VCT Floor "Washing"

[Benk]

Just got off the phone with the maintenance supervisor of a local college. He wants a quote to "wash" the vct in their daycare. They don't want any buffing or stripping etc. 7000sqft every other week. Says they're having a problem with dirty mop water etc drying and they're having a hard time with it. They've got the buffing handled. Just need me to wash the floor and have it dry, clean.

Will be taking a look this afternoon. Seems simple enough, I could just run my spinner hooked to the tm with the heat off and pressure way down. Mop any remaining water afterwards- done. But what would you charge for this? Also, they'll be throwing a lot of work at me this summer, carpet and vct strip wax in 3 good sized dorm buildings.

Again, 7000sqft every other Saturday morning.

Thanks.

 

[Dennis Anderson]

I would turn the heat way down, maybe 120 degrees the same that comes out of a household water heater. For myself, I would use my Gekko tool or spinner. I am personally having the same problem at a commercial office building that I clean at nightly. The VCT floor tiles have a scallop to them that just drives me crazy. They look nice for a while and then fill with dirt from mopping and then look like hell. What I've been doing is stripping and rewaxing to remove it. So I may have to give the method you describe a chance. If you do the job, please let us know how it turns out! Sorry, I would have to ponder the question of what to charge, same as you.

 

[Ken Raddon]

7,000 sf? Man I gotta think that is at least 4 hours worth of work if not 6 with a spinner type tile tool. You need to get an auto scrubber. They can do that same 7K in 90 minutes if its wide open more if it's broken up into rooms. And you might have to go over it twice the first time or two.

 

[Gasoline]

Doesn't the spinner require a minimum pressure? 500 or so psi. And won't that affect the finish?

I would auto scrub it. Faster if you have one, you could leave it there.

 

[Benk]

I don't have an auto scrubber, wish I did. As far as minimal pressure for the spinner I'll play around with it and make sure. If it won't work with lower pressure I've also got a gekko wand that will work but would rather use the spinner.

What would you guys charge for this bi-weekly job?

 

[David A]

I think the spinner is putting down too much water at too high a pressure. I agree with Robert. If you get the job, now you have a reason to own an autoscrubber. Pick-up a good used 17 or 20 inch (a used unit will not be that expensive). Use a neutral soap. If the water is very hard, you might still need to add a neutralizer. The only issue you might have with a childcare facility is a l of rugs, mats, small tables and chairs, indoor sandboxes, etc that need to be moved.

 

[Benk]

Could you give me a ballpark on what a decent used autoscrubber should cost? At least I'll have a backup with the gekko.

I'll take a look tonight to see how much of a pita job it will be. I know they'll be quite a few chairs to move around not sure about the rest.

Would .10/sqft be out of line?

 

[aaminc]

If its gonna be a solid account go buy a autoscrubber , it would do a better job and look more professional. Personally I've never heard of anyone using a Truckmount on VCt. The thing with the autoscrubber is its getting out the imbedded dirt in the wax.

 

[Benk]

Basically all they want me to do is take over their mopping for them. So when there's embedded dirt they'll deal with that when they do their buffing.

 

[FloorCareMD]

For only 7000 sq.ft, I would do as suggested and get a decent 17" or 20" auto scrubber. Another option would be the Kwikleen by Aztec Products.. These machines have no batteries or cords and they work great for washing vct floors. Very fast. In spring, summer months, we run these around 30,000 sq.ft. grocery stores with very nice results. Easy to load and transport. One guy can easily lift it into a van since it weighs about 80 lbs.
Let me know if you need pricing.

 

[David A]

Could you give me a ballpark on what a decent used autoscrubber should cost? At least I'll have a backup with the gekko.

I'll take a look tonight to see how much of a pita job it will be. I know they'll be quite a few chairs to move around not sure about the rest.

Would .10/sqft be out of line?

Try this site for used equip. http://www.southeasternequipment.net/used-demo-equipment-s/73.htm
Ebay and Craigs list are always good sites too

 

[Gasoline]

Ask them to sign a multiple year contract so you can recoup the cost of the auto scrubber. Explain how this is a big risk, you are committed, you just need to know they are to you.

 

[David A]

Ask them to sign a multiple year contract so you can recoup the cost of the auto scrubber. Explain how this is a big risk, you are committed, you just need to know they are to you.

If you go the auto scrub route and if the floor is very uneven, consider a brush over the pad driver.

 

[David A]

Basically all they want me to do is take over their mopping for them. So when there's embedded dirt they'll deal with that when they do their buffing.

Sounds like they've been cut-back on hours, yet have some money in the budget for an outside contractor. But a job is a job and it's a good foot in the door.

 

[Dr Cleaning]

20 inch auto scrubber one person 3 hours or less. Ive have and account that takes me 1.5 hours with a 17 inch auto scrubber to do 8500 sq ft. I do have a buddy that sells used scrubbers you can PM me and i will send you his info

 

[Mikey34]

Encap that junk with fels...

 

[aaminc]

I dont think it is a big risk to buy a 17 inch auto scrubber at all, It will open you up to a new market of work (year around work). Power flite sent me a ad for a demo unit for 1050.00 you cant beat that.

 

[Benk]

I inspected the floor yesterday and it's in rough shape. Looks like they aren't buffing and adding any finish between strips. They'll be stripping the floor on the 23rd (done every 6 months) and want me to start washing it April 6. With all the mats and chairs etc it will be a difficult job and I'm going to bid it at .05/sqft. Then talk to them about buffing and adding a coat of finish at least every 3 months.
If I get the job I will be starting with the spinner and/or gekko and aggitating with my 175 and some neutral cleaner. I'll let you all know how it goes. Thanks for all the replies!

 

[David A]

I have always found it amazing how many places, especially schools and alike, do nothing for floor maintenance but strip. They just don't want to face the fact that it's easier and much more cost effective to polish, scrub and scrub/recoat.
One of my large facilities has a separate, on-site childcare center of about 12k sq. ft. We have found that we can only maintain the desired appearance with daily dust mopping, damp mopping and weekly scrubbing and polishing. The classrooms and cafeteria areas take the greatest abuse and are a challenge - especially in the winter months.

Deep scrubbing and recoating takes place about every three months. All-in-all, the biggest difficulty is in the furniture moves. Whether with scrubbing or recoating, moving all that furniture, mats, rugs and other items eats away a lot of hours.

I still maintain that auto scrubber is the only way to go. If it were not for the scrubber and burnisher, the floors would go to hell and I would be spinning dollars.

 

[locko-fabara]

if you will do any job in a vct floor, you will never use a spinner or whatever with pressure, never never never.
the pressure will get in the gaps and will open the gaps even more.
I would use a green pad and a neutral floor cleaner, a wet vacuum with a floor mounted squeegee to pick up the solution.