Read the label of almost any cleaner in a building service contractor’s janitor’s closet and you’ll see the words “hazardous,” “do not inhale,” or “skin irritant.” If used improperly, these products can be unsafe to both workers and occupants.

To combat possible dangers that could arise due to chemical accidents, some BSCs are seeking out oxygen cleaners and soy-based solvents. These products are comparable in performance to traditional cleaners, but can be safer to the environment and humans.

Traditional cleaners contain ammonia, bleach, butyl or acids — all toxic ingredients. Oxygen cleaners, on the other hand, use naturally occurring hydrogen peroxide — a compound made up of two hydrogen atoms and two oxygen atoms. An oxygen cleaner can be used safely on glass, stainless steel, carpet and a variety of other surfaces.

Soy-based products feature methyl soyate, a petrochemical replacement derived from soybean oil. Soy-based solvents are used for removing graffiti, paint, ink and adhesives.

Another common bio-based product is citrus cleaner, such as d-limonene used for degreasing. But citrus products contain turpine, which is toxic. In order to be used safely, citrus products need to be diluted first, says Kim Kristoff, founder and chairman of the Biobased Manufacturers Association, St. Louis, Mo. If used as directed, citrus products are safe and effective, he adds.

Safety brings savings
Safety is a leading reason many BSCs purchase these alternative cleaners.

Oxygen and soy products contain low levels of volatile organic compounds (VOCs). The vapors given off from cleaning products can cause sickness and offensive odors. Using products with low VOCs can eliminate these problems.

“When you go into a restaurant, who wants to smell the bleach and sanitizer? You want to smell the food,” says Dan Ellis, owner and president of Juniper Paper and Supply Co., a distributor in Bend, Ore.

Oxygen and soy products are also non-irritants to skin. Brad Gruber, a distributor in Long Island, N.Y., is so confident in the safety of the oxygen cleaner he sells, he will spray the product on himself during sales demonstrations to illustrate his point.

“BSCs will have accidents. [A janitor will] spill or spray the toilet bowl and some of the chemical will land on himself,” says Gruber, president, Uneeda Enterprises.

For every 100 janitors, there will be six injuries related to chemicals, according to a study conducted by the Washington State Department of Labor and Industry. Each accident costs an average of $1,000.

Cutting Confusion
Another main selling point is the ease of use, or the “dummy-proof aspect,” says Gruber. Since hydrogen peroxide can tackle different tasks for multiple surfaces, BSCs no longer need to order 20 different products — they only need one, says Gruber.

Fewer products creates less confusion for employees. If a chemical is misused on a surface, or even used correctly on the wrong surface, it can cause serious damage, says Kevin Gray, vice president, American Paper & Supply, a distributor in Carlstadt, N.J.

“[With oxygen cleaners], BSCs don’t have to worry about an employee running out of glass cleaner and finishing the job with a degreaser,” adds Gruber.

Change is coming The majority of BSCs purchasing oxygen and soy-based products are doing it to fulfill green-cleaning requirements.

“There is a growing demand for cleaning chemicals that are safer to human health and the environment,” says Scot Case, director of procurement strategies, Center for a New American Dream, Takoma Park, Md.

In most cases, it is the distributor educating the BSC about these alternative cleaning methods. But, while the number of savvy BSCs who take the initiative to seek out these products are still low, interest is growing. For example, soy products have more than tripled in the past five years, according to Kristoff, and he predicts they will double in 2005. And this number will continue to increase.

“Bio-based products cleaners will represent 70 percent of the market in five years. It’s only 30 percent now,” says Kristoff.

These predictions however, may be a little ambitious. BSCs are typically resistant to change, says Gray.

“If [BSCs] are comfortable using products they’re used to, they don’t want to take a chance. The customer or tenant may come to them and say the building doesn’t look as good or smell as nice. It’s a low-risk proposition to stay with what they’re used to,” he says.

But contractors aren’t the only ones who fear change. Building occupants don’t like to be guinea pigs for new products. If they know a change has been made, they’ll complain more, says Case. Occupants will pay closer attention to the cleaning services and may attribute existing problems to the new products, he adds.

To combat this, BSCs will need to take the extra time to educate clients about the difference in products and added benefits they bring, says Ellis.




POSTED ON: 1/1/2005