo website

**APPENDIX**

TABLE OF CONTENTS

-   [The Plaza Apartments Project design team directory]{.mark}

    -   [Mechanical Filter Replacement Schedule for The Plaza
        Apartments]{.mark}

    -   [Lighting Maintenance and Lamp Schedule for The Plaza Apartments
        from Architectural Lighting Design (with supplemental
        notes)]{.mark}

    -   [*Linoleum (Marmoleum) Maintenance* *Guide* from Forbo]{.mark}

```{=html}
<!-- -->
```
-   [*Integrated Pest Management (IPM) Training Manual* from SF
    Environment]{.mark}

-   [Reduced-Risk Pesticide List (2006) from the City and County of San
    Francisco]{.mark}

-   [Recycling Collection poster/sheet from the City and County of San
    Francisco]{.mark}

-   [Hazardous Wastes information sheet from SF Environment]{.mark}

-   [Fluorescent Lamp Recycling brochure from SF Environment]{.mark}

-   [Public Transit Information and Map]{.mark}

-   [Resources for More Information]{.mark}

[]{.mark}

**[\[CUSTOMIZE AND INSERT THE VARIOUS REFERENCE DOCUMENTS SELECTED FOR
THE APPENDIX\]]{.mark}**

**PUBLIC TRANSIT INFORMATION [AND MAP]{.mark}**

Information on [local transit service and routes]{.mark} is available
at:

[www.511.org](http://www.511.org/) (or call 511)

and

[www.sfmuni.com](http://www.sfmuni.com/) (or call 415.673.6864)

For MUNI's Accessible Services information for seniors and persons with
disabilities, call 415.701.4485.

**RESOURCES FOR MORE INFORMATION**

Below are publications, organizations, agencies and websites that
provide more information on green operations and maintenance, green
affordable housing or other green building topics, including green
materials. Also, review the various reference documents provided in the
Appendix as well as the list of resources listed at the end of each
section in Part I for information on specific topics (e.g., indoor air
quality, healthy housekeeping, pest control, waste reduction and
recycling, and green groundskeeping and landscaping).

**Green Operations & Maintenance Resources**

*The Pennsylvania Green Building Operations and Maintenance Manual,*
Commonwealth of Pennsylvania w/ Green Seal and the Department of General
Services' Property Management

[www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363](http://www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363)

California High Performance Schools (CHPS) *Best Practices Manual,
Volume IV: Maintenance & Operations,* 2004

[www.chps.net/manual/documents/M&OManual.pdf](http://www.chps.net/manual/documents/M&OManual.pdf)

*Creating a Green and Profitable Work Environment,* Florida Solar Energy
Center and the Florida Department of Environmental Protection, 2003

[www.dep.state.fl.us/waste/categories/p2/pages/GreenBuilding.htm](http://www.dep.state.fl.us/waste/categories/p2/pages/GreenBuilding.htm)

*Green Affordable Housing Operations & Maintenance Toolkit & Buyer's
Guide,* Bay Area LISC Green Connection program, 2006

www.bayarealisc.org/bay_area/assets/asset_upload_file41_7772.pdf

*Guidelines for Green Building Housekeeping and Maintenance,* City of
Austin, Sustainable Building Guidelines, Volume III.

LEED-EB: the Leadership in Energy and Environmental Design rating system
for Existing Buildings, administered by the U.S. Green Building Council

[www.usgbc.org](http://www.usgbc.org/)

**Green Affordable Housing Resources**

*Programs and Agencies*

Green Communities Program (Enterprise Community Partners/Natural
Resources Defense Council)

[www.greencommunitiesonline.org](http://www.greencommunitiesonline.org/)

Enterprise Community Partners

[www.enterprisecommunity.org](http://www.enterprisecommunity.org/)

San Francisco Mayor's Office of Housing

[www.sfgov.org/moh](http://www.sfgov.org/moh).

Global Green USA: Greening Affordable Housing Initiative

[www.globalgreen.org/greenbuilding/GAHI.html](http://www.globalgreen.org/greenbuilding/GAHI.html)

Green Affordable Housing Coalition

[www.greenaffordablehousing.org](http://www.greenaffordablehousing.org/)

*Guides*

*The Materials Handbook: Guidelines for Sustainable Affordable Housing,*
Mayor's Office of Housing, City and County of San Francisco / Asian
Neighborhood Design

[www.andnet.org/materials.html](http://www.andnet.org/materials.html)

[]{.mark}

*Sustainable Design and Construction Guidelines,* San Francisco
Redevelopment Agency, December 2005

[]{.mark}

*Public Housing Authority Energy Efficiency Toolbox,* Global Green USA,
2005

[www.globalgreen.org/pha-energytoolbox/](http://www.globalgreen.org/pha-energytoolbox/)

[]{.mark}

*Multifamily Green Building Guidelines,* Alameda County Waste Management
Authority, 2004

[www.stopwaste.org/home/index.asp?page=291](http://www.stopwaste.org/home/index.asp?page=291)

[]{.mark}

*A Blueprint for Greening Affordable Housing: Developer Guidelines for
Resource Efficiency and Sustainable Communities*, Global Green USA,
1999. A new edition is expected to come out in 2007.

[www.globalgreen.org/publications/index.html](http://www.globalgreen.org/publications/index.html)

Affordable Housing Design Advisor: HYPERLINK
\"http://www.designadvisor.org\" ![](media/image4.emf){width="0.0in"
height="0.0in"}www.designadvisor.org

(developed by HUD, AIA, Enterprise, LISC and others)

HYPERLINK \"http://www.designadvisor.org\" www.designadvisor.org

**General Green Building Resources**

*Organizations and Informational Websites*

Build It Green

HYPERLINK \"http://www.builditgreen.org\" www.builditgreen.org

U.S. Green Building Council

HYPERLINK \"http://www.usgbc.org\" www.usgbc.org

Building Green / GreenSpec / Environmental Building News

HYPERLINK \"http://www.buildinggreen.com\" www.buildinggreen.com

*Programs and Agencies*

San Francisco Department of the Environment, Green Building Program

The department also has programs that provide information on related
issues such as recycling, toxics disposal and reduction, less-toxic
purchasing, energy efficiency, less-toxic pest management, etc.

HYPERLINK \"http://www.sfenvironment.com/aboutus/innovative/greenbldg/\"
www.sfenvironment.com/aboutus/innovative/greenbldg/

San Mateo County RecycleWorks green building program

HYPERLINK \"http://www.recycleworks.org\" www.recycleworks.org

Alameda County Waste Management Authority's StopWaste program

HYPERLINK \"http://www.stopwaste.org\" www.stopwaste.org

California Integrated Waste Management Board, Green Building program

HYPERLINK \"http://www.ciwmb.ca.gov/greenbuilding/\"
www.ciwmb.ca.gov/greenbuilding/