Improved IQ On IAQ

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Improved IQ On IAQ

TFM - Tinton Falls,NJ,USA

This often cloudy issue can be tackled with a comprehensive

approach, and a soon to be released guide may help.

By Ray H. Mackey, Jr., RPA, CPM, CCIM

http://www.todaysfacilitymanager.com/tfm_08_11_fmissue.php

(Image: created by Luann Rathemacher, Group C Media, Inc.) I t can

be a challenge for facility managers (fms) to determine if their

buildings have exceptional, fair, or even poor indoor air quality

(IAQ). That is because measuring and testing IAQ is an imperfect

science with many variables, and the path to establishing whether or

not a building has healthy indoor air is rarely clear cut.

Inadequate ventilation, chemical substances (both indoor and out),

and biological contaminants all play a role in determining the

overall " health " of the indoor environment. While many noxious

substances—garbage, dust, volatile organic compounds (VOCs)—make

their presence known, some of the most dangerous are odorless,

colorless, and tasteless.

Protecting occupant health is the primary concern for IAQ, and over

the past 25 years, codes and standard regulations have been

implemented to help ensure this concern is addressed. The Model

Energy Code, first published in 1983, included ventilation rate

requirements, and the American Society of Heating, Refrigerating,

and Air-Conditioning Engineers (ASHRAE) Standard 62.1-2007,

Ventilation for Acceptable Indoor Air Quality, set minimum

ventilation rates and other requirements for commercial and

institutional buildings.

Beyond addressing health and safety concerns, adhering to these

standards is paramount because of the potential liability

implications for organizations. Among the hot button issues are

mold, presence of irritants/contaminants, and Legionnaires' disease.

Mold. A significant problem in the past, mold has emerged as the

most prominent IAQ issue. (See " The Facts About Mold " sidebar below

for more information.)

Legionnaires' disease. This threat surfaced during an American

Legion convention in Philadelphia in 1976. Since that time, several

thousand cases have been reported around the globe each year. Onset

of the disease is often the result of contamination in the cooling

tower portion of the HVAC system of commercial or institutional

buildings.

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Presence of irritants/contaminants. This situation can occur through

off-gassing of interior finishes and materials, contamination of

HVAC delivery systems, and the introduction of chemical pollutants.

The result is often respiratory ailments and other acute health and

comfort effects.

Increased employee productivity is a growing incentive for

maintaining optimum IAQ in buildings. The cumulative effect of a

healthy and comfortable work environment can be quite enticing and

may include improved performance, reduced absenteeism, fewer

complaints, and lower turnover rates.

Although the connection between IAQ and productivity is difficult to

quantify, research increasingly proves the relationship. A recent

study by the International Centre for Indoor Environment and Energy

at the Technical University of Denmark in Lyngby, Denmark

demonstrated that office work performance could be improved by 5% to

10% through better IAQ. (A summary of this research can be found at

www.ik.mek.dtu.dk/English/Research/health_+_productivity/adititional%

20info.aspx.)

Designing Smart To Manage Smart

There are many benefits to a healthy indoor environment, but part of

what makes achieving exceptional IAQ and measuring it an imperfect

science is that it is not always an intuitive process. In an effort

to change this situation, guidance will soon be available to help

fms who want to implement best practices, design elements, and

strategies to improve IAQ.

ASHRAE Standard 62.1 and other codes provide minimum IAQ

requirements for commercial buildings. To supplement the base

stipulations and provide additional guidance, several organizations

are collaborating on the publication of voluntary IAQ guidance

designed to delineate best practices and simplify adoption of those

through integrated design processes.

Set to debut in late spring 2009, " Indoor Air Quality: Best

Practices for Design, Construction, and Commissioning " is being

produced by ASHRAE in collaboration with the American Institute of

Architects (AIA), Building Owners and Managers Association (BOMA)

International, U.S. Green Building Council (USGBC), Sheet Metal and

Air Conditioning Contractors of North America (SMACNA), and the U.S.

Environmental Protection Agency (EPA). The publication is funded

under a cooperative agreement between EPA and ASHRAE.

Persily, chair of the steering committee for this new guide,

views the publication as a way to design for IAQ throughout the life

cycle of a building.

" The guide will focus on design as a way to help make operations and

maintenance more doable, " he explains. " If developers or owners want

to focus on IAQ, they need to think about it at the very beginning

of the process so key decisions related to IAQ can be integrated

with other design decisions upfront. It is essential to determine

project requirements and think about IAQ early on so there won't be

problems on the back end. "

The guide is intended for those who want to take the ASHRAE 62.1

requirements to the next level. It examines strategies in project

management, such as establishing IAQ requirements, considering IAQ

from the conceptual stage, and integrating those design ideas across

the various disciplines. The upcoming guide also delves into

specifics on design, construction, and commissioning for IAQ,

whether it involves controlling for moisture, reducing the entry of

outdoor contaminants, or restraining pollutants from indoor sources.

The guide focuses on both new buildings and renovations of existing

ones. It is relevant for fms who might be involved in upgrading a

building wing or floor and offers guidance on the best practices in

numerous areas, from installing new furnishings and equipment to

isolating construction zones from occupied ones.

Persily emphasizes the practical nature of the guide. " The guidance

is less about 'whiz-bang' technology and more about good practices

and good decisions, " he says.

The Green Connection

IAQ is often intricately linked to sustainability efforts, with the

common goal of producing clean, healthy, and efficient indoor

environments. Although the IAQ guidelines in the publication are

voluntary, they come at a time when green building codes and

regulations are ramping up.

Green building rating programs, such as LEED from USGBC and Green

Globes system from the Green Building Initiative (GBI), include IAQ

elements. Also, national efforts to develop new green building

standards—such as ASHRAE Standard 189.1 (covering commercial

buildings of all heights and residential buildings over three

stories)—are under discussion and may include IAQ related provisions

that exceed current minimum code requirements. Additionally, green

building standards are in development by the GBI and ASTM

International (formerly the American Society for Testing and

Materials).

State and local governments are also establishing more regulations

in this realm. California recently created the first state green

building code, which is now available for voluntary use by

municipalities in the state. However, later versions are intended to

be enforced statewide. Local governments with aggressive green

building programs containing IAQ provisions include Denver, CO;

Seattle, WA; Portland, OR; and Austin, TX.

Staying ahead of the curve on IAQ not only helps protect occupant

health, but it is also a smart way for fms to keep pace with the

quickly changing green codes and standards. And with the added

benefit of protecting against potential liabilities and possibly

improving productivity, it just seems to be the " healthy " choice.

Mackey (rmackey@...) is vice chair of the Building

Owners and Managers Association (BOMA) International and chief

operating officer and partner for Stream Realty Partners, L.P. in

Dallas, TX. He has more than 20 years of property and facilities

management experience.

What measures do you use to evaluate and improve IAQ? Send your

thoughts to avazquez@...

The Facts About Mold

By ph Drapala

Mold, also known as mildew, is a form of fungus that is present year

round, both indoors and out. Everyone is exposed to fungal spores on

a daily basis. Mold thrives in warm and humid conditions, although

it even grows during cold weather.

When it comes to mold, there is no such thing as a completely clean

building. Humidity, dampness, roof leaks, plumbing leaks, and

compromised sprinkler systems can all contribute to mold growth.

In an example in Mississippi, someone remodeling a room that had

been closed off for a while found mold growing on the windows. All

it took for mold to begin blooming was humidity, condensation

trapped between blinds and curtains, and time. Because the problem

wasn't discovered for several months, ambient mold (a dark grayish

black film) had the opportunity to cover the windows.

In this case, the solution was easy—a good scrubbing with soap and

water. There are certainly other cleaners that could be used, such

as ammonium chloride solutions, phenols, and glutaraldehydes.

However, this may be overkill, particularly in those instances when

fumes from toxic cleaners produce health risks more harmful than the

mold.

Is Mold Dangerous?

Small amounts of mold are not a major cause for concern, but no mold

should be allowed to flourish indoors. Some produce toxic substances

called mycotoxins. According to the American Industrial Hygiene

Association (AIHA), airborne mycotoxins have not been shown to cause

health problems. However, the effects of breathing mycotoxins are

not well understood and are currently under study.

While most people have no reaction when exposed to molds, responses

similar to common pollen or animal allergies/irritation are the most

prevalent health effects for those who are sensitive. Flu like

symptoms and skin rashes may occur. Molds may also aggravate asthma.

In rare cases, fungal infections from building associated molds may

occur in people with a serious immune disease. Most symptoms are

temporary and eliminated by correcting the problem.

People who may be affected more severely and quickly than others

include: infants and children; the elderly; pregnant women;

individuals with respiratory conditions, allergies, and asthma; and

persons with weakened immune systems. Those who think they may be

affected should consult with their doctor. Individuals with

persistent health problems that appear to be related to mold

exposure should see their physicians for a referral to practitioners

trained in occupational/environmental medicine or related

specialties and are knowledgeable about these types of exposures.

Mold gets blamed for a lot of things, but it is not the only indoor

air quality (IAQ) issue that warrants concern. There are far more

people who are allergic to dust mites than to mold, and symptoms

that may appear to be from mold exposure may be due to bacterial or

viral infections or other allergies.

Preventive Measures

Controlling excess moisture is the key to preventing and stopping

indoor mold growth. There are a number of preventive measures that

can be taken:

• Plumbing leaks and openings in the building structure should be

repaired as soon as possible.

• Fms should look for condensation and wet spots. Moisture incursion

problems should be fixed.

• Moisture condensation can be prevented by increasing surface

temperature or by reducing humidity levels. To increase surface

temperature, fms can insulate or increase air circulation. To reduce

humidity, they should repair leaks, increase ventilation (if outside

air is cold and dry), or dehumidify (if outdoor air is warm and

humid).

• HVAC drip pans should be kept clean, flowing properly, and

unobstructed.

• There should be regularly scheduled building/HVAC inspections and

maintenance (including filter changes).

• Indoor relative humidity should be maintained below 60% (25% to

50%, if possible).

• Moisture generating appliances, such as dryers, should be vented

to the outside where possible.

• Kitchens, other cooking areas, and restrooms should be vented to

local code requirements.

• Wet or damp spots should be cleaned and dried as soon as possible

(no longer than 48 hours after discovery). • Adequate drainage

around buildings should be in place, with the ground sloping away

from building foundations. All local codes should be followed.

• Fms should pinpoint areas where leaks have occurred, identify the

cause, and take preventive action to ensure they do not reoccur.

Remediation Tactics

Some mold problems are beyond the scope of what fms can solve on

their own. OSHA has guidelines to help fms determine when

professional help is required. Remediation can be conducted by the

regular building maintenance staff if the mold problem is at Level 1

(considered to be small isolated areas of 10 square feet or less,

such as mold on ceiling tiles and small areas on walls), or Level 2

(up to 10 to 30 contiguous feet of mold, such as on individual

wallboard panels).

The maintenance staff should be trained in proper clean up methods,

personal protection, and potential health hazards. This training can

be performed as part of a program to comply with the requirements of

the OSHA Hazard Communication Standard (29 CFR 1910.1200).

Respiratory safeguards, such as a N-95 disposable respirator, are

recommended, and gloves and eye protection should be worn.

The work area should be unoccupied; for adjacent spaces, having

people vacate the area is only recommended for those recovering from

recent surgery, immune suppressed people, or people with chronic

inflammatory lung diseases (e.g., asthma, hypersensitivity

pneumonitis, and severe allergies). While it is not necessary to

seal off the area being worked on, it is helpful to follow dust

suppression methods, such as misting (not soaking) surfaces prior to

cleaning.

Mold can generally be removed from nonporous surfaces by wiping or

scrubbing the contaminated objects with water and detergent. It is

important to dry these surfaces quickly and thoroughly to discourage

further growth.

As a general rule, simply killing the mold with biocide (or another

cleaning substance) is not enough. The mold must be removed, since

the chemicals and proteins which can cause a reaction in humans are

present even in dead mold. Using disinfectant, such as chlorine

bleach, is not recommended as a routine practice during remediation,

although there may be instances where professional judgment may

indicate the need for it.

Contaminated materials that cannot be cleaned should be removed from

the building in a sealed plastic bag and disposed of as ordinary

waste. The work area, as well as those places that the workers are

entering and exiting, should be cleaned with a damp cloth or mop and

a detergent solution. Level 2 areas should also be HEPA vacuumed.

All locations should be left dry and visibly free from contamination

and debris.

When The Problem Gets Too Big

If the mold problem exceeds Level 1 and 2 (covers more than 30

contiguous feet), a professional water damage remediation company

should be consulted. It is a good idea to talk with industrial

hygienists or other environmental health and safety professionals

who have experience performing microbial and/or mold investigations

prior to the remediation to provide oversight for the project.

A professional firm will know at the outset if the job is big enough

to warrant calling in an industrial hygienist. These experts can

also develop guideline specifications prior to soliciting proposals

from companies or recommend a plan for the other company to follow.

Some insurance companies require this in order to process water

damage claims.

Various certifications in remediation are available, and fms should

check to make sure the contractor has suitable credentials and

training. Some states, such as Texas and Louisiana, regulate who can

perform mold clean up. A good contractor will follow IICRC

(Institute of Inspection, Cleaning and Restoration Certification)

guidelines, keep records of the drying process, and conduct moisture

material checks to make sure the process is thorough.

Remediation should begin within 24 hours to extract the water and

start the drying process, since mold will begin to grow within 24 to

72 hours. That cycle will accelerate in a warm environment.

Structural drying can take seven to 14 days. Once the cleaning is

complete, the remediation company or industrial hygienist overseeing

the process should do a follow up visual inspection and a survey

with an infrared camera or moisture measuring gauge to make sure all

materials are dry (containing less than 15% moisture).

It is essential that the fm tell workers or other occupants in the

affected area of the presence of mold. Notification should include a

description of the remediation and a timetable for completion. After

the prompt removal of contaminated material and structural repair,

the underlying cause of water accumulation must be rectified or the

mold growth will recur. Emphasis should be placed on preventing

contamination through proper maintenance and prompt repair of water

damaged areas.

Being aware of conditions in areas prone to mold growth will help an

fm to keep a handle on this threat to healthy IAQ.

Drapala (joseph.drapala@...), Certified Industrial

Hygienist, is director of industrial hygiene and IAQ services at

HAZCLEAN Environmental Consultants, Inc. in , MS. To download

a free brochure on mold or to access a list of industrial hygiene

consultants specializing in mold, visit AIHA at www.aiha.org.

Have you had mold in your facility? How did you eradicate it? Send

comments to avazquez@....