Cleaning All Glass BuildingsMICK DALTON

PAST CHAIRMAN BRIT ISH INSTITUTE OF FACIL IT IES MANAGEMENT

DIRECTOR FM MERAAS HOLDINGS

Fully glazed buildings: To clean or not to clean

1. Highlighting the need for buildings that are designed with cleaning and maintenance in mind in this region

2. Exploring the use of building management units and the best available technologies for glass facade maintenance

3. What do architects, enginners,project managers, quantity surveyors and contractors need to consider to ensure the building can be cleaned properly once in operation?

4. Lessons learnt from real life case studies and top tips for architects on what they need to consider from design stage to build a better building that can be cleaned

Maintainability and Repairability

Glass has been used for thousands of years to allow daylight into our buildings, while providing weather protection.

Except for cleaning, glass is generally maintenance-free. Glass used in masonry walls requires frequent cleaning when the building is new to remove alkalis that leach out of the masonry and will etch the glass if left on too long.

Some acids used in common masonry cleaners, such as hydrofluoric acid, can dissolve the glass surface and mar it permanently. The deteriorating effect of cleaners is acutest if the glass has a reflective coating on the exterior surface. Cleaning methods for glass should be mild and non-abrasive.

The glazing seals between the glass and framing must be replaced periodically to maintain good performance. Properly installed silicone wet seals should last 10 to 20 years; gaskets 15 to 20 years. Do we specify the proper sealants in UAE?

Replacement of failed units is facilitated if the units are glazed from the interior.

Why Choose Glass?

1930’S Headline USAHAILED as supermen, stunt artists are paid fabulous sums to risk their necks for a thrill-hungry public; yet their most hair-raising feats are duplicated every day by the daring men who clean the windows of the nation’s towering skyscrapers.An error in judgment, a slip of the life belt and the window cleaner has signed his own death warrant. Below him there is nothing but a yawning city canyon square of concrete pavement to land and die on.

One of the men best qualified to paint the thrills and dangers of this hazardous profession is Richart Hart, chief of the window polishing squad of the Empire State Building, the tallest structure ever reared by man.Hart spent ten years mining coal in the Pennsylvania coal fields before he decided he

Headline NewsWindow cleaner falls from 10th floor of Dubai buildingDubai Police investigation is underway to determine the cause of fatal accident

By V M Sathish and Mohammed El SadafyPublished Wednesday, April 01, 2015

Headline NewsWindow cleaner falls to his death in Dubai

The Filipino worker was only three months old in the UAE

By Staff

Published Tuesday, July 05, 2011

A Filipino window cleaner fell to his death from a Dubai skyscraper in Business Bay on Sunday afternoon.

Dubai: One man was killed and another injured when a window cleaning cradle fell from a 34-storey building in Tecom after its ropes snapped.The accident happened early on Tuesday morning at the Al Shaiba Tower in Tecom. The victim died in hospital on Tuesday afternoon.The falling cradle damaged 12 vehicles parked in front of the residential building, throwing up debris in a 200-metre radius. Stones and pieces of equipment were strewn under cars and across the pavement.

Headline NewsTwo men died yesterday after falling from the 27th floor of a building under construction next to the Burj Khalifa.

Dubai Police confirmed that the men were installing glass when their cradle malfunctioned at around 4pm and plummeted to the ground. An anonymous source said the side-winch of their cradle had failed.

Picture evidence of the accident scene distributed by the police today shows that both men were wearing safety harnesses.

Residents flee as wild winds smash cleaning cradle against Abu Dhabi tower

Sustainable Glazing

We Do Not Like To See Dirty Windows!

Fogging of Glazing Units

Sandstorms Circa 20 per year

Dirty Windows

Environmental conditions – Dust/Sand

Building and structures in the UAE and surrounding regions due to the harsh environmental conditions. Heavy airborne contaminants such as dust and sand settle on glass and cladding surfaces. High humidity and condensation gives the contaminants sufficient moisture to bond and accumulate and a sever lack of precipitation isn’t present to cleanse the surfaces regularly. As a result, the dust builds up quickly obscuring the view through the glass and often damaging the surfaces of cladding and glass fixing components. High heat and UV exposure also contribute to the contaminant accumulation and surface degradation processes. Regular cleaning is not only an activity to maintain the aesthetics of a structure, it also prolongs damage and maintains the integrity of the façade components.

Access Issues – Unique Shaped Structures

The UAE have put themselves on the map in many ways, one of which being very large, very unique shaped structures. With complicated facades, comes complicated access. The evolution of a building’s façade is continually pushing the boundaries of access techniques. Ensuring sufficient access is a must if facades are going to be cleaned and maintained appropriately.

Insufficient competency levels – Skilled manpower

Complicated facades requires specialized access. Training and competency levels must be of the highest standards to ensure the safety of the personnel and to avoid causing damage to the façade components. Rope access is often the only means of access and despite the appearance, is incredibly safe when carried out in line with current rope access procedures. Almost all risk is mitigated and likelihood & severity minimized to well below acceptable levels. In saying that, rope access (or any work at height) carried out incorrectly or by individuals with insufficient training and competency is an accident waiting to happen.

AMC’s Cleaning Schedules

Annual Maintenance Contracts allow asset owners/operators to become familiar with their suppliers as well as facilitate regular cleaning and maintenance schedules. Consistent regular cleaning and maintenance is the most effective way to maximize the life of façade components , save money through efficiency and minimize damage caused by unfamiliar working environments.

The Problem in the UAE

1. There is a lot of dust sand with inorganic materials like chlorines (salt), sand and cement dust from construction in the air.

2. This in combination with the high humidity gives a situation very hard to clean because the crust of the pollution and the humidity eats into the glass and is hardly to remove. Besides that glass erodes and degrades.

3. The main effect of the protection no binding of the pollution on/with the glass, reduction of the erosion and degradation of the glass.

4. Every environment is different (wind, sand, distance to the sea slope of the glass, quality of the glass (Chinese glass made to European quality or not) etc.) A 2009 study commissioned by English Heritage found that using low-E windows reduced the amount of heat lost through the window by 58 percent. One consideration is that low-E windows may make more sense in warmer climates than very cold climates.

Design and Planning – Access Consultancy

Megarme was one of the first and largest access specialist in the region are often contracted to provide recommendations for access as well as cleaning and maintenance advice. Ensuring sufficient access is in place also reduces the ongoing operating cost of the structure through the avoidance of unplanned temporary access to carry out cleaning and maintenance activities.

Training – initial and ongoing

Training and competency levels falls with the access company themselves, therefore the only way to maintain acceptable levels is by owners/operators adopting suitable access standards in line with procedures such as IRATA and BS EN. Having prequalification levels ensures that contractors carrying out the cleaning and maintenance are suitable qualified. It also requires ongoing monitoring of the contractors to ensure these procedures are being up kept and followed. Owners/operators actively involved in the procedures and qualifications will soon gain an understanding of the work at height requirements and will be in a position to highlight any shortfalls. Megarme offer rope access and work at height training for our internal staff as well as external training courses. Megarme’s training facility is one of the largest and most comprehensive in the region.

With ongoing cleaning and maintenance of an existing structure, ensuring an acceptable code of practice is in place and being followed is the only method to avoid accidents and damage to the structure. For new structures, it’s all about the access.

Glass Surface under Microscope

Glass Solution – Glass

2015آب، 30األحد،

The application work in a 3 step process:

1. The liquid is applied to the surface.

2. The SO4 particles organise & arrange themselves,

they bond to the surface & fill up the pores.

3. They become part of the surface itself and start doing

their job: to protect.

Glass Protection

Glass Solution - The Reality

Untreated after 3 months

Treated and protected, after 3 months

2015آب، 30األحد،

reducescleaning efforts

by 80%

The result

On a 30 storey tower maybe window cleaning costs around 120k per year based on 4 times per year with conventional window cleaning. Using the glass coating this cost could be reduced to 40K per year.

Nano Glass and E Glass

Triple Glazing Two E Glass Coatings

30% Energy Saving Potential

Window Cleaning Options

The Options

◦ Water and Squeegee

◦ BMU – Building Maintenance Unit

◦ Telescopic Boom man lift and long Pole

◦ Abseilers

◦ Robots

◦ Other

Water & Squeegee

Generally, chemicals are added to water, and a device such as a brush or cloth-covered handle is dipped into the resulting solution and used to scrub glass. A squeegee is then used to sluice the dirt and water mixture from the glass.

There are four different types of squeegees.

1. Window Squeegee is the most famous one because it is used on all types of windows. Your house, commercial or even car windows can be cleaned with the window squeegee.

2. Floor Squeegees are mostly used for large surfaces like floors, they're mostly used in hospitals and other large buildings.

3. Stiff Blade Squeegees are found in using grouts to tiles.

4. Horse Scrapers are applied to in houses to eliminate sweat and dust from the layers.

Chemicals added to the solution range from dish soap and glass cleaner to Trisodium Phosphate and etching salt. In sub-freezing temperatures, anti-freezing chemicals are added to the solution to prevent it from crystallizing on the pane before it is sluiced off.

Bosun’s ChairBoatswain's Chair (Bosun's Chair): A boatswain's chair is a single-person seat designed for controlled descent of rope. Often referred to as "rope decent systems" (RDS), these are typically anchored to a roof structure, counterweight configuration, or connecting points designed for the purpose. Note: These are always temporarily installed for the purpose of access. However, their anchor points can be either temporary or permanent.

Building Management UnitSuspended Platform: An access platform for one or more workers with manual or motor driven devices for raising and lowering via rope. Platforms may be fitted to high rise buildings or skyscrapers, or assembled from components to suit architecture and nature of work being performed. Note: These can be either temporary or permanent. Both having their own unique governing codes and regulations. Permanent suspended platforms are often known as building maintenance units (BMU) and their platforms are also known as gondolas in Europe.

Other SolutionsRoof trolley solution is capable of servicing a wide variety of buildings irrespective of design or height, thus allowing easy and complete facade access for high as well as low-rise buildings. The trolleys come with standard integrated safety devices and have a range of options to suit their intended applications. The unique system design eliminates the need for assembly and disassembly at the roof level. Furthermore, the trolleys and platforms have high load capacities that makes them as versatile asthey are unique.

Monorail systems that are used to access difficult-to-reach or otherwise inaccessible exterior or interior glass areas. Monorail systems can be roof-mounted or wall-mounted to suit their intended applications. Monorail systems are ideal for the underside of building overhangs, sloped glazing, skylights, all types of atrium glass, domes, and similar applications wherever continuoushorizontal movement is required. Monorail systems are ideal for the underside of building overhangs, sloped glazing, skylights, all types of atrium glass, domes, and similar applications wherever continuous horizontal movement is required.

Tie-back anchors for suspension equipment that provide structural attachment between the building and support equipment in order to prevent accidental movement. Direct rigging anchors, providing structural attachment between building and suspension lines; and fall arrest anchors, providing structural attachment between building and workers’ personal fall protection system. Horizontal lifeline is a permanently installed, multi-span anchored cable requiring more substantial end anchors or supports. The lifeline cable serves as an attachment point for travel restraint or fall protection lanyards.

Portable davits are the most popular solution for exterior building access. They are designed for low to mid-rise buildings and consist of two piece assemblies for easy handling and transportation. The davit masts come complete with wheels for movement between the fixed davit bases and may be lowered out of sight when not in use. Options for portable davit bases as well as flush-mounted bases monorail systems that are used to access difficult-to-reach or otherwise inaccessible exterior or interior glass areas. Monorail systems can be roof-mounted or wall-mounted to suit their intended applications.

Building Management Unit

Scissor Lifts

Water-fed Poles

Any of a variety of types of telescopic poles, fitted at the upper end with a brush and water jets, fed either from vehicle-borne tanks of deionised water or by on-site production of deionisedwater using a domestic or commercial water outlet. The water is filtered by either a two-stage or three-stage filtration process, involving a carbon filter, and two de-ionization filters, or a carbon filter, a reverse osmosis membrane filter, and a de-ionization resin filter. The filtered water contains a TDS (total dissolved solids) of less than 5 ppm. (parts per million.) The brush is used to agitate the debris off the window, while spraying water, and then the brush is lifted a few inches from the glass to rinse the glass with the pure water jets. Fan jets are used for hydrophobic glass, and "pencil" jets are used for hydrophilic glass. The de-ionized water is lacking in ions, so it will pull solids off the glass and dissolve the solids into the water, aiding in the cleaning process. Because there are no solids dissolved in the water, the windows dry clear without water spots. Water-fed poles vary in length. The longest poles are about 70 feet, and can reach up to six storeys. Water-fed cleaning is also referred to as pure water cleaning.

Telescopic Window Cleaning Poles

Telescopic poles allow us to reach over 30 ft. without the need of a ladder.

With the new "Locking System" tools are held firmly on pole and CAN NOT fall off.

Some systems use purified water by using reverse osmosis and sediment filters - minimum 4 filters to get clean windows

Abseilers

Abseilers apx 15 m2 /hour

Abseilers apx 40 AED /m2

• Eyes bolts to Irata

certification needed

• Companies from

dubai

Abseilers in Action

42

The ROBOT

Gekko III for straight

forward surfaces

Clean Ant for bended

and

non-straight forward

surfaces

The Robot Range

1. Water

2. Ionised R.O. water

3. Dry-Ice

4. Air

I. Brushes

II. Squeezy’s

• High pressure

• Low pressure

• Vacuum

• Open System

• Closed System

Cleaning Techniques:

Conventional cleaning apx 15 m2 /hour

Abseilers apx 15 m2 /hour

Clean Ant Robot 60 - 150 m2 /hour

Gekko Robot 350 - 420 m2 /hour

Performance Comparison

Conventional cleaning apx 4 AED/m2

Abseiler apx 40 AED/m2

Clean Ant Robot apx 7 AED/m2*

Gekko Robot apx 5 AED/m2*

* Inclusive of life cycle costs

Costs comparison

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Facts:

• 6.9 weeks to clean using Abseilers (theoretical)

• 70 people required on site

• 8 times/year

•Annual costs 5m AED

Disadvantages:

• Wind

• Summer labor restrictions

• Temperatures of the surfaces

• Travel time on the tower

• Water accessibility

• Staffing

• Confidentiality

• Safety/risks

Using robots:

• 6.9 weeks

• 3 robots, 6 people on site

•Annual costs 5m AED

Disadvantages:

• Investment required

•Skilled people required

• Client innovation

required

EMERGING ISSUES

Self-cleaning or easy-to-clean glass was recently developed and uses titanium dioxide coatings as a catalyst to break up organic deposits. It requires direct sunlight to sustain the chemical reaction and rainwater to wash off the residue. Anorganic deposits are not affected by the coatings.

Photochromic coatings incorporate organic photochromic dyes to produce self-shading glass. Originally developed for sunglasses, these coatings are self-adjusting to ambient light and reduce visible light transmission through the glass. In architectural glass they are typically used to provide shading.

Glass with electrochromic coatings utilizes a small electrical voltage, adjusted with dimmable ballasts, to adjust the shading coefficient and visible light transmission. Like photochromic coatings, they are intended to attain lighting energy savings.

Nano Ceramic Glazing – Nano Film built into the glass

Point-supported glazing is sometimes used in wall systems that are all glass.

Thank You