Maintenance is a delicate balance. If a key piece of equipment needs to be serviced, will a facility lose more time, money, and capacity by taking it offline for maintenance, or waiting for it to break down and repairing it? The best maintenance strategies save time and money. Generally, there are four different strategies that facility managers can employ to ensure that their operation stays as productive as possible.

Reactive Strategies

Reactive strategies involve repairing equipment when it breaks down. This means that the facility manager waits for a system or piece of equipment to go down before it receives needed attention. It has some appeal because it allows facilities to run assets without needing to spend time, money, or labor on preventative strategies. It's also useful for equipment that's old, obsolete, or near the end of its working life -- situations where preventative maintenance is unlikely to extend or improve its capacity. All that aside, this generally isn't a good long-term strategy. Reacting involves acting at the moment, without concern for the future. It's not uncommon for it to cost more to repair a machine than it would to properly maintain it. Some repairs are also extensive enough to completely wipe out any additional production gained with this strategy. Downtime is also unpredictable, which means it can happen right in the middle of peak work hours. Reactive maintenance is a strategy that yields short-term gains, in exchange for long-term expenses.

Preventative Strategies

Preventative maintenance aims to catch small problems before they become large ones. It involves periodically taking equipment or systems offline for regular maintenance before breakdowns occur. this strategy aims to reduce overall downtime, save money, and extend the life of key assets. With this strategy, scheduling is important. If it's done at the wrong time, preventative maintenance can cut into a facility's production. This kind of maintenance can also be more difficult to justify since it involves taking assets down while they're still operating normally and spending money on spare parts before the original parts have worn out. Human error also means that unscheduled repairs will sometimes be necessary.

Predictive Strategies

This kind of maintenance involves inspecting assets in order to predict failures. It sometimes relies on machine learning algorithms, electric sensors, infrared cameras, and other high-tech tools. For example, if a piece of equipment begins to fail to meet its production goals, the sensors will pick up on it, relay this information to the algorithm, and send an alert. It can help save time and money when compared to preventative maintenance since it relies on actual preliminary signs of failure as opposed to an arbitrary schedule. The main downside to this strategy is that it requires a higher upfront cost and a greater ability to manage a complex data ecosystem. Algorithms need to be trained, which takes time. Some sensors also have difficulty picking up on certain types of equipment damage, including all-over wear and tear. This strategy can save time and money when compared to reactive or preventative maintenance, but repairs and scheduled downtime are still likely to factor in now and then.

Proactive Strategies

Proactive maintenance combines elements of the other strategies, like monitoring asset health and operation, along with exerting control over the environmental factors that contribute to asset failure. For example, if dust or other contaminants cause extra wear and tear on an HVAC system, a proactive maintenance strategy would involve using prefilters to catch them. If heat is a problem for a key piece of equipment, better ventilation or climate control would be proactive. This strategy will vary a lot from facility to facility. While it's generally less expensive than reactive, preventative, or predictive maintenance, it does require that facility managers and employees perform their due diligence. This kind of maintenance can also involve more employee training to control the external factors that lead to asset failure.

Leveraging the Strengths of Each Strategy

Even with the best, most efficient maintenance strategy in place, unexpected repairs and unscheduled downtime will happen. The best plans combine elements of all of these, to prevent as much unscheduled downtime as possible, for the lowest cost possible. Proactive strategies will reduce wear and tear, but can't correct for everything. That's where predictive maintenance comes in -- sensors and algorithms can tell when assets need servicing. Since sensors can't detect every type of damage, preventative maintenance and inspections can catch any remaining problems before they start. Even with all of these strategies in place, repairs will still be necessary from time to time. Knowing the strengths and weaknesses of each will help facility managers understand where to most efficiently employ them in their individual facilities. Few facility managers stick to only one or two maintenance strategies. There's a place for each one, depending on the circumstances. By knowing which to rely on, and when, you can make your operation run as efficiently as possible.

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Power outages are inevitable. Even in areas that don't suffer from aging infrastructure, storms, car crashes, and other disasters will take out portions of the grid from time to time. Emergency preparedness is already a big issue for facilities, and it's only growing as more and more turn to electric sensors and internet connectivity as security, efficiency-boosting, and labor-saving measures. How can you cope with a lack of power in your facility?

Be prepared.

It's said that an ounce of prevention is worth a pound of cure, and it's true. One of the best ways to deal with a power outage is to have a plan in place. Even if it isn't caused by a major disaster, damage to the electrical infrastructure can still leave you without power for days. Here's how to prepare for disruptions:

1. Make a plan.

In a few rare cases, power outages happen when the electrical company performs routine, planned maintenance or repairs to the grid. Check your provider's website regularly so you can stay abreast of any planned outages. You should also create a continuity plan. Which aspects of your facility are the most vital? Will they require a generator? Prioritize the functions of your facility, and know how to keep them up and running. Make sure your employees know this, and are trained on what to do when the power fails. This plan should be an extension of your overall emergency procedures. How should your employees shut everything down safely in the event of a serious emergency? What should they do if they're unable to leave the facility? Consider the kind of disasters likely to strike your area, and create a plan for shutting down and keeping everyone safe.

2. Set up emergency gear.

Once you know what needs to stay up and running, it's time to figure out how to accomplish that. Build an emergency kit with gas generators, portable solar panels, extension cords, portable USB chargers, and whatever else you'll need to ensure that your facility can keep going without power.

3. Extend that to emergency preparedness for your employees.

Most electrical outages happen because of severe weather, so it's highly likely that you'll also be dealing with employees who might be injured or stranded. Obtain a water-tight storage container, and pack it with first aid supplies, water, nonperishable food that doesn't require preparation, flashlights, headlamps, a hand-crank radio, a fire extinguisher, and thermal blankets.

4. Install emergency equipment.

You don't want to have to deal with problems in the dark, so ensure that your facility is outfitted with appropriate emergency equipment. Beyond things like generators, you'll need fire alarms, surge protectors to shield delicate equipment from power surges, and emergency lights. A power management system is useful here, too -- this helps ensure that electrical capacity matches electrical demand. They can also work in tandem with temperature sensors to detect spikes in heat which may indicate the beginnings of a fire. These systems also relay data continuously, which makes it easier to track down problems within the facility as they arise.

Don't neglect routine maintenance.

Faulty wiring and power surges are a recipe for disaster. Don't let aging or obsolete equipment become an additional obstacle in the event of an emergency. Perform regular inspections, and deal with aging building systems appropriately. Power management systems are capable of catching signs of danger and mitigating the risk of an electrical fire. They can't bear the full brunt of this, however. You shouldn't rely solely on a power management system to work around malfunctions. These systems are good at indicating where a problem is likely to arise, but it's the manager's responsibility to implement long-term solutions to electrical problems.

Stay calm. Respond instead of reacting.

The difference between "responding" and "reacting" is foresight. A response is an action based on knowledge of long-term effects. A reaction happens in the moment, without a concern for the future. When an unplanned outage occurs, perform an employee headcount. Next, inspect the facility to the best of your ability. Flashlights, headlamps, and emergency lighting will come in handy here. Your electrical provider should be able to provide an estimate of how long it'll take to restore power. Weigh this against your facility's power generation capacity. If you're not able to keep operating, and it's not safe to send everyone home, open up your emergency kit. Distribute food, water, blankets, and medical supplies to everyone present as needed. Keep everyone safe and calm until the danger has passed and they are able to leave. Power outages are often part of a much bigger disaster, but they can happen due to minor problems, too. Have a plan in place, keep your electrical system in good shape, and make sure you have the emergency equipment you need, and your employees and facility will be fine.

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The novel coronavirus pandemic shook up the real estate industry. Suddenly, thousands of businesses found themselves with unused space, and the decision to either maintain it, downsize or re-think their floor plans and room usage. These effects carried over to new construction, as well. Now, several building trends are emerging that could change the shape of commercial and industrial spaces to come.

1. Everything old is new again.

A lot of businesses were forced to either close their doors or relocate to smaller, less expensive locations. As a result, there are many empty structures on the market. This comes on the heels of a general trend away from facilities like malls and department stores. Some "new" construction won't be new at all -- instead, developers and builders are working to re-purpose old buildings. Malls, in particular, are ripe for turning into mixed-use developments that encompass residential, retail, and office space. One-level strip malls may have residential or office space built above them. This helps ensure that these empty buildings get used again, saves money on construction, and is often a greener alternative to a new build.

2. Prefabrication is having a moment.

As modularization and prefabrication technology continues to improve, builders are recognizing their potential. Making walls, panels, and other components offsite, then assembling them into a finished building is increasing in popularity. Part of their appeal right now has to do with safety. With a shortage of skilled workers and restrictions preventing managers from dedicating a lot of workers to their projects, there's a lot to be said for the time- and labor-saving aspects of offsite prefabrication. It's safer, faster, and more cost-effective.

3. Supply chains are reimagined.

COVID-19's impact on supply chains can't be overstated. As shipments were delayed, businesses were subjected to lockdowns, and some companies went out of business entirely, manufacturers around the world had to realize just how dependent they had become on the easy availability of goods from around the world. As a result, they had to scramble to try to find suppliers and hope that their usual sources would still be there when the dust settled. Now, contractors are developing more agile supply chains, with an emphasis on local suppliers. New chains are evolving based on data, and businesses are working to forge direct, collaborative relationships with their subcontractors.

4. Climate control is changing.

Before, part of our image of sustainability involved buildings that were sealed uptight. Outdoor air was almost an enemy, causing HVAC systems to burn power to heat, cool, and filter it. Unfortunately, this created a situation that was almost ideal for spreading respiratory viruses. As a result, builders are seeing the importance of good ventilation and filtration, even to the point of incorporating ionizing sanitizers in HVAC units and ductwork. New technology has emerged for allowing buildings to take in outdoor air, but still maintain comfortable temperatures and humidity levels. Part of our idea of sustainability is expanding to include buildings that freely exchange air with the outdoors.

5. Augmented reality and digital collaboration are expanding.

Part of the lockdown restrictions in many areas made collaboration complicated. Three-dimensional modeling software has existed for decades, but it was still a challenge for teams to work together remotely. Augmented reality and new modeling software are changing all of that. Engineers can view a variety of models and simulations, make tweaks to existing plans, and work together from anywhere with a secure wifi connection. As a result, builders are seeing the need for increased cybersecurity. Working from home is risky enough, as employers have no control over an employee's personal internet connection. With the increased importance of digital collaboration, companies are investing heavily in more robust security measures.

6. "Smart buildings" are growing worldwide.

Futuristic smart cities outfitted with all kinds of tech tools sound like something that might get put on the back burner in the midst of a pandemic, but the opposite proved to be true. As businesses were forced to either operate remotely or develop ways of securing their campuses against the coronavirus, they found that, in many cases, they had to upgrade their technology. In some cities, building vestibules with temperature sensors and secure entries became the norm. Now, more new buildings are incorporating high-tech sensors as a matter of course, for everything from surface sanitization, to secure entries, to ventilation. While the coronavirus pandemic has had a devastating effect on real estate and construction, they're learning to adapt and grow to fill the new niches it's created. As a result, these trends are gaining popularity as builders work to accommodate the changing ways people live and do business.

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Fall isn't here yet, but it's coming. Considering all of the things that cold weather preparation can involve -- on top of regular facility maintenance tasks -- it's important for facility managers to get ahead wherever they can. If you've already gone through these winter preparedness measures, here are seven best tips to make sure your facility is ready before fall and winter hit:

1. Get ready for winter heating challenges.

With a new strain of the novel coronavirus making the rounds, many areas are mandating that masks be worn indoors again. That means that facility managers are once again going to have to walk the thin line between heating their buildings, and ensuring that they get enough ventilation to reduce the risk of spreading respiratory illnesses. It's also time to perform all of the necessary maintenance for heating and cooling units. Check filters -- if you've switched to less efficient filters for energy savings, it might be time to replace them with higher efficiency filters that are better at catching viral particles. Make sure ducts are clean and free of dust. If your facility has UV sanitizing units, ensure that they're working properly and replace any bulbs as needed.

2. Secure entryways.

While winter weather means wet and slippery entryways, the novel coronavirus adds new challenges to securing entry points. Now is a good time to make sure that entries are equipped with sanitation stations with hand sanitizer and disposable masks. Even if COVID-19 isn't a major concern in your area, these are also effective at preventing the spread of colds and the flu. If you think the novel coronavirus will be an issue, it might be time to revisit strategies for screening visitors for signs of illness.

3. Check your exterior lighting.

During winter, it's not at all uncommon for people to arrive for work before the sun's up, and leave when it's already gone down. That means that your exterior lighting becomes more important than ever. It can help your visitors and employees feel safer and more comfortable, reduce your facility's appeal to thieves, and help prevent slips and falls by increasing visibility. If any of your exterior lights have broken bulbs, replace them. If you identify any areas that are unlit, schedule a visit from an electrician to install adequate lighting.

4. Inspect and seal basements.

Even if your downspouts do a good job of directing rain and snowmelt away from your building's foundation, moisture can still find a way in. Look for any cracks in the walls of your basement or gaps around windows or vents. If your building has a sump pump, make sure it's rated for the amount of water it needs to remove. If it isn't, it may run continuously, waste energy, and still allow water to enter the basement. Consider running a dehumidifier to help evaporate minor leaks and remove the humidity after heavy rains.

5. Seal cracks in paved areas.

Cold weather is a surefire way to worsen or create cracks in the pavement. As rain falls or snow melts, water infiltrates these gaps. When it freezes, the ice expands and forces them farther apart, expanding existing cracks and creating new ones in an endless cycle. To save the hassle and expense of having to fix serious problems in the future, seal over cracks now, before they have the chance to worsen.

6. Check your facility's insulation.

Insulation isn't something that often needs attention, so it's good to give it a once-over every so often. Make sure it's thick enough, evenly distributed, and doesn't block the soffit vents around the attic's perimeter. It can be attractive nesting material for mice and rats, so make sure there aren't signs of pests, like droppings, holes, or caches of food. Since heat rises, an inadequately insulated ceiling can cause a dramatic increase in power bills through heat loss. Many attics also have fire control lines running through them, which can freeze, break, and become useless during an emergency. Make sure these lines have adequate insulation, too.

7. Check for signs of termites.

This applies primarily to facilities in wet regions that experience mild winters. These bugs need moisture to live, so if your building is in an area that has rainy winters, it might accidentally become a termite buffet. Make sure to keep any kind of wood as far from your building as is feasible. Don't place mulch directly adjacent to your foundation. If your building has any wooden elements that contact the ground, like steps, consider replacing them with metal or concrete. When cold weather hits, you don't want to be caught unaware. Fit these tasks into your regular maintenance schedule now, and you'll be fully prepared before autumn rains and winter snow show up.

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Summers are getting longer and warmer, and that means that summer storms are increasing in severity. More and more areas are in danger of experiencing these storms, especially now. June marks the start of hurricane season, and the National Oceanic and Atmospheric Administration predict that this will be an above-average hurricane year. That means that it's high time for facility managers to make sure that their buildings, tenants, and employees are protected. Unfortunately, the past few years have hit everyone very hard.

With business closures, supply chain disruptions, and the rapid re-configuring of facilities to handle the impact of COVID-19, most managers simply haven't had the time or resources to prepare for other emergencies. Unless they get started, this could put them dangerously behind when hurricanes strike.

Most people know that, when a hurricane's about to hit, it's important to protect windows and prepare for disruptions in electrical and sanitation service. There are a number of other challenges that often get overlooked:

1. Prepare for pest control.

Summer is already miserable when it comes to mosquitoes. In the aftermath of a hurricane, when there's lots of humidity and standing water around, biting insects can breed like there's no tomorrow. Facility managers should have mosquito repellent and prevention measures available. EPA-approved products containing Bacillus thuringiensis spores and toxins are a very useful way to help keep insect populations down. These products are specific to mosquitoes, fungus gnats, and blackflies, so they're safe for pollinators and vertebrate animals. They're also easy to use. Best of all, they control mosquitoes during their larval stage, before they can begin biting. Facility managers should also have the proper protective equipment for storm cleanup. Employees who are out removing downed tree limbs, unclogging gutters, and handling other post-hurricane tasks are at risk of insect bites. Provide suitable repellents and protective gear. Don't forget to promptly drain areas of standing water to cut down on mosquito breeding spots.

2. Get ready for mold remediation.

Standing water and humidity are an ideal environment for mold growth. Mold remediation is complex and expensive, so prevention is a facility manager's best bet. The key to controlling mold is to deprive it of moisture, so make sure that any flooded areas are drained and dried as quickly as possible. If any materials (like paper, fabric, ceiling tiles, or cardboard) get and stay wet for more than a day or two, they should be disposed of. Facility managers should have respirators, gloves (latex, nitrile, neoprene, PVC, or polyurethane), and goggles available to supply to employees engaging in mold cleanup. If there's reason to suspect that the HVAC system may be contaminated with mold, keep it turned off. Have water pumps, wet vacs, and ventilation fans available to help dry out flooded areas.

3. Stock up on extra inventory (including PPE and disinfectants).

Just because COVID-19 is on the decline doesn't mean the threat is completely gone. Hurricanes can also disrupt supply lines, so it's wise to plan for shortages. Since so many businesses have been closed or running at a reduced capacity, chances are they aren't set up to weather a hurricane. It's time to review inventory, make sure there are enough extra supplies to handle a few delayed shipments and be sure to include protective gear, masks, and disinfectant. Check with the Centers for Disease Control and Federal Emergency Management Agency for additional advice.

4. Catch up on deferred maintenance.

With the looming specter of COVID, chances are that a lot of facilities have had to defer important maintenance tasks. If this is the case, now's the time to play catch-up. Hurricanes put a lot of extra strain on already-taxed employees, so try to get on top of the things that have gone by the wayside. Take a look at deferred maintenance checklists, and try to take care of as much as possible.

5. Plan for debris.

Hurricanes mean powerful winds and torrential rain, which creates a mess. In addition to the pest control measures outlined above, be ready to handle debris. If possible, trim trees and prune landscaping to reduce the possibility of downed limbs. If there are any structures on the property slated for a tear-down, now is the time to dismantle and dispose of them. All of these things contribute to storm debris, but they're also potential projectiles during a hurricane.

6. Double-check chemical storage.

Hurricanes often mean flooding, and flooding means leaching. Anything that flood water comes in contact with can end up contaminating groundwater. If a facility stores chemicals, hazardous waste, or even compost, these are all potential avenues of contamination. Make sure that storage areas for chemicals or hazardous material meet regulatory requirements. Hurricane season is already a stressful and difficult time. With the added complication of the pandemic, it's doubly so. By planning ahead for mosquitoes, mold, debris, supply shortages, neglected maintenance tasks, and potential chemical leaks, facility managers can help keep their properties and occupants safe and healthy.

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The pandemic has permanently changed the ways many of us live our lives. Even with the vaccines against SARS-CoV-2, it's become second nature to adopt behaviors that help reduce the spread of respiratory illness. These changes are reflected in the way we do business -- the novel coronavirus pandemic has made office spaces look and operate in a dramatically different fashion from the way they did just a few years ago.

Questioning the purpose of the modern office.

One of the biggest questions driving the trend in changing office spaces is deceptively simple: What is an office for? For the past thirty years, offices have been undergoing a quiet design revolution. People lost walls and doors to open floorplans, which were ostensibly intended to foster cooperation and creativity.

When the pandemic hit, we realized that the open floorplan was a little too good at facilitating something else: the transmission of a respiratory virus. People began to work from home as much as possible, and the lion's share of employers actually saw productivity increase. As it turns out, workers are able to get more done outside of the office than in it. This fact alone is the driving force behind many of the changes seen in today's office environments.

Changing the way we breathe.

One of the biggest changes the pandemic has brought is a re-imagining of what a healthy building looks, feels, and acts like. For years, the drive toward sustainability has pushed architects and building owners alike to seal doors and windows up as much as possible, maximizing energy efficiency. Now, we've come to realize that there has to be a very careful balance between energy efficiency and fresh air -- while it might not be very efficient to have to bring in, heat, and cool a lot of outdoor air, it's also vitally important for diluting airborne pathogens.

The same office plans that maximized HVAC efficiency ended up being an almost ideal environment for people to pick up viruses. This realization has changed the way people think of ventilation, and the way office buildings are being designed and renovated. More of them are including outdoor spaces whenever feasible, like indoor-outdoor mixed-use rooms, outdoor dining spaces, and even outdoor conference rooms.

Using touchless, durable materials.

Frequent sanitization wreaked havoc on a lot of conventional building materials. Surfaces that stood up to frequent touching didn't fare nearly as well when they had to be constantly scrubbed down with disinfectants, and the wear and tear shows. Newer designs are incorporating more durable materials into their construction, with an eye to easy deep-cleaning. Office buildings are also going touchless everywhere they can, from automatic door sensors to motion-sensing sinks, to voice-activated elevators.

Expanding the use of dining areas.

When employers realized that their employees were getting more work done from home, they realized something else, too -- telework can actually be cheaper and more sustainable. After the initial financing for new technology and teleworking software, businesses have found themselves spending less to heat, cool, and power offices that people aren't occupying. Many have chosen to continue to telework indefinitely, adopting a hybrid approach that allows employees to work from home, and hold meetings and presentations at the office.

With this in mind, some companies are downsizing their office space and reimagining their cafeterias. Dining areas are becoming a place where employees can work together, bond, get a change of scenery, and work in a way that suits their collaboration style. Most cafeterias have tables and chairs that are easily rearranged, and some have even been expanded to indoor/outdoor areas that let employees work in sunny, landscaped areas.

Making the office desirable.

There's one last big consideration that business owners have to deal with in a post-pandemic world. If their employees are getting more work done at home, and telework is going to continue -- what's going to attract them back to the office? Employees have new expectations about their work environment. That means that employers have to do more to meet these expectations.

Some are re-designing workspaces to more closely resemble coffee shops or libraries -- quiet, comfortable places where people can have some privacy, but still work collaboratively. Some have reimagined office furniture to include plush couches and chairs, mimicking the comforts people have been enjoying at home. Others are incorporating more biophilic elements into their buildings, increasing their attractiveness with plants and natural materials. The goal here is a space that's comfortable, fosters productivity, and suits employees with a range of working and collaborating styles.

The pandemic has taught us a lot about how our modern office spaces do and don't meet our needs. New offices will have to entice employees with the comforts of home, balance sustainability with good ventilation and flexible indoor/outdoor spaces, and understand where incorporate easy-to-sanitize materials and touchless fixtures. With these things in mind, employers can turn their vacant offices into thriving centers of innovation and collaboration.

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The construction industry has had a tough line to walk over the past year. Not only did building trends shift their focus to improving and protecting occupant health, but they also continued to make progress toward greater sustainability, even when those goals were at odds with each other. Now, as more people get used to living in a post-COVID world and the imminent danger of the pandemic subsides, architecture is turning more of its attention back to green building. This has resulted in several emerging trends for 2021, including:

1. The rise of green materials.

Green materials have existed for some time. Some of them, like wood, are traditional. Others, like volatile organic compound(VOC)-free paint, have been available for years as a specialty product. Leadership in Energy and Environmental Design (LEED) certification promotes the idea of using fewer resources. One of the ways that the construction industry can do so is by using LEED-certified construction equipment and materials. Some new VOC-free paints actually include compounds that can remove additional VOCs from the environment, improving building health. So far, 2021 is seeing an uptick in the use of these sustainable building materials.

2. An upcycling revival.

Back when shabby chic was an interior design trend, "upcycling" became chic. This is the idea of taking an old object and giving it a new purpose -- garden gates became wall decor, and rain boots became planters. Now, the damage done to supply chains by the pandemic is sparking a new interest in DIY. While largely confined to home remodeling, DIY trends and aesthetics are likely to spill over into the construction industry, including the use of repurposed building materials.

3. New ideas in stormwater management.

Building trends have been pushing for water efficiency for a while now. Interior plumbing fixtures come in high-efficiency and low-flow varieties, and some toilet models even re-use hand washing water to fill their tanks. However, one area of water management has consistently been overlooked: stormwater. Stormwater is, as its name implies, water from precipitation. Some projects are expanding the use of rainwater-catching basins for landscape irrigation. Others are incorporating porous pavement and other materials that reduce flooding. One interesting landscaping trend involves rain gardens -- a method of using layers of plants, sand, gravel, and other natural filter media to treat stormwater without chemicals. This helps remove some of the paint, pesticide, moldicides, bird feces, soot, and other pollutants that rainwater can pick up as it runs off of roofs, pavement, and automobiles before the stormwater returns to the environment.

4. A shift toward greener construction equipment.

It's easy to focus entirely on the buildings themselves when it comes to creating more sustainable construction, but the building process is also a source of pollution, noise, and dirt. Large construction equipment needs a lot of power, and that power traditionally comes from diesel-fueled generators. Unfortunately, this machinery dumps nitrogen oxides and particulates into the air, drastically lowering air quality in nearby areas. Now, however, there's an alternative: lithium-ion batteries. Powering construction equipment with electricity instead of diesel has the potential to drop machinery-related carbon emissions by as much as 80% -- from 140 tons per year to just 25.

5. "Living" building materials.

Fungi have gotten a lot of attention lately. Not quite plants and definitely not animals, they've been a source of food and medicine for ages. Now, experts think they may also form the basis for the next generation of building materials. While most of us think of mushrooms when we picture fungi, the mushroom is just a very small, specialized reproductive organ. The bulk of a fungus is its mycelium, a cottony, weblike substance that grows through the fungus' substrate. Mycelium is lightweight and completely biodegradable, but remarkably durable, mold, water, and fire-resistant. One experimental project from 2014 combined crop waste with a mycelium binder to form bricks. The project team used these bricks to construct a 13-meter tower. While this project wasn't intended to build a functioning building, the idea of using fungi as a building material continues to receive more attention.

6. Green energy generation.

Rather than rely on the traditional power grid, more building projects are incorporating renewable energy from the get-go. Architects are looking for ways to either use or create solar, wind, or hydropower, as well as tightening up building energy efficiency overall. Part of the problem with some renewables is their inability to meet the total energy needs of a building, forcing that building to tap into the grid to make up the difference. With energy-efficient construction, coupled with the means for a building to generate its own electricity, the need for extra power from the grid decreases. Some buildings can even pipe their extra electricity back into the power grid, earning income for their owners. Occupant health and sustainability can go hand-in-hand. Many new, green building materials and construction trends reduce environmental pollution both indoors and out, creating sustainable buildings with healthier occupants. With green materials, LEED certification, green energy, battery-powered construction equipment, and better stormwater management, 2021 is shaping up to be a big year for sustainability in architecture.

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In-person events might be a no-go for many people, but that doesn't mean that you need to miss out on 2021's best facility management conferences. From socially distant expos to virtual conferences, here are the events that you won't want to miss:

1. International Facility Management Association's Facility Fusion

April 21-22, 2021 | Online
This year's IFMA's Facility Fusion event is completely online. Attendees can take advantage of the education sessions and technology and product expo from anywhere in the world, and access on-demand content all the way to May 21. It also offers the opportunity for live networking with other facility managers from around the world, all in a safe, convenient, socially distant online platform.

2. International Facility Management Association World Workplace

Dates to be announced | Online
The IFMA World Workplace, held in a different city each year, is one of the world's biggest and most anticipated conferences. In addition to keynote speakers, roundtable discussions, and an expo, attendees can receive continuing education units and recertification activity credits. This year's expo covers everything from acoustics to security, to health and safety, to furniture. Even though the pandemic has pushed a lot of conferences to change dates, limit attendees, or cancel entirely, it hasn't stopped the IFMA. In 2020, the IFMA World Workplace went entirely virtual, so it should progress as planned in 2021. Dates are yet to be confirmed.

3. National Facilities Management and Technologies Conference and Expo

March 23-25, 2021 (Cancelled) | Baltimore, MD
One of the most-anticipated facilities management events in the northeastern US, the NFMT Conference and Expo, boasts education sessions and a sizeable expo hall packed with the latest technologies and products. Last year, it was sadly rescheduled and eventually canceled. It came back this year, tentatively scheduled for March 23-25. Unfortunately, as the pandemic continues to pose challenges for large-scale in-person events, the Conference and Expo have been pushed back to March 28, 2022.

4. Northeast Buildings and Facility Management Trade Show and Conference

June 22-23, 2021 |Worcester, MA
The 15th annual NEBFM Trade Show and Conference is on, featuring 200 exhibitors, loads of products and services, and a series of one-hour education sessions. Attendees can attend the show, scope out the latest new technologies, then visit the concurrent educational conference. The conference has a full 24 hours of one-hour talks covering topics from LEED certification and sustainability, to facility maintenance, to construction and renovation planning. It's free to attend for all qualified professionals, and continuing education units are available for all of the event's conference talks.

5. Mid-Atlantic Buildings and Facilities Management Trade Show and Conference

August 11, 2021 | Edison, NJ
Unable to attend the NEBFM Trade Show and Conference? No worries -- the MABFM Trade Show and Conference has you covered. Located in Edison, NJ, it's still very reachable for facility managers in the northeast, and it still has all of the advantages of the NEBFM show -- including lots of one-hour talks covering the same topics as the NEBFM conference, and continuing education units. See the latest products and technology on the market, make lasting connections with other industry professionals, and learn from the top minds in the field. Visit the website for more details and to register to attend.

6. CONNEX2021

July 6-8, 2021 | National Harbor, MD
This year's CONNEX conference offers multiple education tracks at three different levels -- Fundamentals, Beyond Basics, and Executive Edge. Attendees can customize their conference experience by choosing their specialization and level to get the most out of the 30 different education sessions presented. The conference also boasts a large expo floor with lots of exhibitors. CONNEX is committed to monitoring the evolving COVID-19 situation, so the conference details are subject to change. Visit their website to keep up to date on any alterations to dates, location, exhibitors, or other details.

7. ProcureCon

February 23-25, 2021 | Online ProcureCon is a peer-led procurement conference, designed to arm facility managers with the skills to reduce costs and save money. It offers 20 hours of roundtable groups, discussions, and both structured and unstructured networking activities each day, and the opportunity to see what game-changing new technologies and products are out there. The 2020 pandemic demonstrated just how crucial it is to have a robust and flexible supply chain, and ProcureCon is tailor-made for anyone involved in purchasing, sourcing, or supply chain. This year's ProcureCon events will be entirely online. Visit their website for their event schedule, sponsors, and other details. Conferences and expos give facility managers the ability to scope out new technology, network, learn what is and isn't working for other facility professionals, and get continuing education units. You don't have to miss out on these opportunities because of the pandemic -- there are still plenty of events out there to help keep you at your best.

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It's now common knowledge that avoiding poorly-ventilated, enclosed spaces is vital for preventing the transmission of COVID. Unfortunately, that isn't possible for everyone. People who live or work in high rise buildings and wheelchair users need to use elevators, which puts them at risk. Facility managers can help cut this risk with proper cleaning and disinfection procedures. Here's how:

1. Understand the difference between cleaning, disinfecting, and sanitizing.

These terms are often used interchangeably, but they don't really mean the same thing. Cleaning removes stains and surface debris. Some cleaning agents can help remove viruses and bacteria from surfaces, but they don't actively kill them. Disinfecting may not remove dirt and stains, but uses chemicals to kill or inactivate pathogens. Sanitizing involves lowering the number of pathogens to acceptable levels, and may or may not use chemicals to do so. Regular soap and water can clean, disinfectant products like quaternary ammonium disinfect, and steam cleaners, UV-C lighting, and sanitizing compounds sanitize. They are all complimentary, but one can't take the place of another.

2. Get into the small spaces.

Elevators might look like a simple metal box, but they have a lot of nooks and crannies where debris and pathogens can collect. When cleaning, make sure to hit the tracks between entryways, door treads, between the door split, and the light fixtures. Use a disinfectant on elevator buttons, but be careful not to spray them directly -- this can make liquid seep in, damaging the electronics underneath. It's important to clean surfaces before disinfecting them. Removing surface debris will help remove some bacteria and viruses, and make thorough disinfection easier. Avoid using sponges to clean, since they provide a lot of interior surface area for bacteria to grow. It's also important to avoid using strong-smelling cleaners on the elevator's interior since it will take a long time for the scent to dissipate and can cause headaches and nausea until it does. While bleach is a good disinfectant, it has strong fumes and can damage some plastic-based fixtures.

3. Find the right disinfection schedule.

"Often enough" is pretty variable. If a building has a lot of traffic and multiple elevators, the elevators may need to be disinfected once a day. For a smaller building with one elevator, every three days to a week may be fine. This, of course, depends on the type of facility -- an office building that screens people before entering will not need to be disinfected as often as, say, a hospital or apartment that may house sick people.

4. Use the right cleaning and disinfection products.

By now, most facilities probably have effective disinfection products in their cleaning rotation. If not, it's vital to consult the EPA's list of products effective against the SARS-CoV-2 virus. When it comes to elevators, not just any disinfectants will do. Many of these products use harsh chemicals, which may damage elevator interiors. This is more than just a cosmetic consideration. If polycarbonate-based fixtures are scratched or otherwise damaged this can create tiny crevices that can harbor viruses and bacteria. To maintain the integrity of metal and plastic surfaces, always use non-abrasive cleaners and disinfectants designed to work on those materials.

5. Embrace new sanitizing technology.

Disinfecting almost always involves using chemicals, but sanitizing is a bit more expansive. While it might not kill all viruses and bacteria, it can reduce them to the point where infection is very unlikely. UV-C fixtures use special wavelengths of ultraviolet light to inactivate airborne pathogens, while fans help keep air circulating. Innovative air purifiers, like the CASPR 200c, use photocatalysts and UV lighting to convert natural humidity in the air to create oxidizing compounds. These are harmless to humans but can cover the interior of the elevator shaft to reduce pathogens.

6. Enforce social distancing.

It might not technically be cleaning, disinfecting, or sanitizing, but the importance of maintaining distance can't be overstated. The virus hangs in the air, and airborne transmission appears to be a much bigger vector than surface transmission. Unfortunately, elevators generally don't allow for 6-plus feet of distancing, so facilities may need to figure out ways around this. Reducing elevator occupancy, offering freight elevators for general use, and offering added incentives for taking the stairs can help. It's also important to make sure elevators are properly maintained to avoid any extra downtime. Elevators are small, usually crowded, and not exposed to fresh outdoor air -- all things the CDC and WHO have warned against when it comes to avoiding COVID. While using elevators may be non-negotiable for many people, there are ways to help make them as safe as possible. By thoroughly cleaning before disinfecting, using the proper products, disinfecting often enough, using new sanitizing technology, and reducing elevator occupancy, facility managers can keep their elevators clean and visitors healthy.

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Keeping abreast of Occupational Safety and Health Administration (OSHA) regulations is just one of the many responsibilities of a facility manager, but it's an important one. This is especially true post-COVID — the agency has updated its inspection policy, issued guidance relating to inspections, and adjusted its civil penalties for infractions. 2021 has just begun, so there's no time like the present to catch up with all of the new information. These changes include:

1. OSHA's annual adjustment to civil penalties.

OSHA periodically changes their penalties to account for cost-of-living increases. This helps with compliance since it ensures that penalties continue to act as a deterrent as the economic landscape changes. The maximum penalty for serious or other-than-serious violations will be $13,653, up from $13,494. The maximum penalty for repeated or willful violations will be $136,532, up from $134,937. These will apply to any infractions discovered after January 15th, 2021. For more information on the increases, please visit OSHA's page on Penalty Payment.

2. New guidance on COVID-19 inspections.

COVID-related inspections have their own particular emphasis, and it's not uncommon for employers to receive citations for infractions they may not have even noticed before. To help employers avoid penalties and keep employees safe, OSHA has issued special guidance (and a one-page overview) outlining the most common COVID-related citations. Some of the regulations employers fail at most frequently include:

• Performing appropriate fit tests for employees using respirators.
• Providing medical evaluations before fit tests or respirator use.
• Establishing, implementing, and updating a written respiratory protection policy, including protective measures specific to each worksite.
• Properly storing personal protective equipment.
• Properly maintaining records of injuries, illnesses, and fatalities, including reporting fatalities that happen within 30 days of a work-related incident.

3. Updated site-specific targeting policy.

OSHA recently developed a new category for employers with consistent increases in their rates of injury and illness, as assessed over a three-year period. The agency also created special inspection procedures to help avoid employers who erroneously end up included in the category due to incorrect data. Under this new policy, OSHA will create lists of workplaces with high rates of Days Away, Restricted, or Transferred (DART), and sites whose numbers have steadily increased over 2017-2019. After being placed on a list, businesses will be sorted into one of four sub-categories. These include:

• Workplaces with injury and illness numbers higher than their industry's average.
• Workplaces with above-average numbers in 2017, which have continued to trend upward.
• Workplaces with below-average numbers in 2019, to assess the efficacy of OSHA's reporting mechanism.
• Workplaces that failed to report data.

If a compliance safety and health officer determines that a workplace was included in error, they may conduct a records-only inspection. During this inspection, the officer must conduct a walkthrough of a relevant worksite, and interview employees to assess the workplace's actual history of illness and injury. For more information, please read OSHA's overview of recording work-related injuries and illnesses.

4. Potential changes coming with the new Presidential administration.

After his inauguration, President-elect Biden may choose to create a new emergency standard for COVID-19 using OSHA. While OSHA currently has the Bloodborne Pathogen Standard, which addresses Hepatitis B vaccines, it doesn't yet have one in place for COVID vaccines. If this new standard addresses COVID, employers may be required to provide vaccines to their employees. The hepatitis B standard largely protects healthcare workers. The novel coronavirus is much more easily transmissible, and any public-facing position or work in close quarters puts employees at risk of contracting the disease. If OSHA chooses to create a COVID standard based on the Bloodborne Pathogen standard, it may mean that employers must:

• Offer COVID vaccines to at-risk workers, at no cost, shortly after training.
• Train employees on the vaccine's efficacy, safety, and benefits.
• Obtain a written recommendation from a healthcare provider on whether or not an employee is fit to receive the vaccine.
• Require employees who decline the vaccine to sign a form acknowledging their decision.

It should be emphasized that this vaccine policy is still speculation based on the Bloodborne Pathogen Standard, and has not yet been codified or put into action. Even so, employers should anticipate some form of COVID standard shortly after President-elect Biden's inauguration. It may be wise to look to the existing hepatitis B vaccine policy to inform their decisions and prepare for any upcoming changes. The novel coronavirus has altered many of the ways that employers treat workplace safety, and the Occupational Safety and Health Administration is working to follow suit. While keeping up with policy changes may be confusing, OSHA has provided several resources to outline and explain these changes on the agency's website.

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