Creating Healthier Housing

Green Operations and MaintenanceSpecial Thanks to The National Center for

Healthy Housing

Health and Housing Connections

• Complete Creating Healthier Housing Exercise 1: Making The Connections

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Objectives

• Identify 3 indoor asthma triggers and 3 responses to reduce triggers

• Identify 2 ventilation assessment strategies• Describe 2 benefits of adopting a Smoke Free

Housing policy • Identify key steps in implementing Integrated

Pest Management (IPM) strategies • Identify 3 opportunities to reduce use of

contaminants in purchasing & product specifications.

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Asthma: National Perspective

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Local Asthma Rates (Instructors: Generate Slide)

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Housing-Based Asthma Triggers

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Moisture Tobacco Smoke Dust Mite

Pest: Cockroach Feces Pest: Cockroach Pest: Mice Feces

Controlling Moisture

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Living in Damp Homes Increases Health Risks

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Health Problem Estimated % Increase Risk of Health Problem in Damp Homes

Upper respiratory tract symptoms

52%

Cough 50%

Wheeze 44%

Current asthma 50%

Ever-diagnosed asthma

33%

Source: National Academy of Sciences (2004)

Identify 6 Moisture Sources For This Home

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Places Where Water Enters a Home

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Leaks(liquid)

Groundwater (liquid)

Air From Soil(water vapor)

Cooking,Bathing,WateringPlants,Breathing,Washing(water vapor)

Surfacewater (liquid)

Moisture Sources

• Poorly managed rainwater/groundwater– Poor roof, wall, window and foundation drainage– Defects in rain barriers

• Plumbing leaks• Condensation on surface

– Surfaces chilled by mechanical equipment, earth contact, outdoor air contact

• Construction moisture– Concrete, wet spray cellulose, gypsum mud– Damp earth in crawlspace

• How do we identify and respond to moisture, ventilation, and pest problems?

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How To Address Moisture & Other Problems

• Complete Creating Healthier Housing Exercise 2: Identify the Health Problem

• Break into groups, review slides, complete form

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Moisture Prevention Strategies

• Ensure regular inspections of exterior grounds, common spaces, and apartments

• Encourage tenants to report leaks• Encourage tenants to use bath and kitchen

fans to reduce humidity and moisture (15 min. recommended for bath fans)

• Encourage maintenance staff to check for moisture problems when doing other repairs

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Be Sure You Have a Mold Response Plan

• Small areas of mold can be dealt with by management staff

• Fix the moisture problem first, then• Vacuum (HEPA vacuum); clean with detergent• Follow established guidelines (EPA, NY City)

– NY Guidelines on Assessment and Remediation of Fungi in Indoor Environments, 2008. See http://www.nyc.gov/html/doh/html/epi/moldrpt1.shtml

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For Larger Mold Problems Add Protections

MUST HAVES: Respirator

– P100 or P95 particulate filter

Eye protection Rubber gloves Coveralls

– remove/bag them before you leave the work area

• Isolate work area• NYC Mold Remediation

Guidance

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After a Flood

• Dry water damaged areas & items within 24-48 hours to prevent mold growth.

• In areas of excessive moisture, consider using a high volume commercial dehumidifier.

• Remove items which can’t be dried rapidly.• Avoid ozone & chlorine dioxide treatments.

BIOCIDE TREATMENT does NOT replace the above steps.

Resources: NCHH Field Guide for Flooded Homes & NYC Assessment and Remediation of Fungi in Indoor Environments

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Testing and Providing Ventilation

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Poor Ventilation Can Increase Health Risks

• Higher rates of respiratory irritation and illness in housing with poor ventilation– Common colds– Influenza– Pneumonia– Bronchitis

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increased rates of absence from school or work … and reduced energy costs

Ensure Fan Vents to the Outside

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• Moisture & conditions causing mold

• Smoke from cigarettes, cigars, incense or candles

• Carbon monoxide

• Volatile organic compounds (VOCs)

• Contaminants from cooking

• Radon gas

Ventilation Helps Reduce Moisture and Contaminants

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• Fans reduce moisture in:– Bathrooms– Kitchens

• Exterior venting of dryers reduces moisture

• Venting reduces contaminants like carbon monoxide from:– Boilers/furnaces– Hot water heaters (gas)– Fire places & wood stoves

• Key Standards: ASHRAE 62.2 < 4 stories or 62.1> 4 stories

Testing for CO Dryer vented inside

Without a Bath Fan We Can Get Mold

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Use Energy Star Bath Fans & Timers

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Does Bath Fan Work & Exhaust Outside?

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Low tech toilet paper method Use flow hood

Just because we see a fan does not mean it works. Also check the fans vents to the outside.

Does Kitchen Fan Work & Exhaust Outside?

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Kitchen vents ducts have 90 bends and long runs. Duct layout decreases fan effectiveness

Kitchen fan appears to exhaust outside. Check outside for exhaust grille.

Specify Higher Efficiency Filters For HVAC

Version 2.2 25

•Use Minimum Efficiency Rating Value (MERV) 8 filters•Captures: pollen, dust, mold spores, pet dander•Check that system can handle the MERV 8 •The higher the MERV rating, the smaller the particle filtered

Minimize Carbon Monoxide Issues

• CO Health Effects: Fatigue, headaches, dizziness, confusion, death.

• CO Sources in Homes: – Gas stoves or furnaces– Charcoal grills, gas-fueled space heaters, or portable

kerosene heaters used inside. NEVER use these inside.• Testing and Prevention: Proper ventilation. Use

CO alarms, place near sleeping area

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Controlling Pests

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Why Worry About Pests? It Costs Owners Money

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Annual pest control costs for Boston , MA multi family housing. Some properties spend over $150/unit/year.

Pest costs per unit/year

Buildings

Use Integrated Pest Management (IPM)

• Goal: Cost-effectively prevent and address pest problems while minimizing the harm to people, property and the environment.

• Use IPM Certified Workforce: • Green Pro or Greenshield certified; OR

– Demonstrate equivalent IPM training– www.certifiedgreenpro.org,

www.greenshieldcertified.org

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Integrated Pest Management Core Elements

• Monitor pests to understand the problem

• Keep pests out, give them no place to hide– Change surrounding landscape– Block pest entries, passages, hiding places

• Reduce food availability– Practice proper food storage and disposal– No dirty dishes in the sink overnight– Clean crumbs, grease etc.

• Knock down population– Traps– Appropriate pesticides

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Roach Traps

Strategies to Exclude Pest: Seal Holes & Cracks

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What You Will Gain With IPM

• Healthier Residents & Workers: Fewer asthma attacks, less exposure to pesticides, and less of a chance you will take pests home.

• Fewer complaints: A Boston Housing Authority development reduced cockroach work orders by 68% after one year of IPM.

• Fewer pests: You can stop infestations from growing and spreading disease.

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IPM Resources

• HUD’s M2M Green Program www.oahp.net• NCHH www.nchh.org • Asthma Regional Council

www.asthmaregionalcouncil.org

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Bed Bugs (If Relevant)

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Adult bed bug feeding on a human

What Is A Bed Bug?

• A blood-sucking insect• Most active at night• Do not transmit disease,

but:– cause secondary infections

after people scratch their bites

– result in stress, loss of work, loss of sleep, and financial burden

One Bed Bug, HALF A Year…

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The start of an infestationA bad infestation

Blood Spots

• Blood spots are bed bug droppings.• Bed bugs cannot be confirmed by blood spots alone.• Live bed bugs must be found.

Managing Bed Bugs Reduces Other Pests

Encase mattresses, vacuum, and wash bedding, also helps manage dust mites. (Dust mite waste is a common cause of asthma.)Trap live bed bugs inside. Zip, seal, and check for rips. Leave it on for 1-1/2 years (don’t let it rip).Keeping sleeping areas clutter-free gets rid of mouse and cockroach hiding spots.Don’t’

Mattresses and furniture don’t have to be thrown out!

Controlling Other Contaminants

Lead, Environmental Tobacco Smoke, Volatile Organic Compounds (VOCs)

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EPA Lead Safe Renovation Requirements

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• EPA Lead Repair, Renovation and Repainting (RRP) rule effective April 22, 2010

• Applies to pre-1978 multi family housing

• Triggers if owner disturbs: => 6 ft2 painted surface/ room interior, or => 20 ft2 painted surface for exterior

Likelihood Property Has Lead-Based Paint

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1. Lead-based paint is paint with >1 mg of lead per square centimeter

Consider testing paint for lead, particularly if property age is 1960-1978. Buildings less likely to have lead based paint and may be exempt from requirements.

Percent of Housing UnitsWithout Lead-based Paint1

Age Interior Exterior Anywhere

Before 1940 21% 28% 13%

1940 to 1959 54% 41% 31%

1960 to 1977 84% 87% 76%

Lead Renovation Regulatory Requirements

• “Certified Renovation Firm” Required if Workers Disturb Paint– EPA or State Certification– Fees and five-year renewal

• “Certified Renovators "Must Supervise Work– One-day training – check state requirements– Five-year renewal

• Workers Must Use Lead Safe Work Practices– Isolate work area– Contain dust– Thoroughly clean-up work area for debris and dust

• Post-renovation Cleaning Verification• Documentation!

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Safe Work Practices

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Isolate work area to contain lead dust HEPA vacuum & wet wash

Post cleaning verification

Consider Smoke Free Housing

Resident Benefits• Improves resident health• Reduces complaints• Reduces unit transfer

requests• Most tenants want smoke

free environments – survey tenants to find out!

Owner Benefits• Reduce maintenance

costs• Reduce complaints• Reduce unit transfer • Reduce unit turnover

costs• Can reduce insurance• Can increase demand • Consistent with HUD

Guidance

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Secondhand Smoke is Deadly

• Secondhand smoke is the third leading cause of preventable death in US, killing 53,000 nonsmokers/year. For every 8 smokers one non smoker is killed.

• Children exposed to secondhand smoke are 44% more likely to suffer from asthma.

• Exposures increases the risk of SIDS. • 7.3% of persons 65 and older smoke, 70% report a

desire to quit.

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Source: Smoke-Free Housing New England

Source: U.S. Surgeon General (2006), Asthma Regional Council (2006), Smoke Free New England

Tenants Want Smoke Free Environments

• 78% of Maine tenants surveyed prefer smoke free environments.

• Washington State- nearly 70% of renters very interested or interested in living in smoke-free housing (2003)

• Los Angeles-Telephone survey 69% favor requiring all apartment buildings to offer nonsmoking sections (2004).

• Oregon- Portland metro-area survey -- 75% of renters say they would choose a smoke-free rental, "other things being equal".

Survey your tenants. Find out what they think.

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Source: Smoke-Free Housing New England

Source: Smoke Free New England (2010)

Smoke Free Saves Property Owners Money

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Source: Source: Smoke Free New England Free Housing New England

Key Steps in Pursuing Smoke Free Housing

1. Make a plan. Start by creating a plan to make the entire residence smoke-free. Consider tenant survey.

2. Hold a Meeting. Gather with tenants to discuss. There may be resistance, but non-smoking tenants have rights under their leases, too.

3. Inform Tenants. Review the legal information concerning your rights and your tenants' rights

4. Amend New Leases. Change the language of your lease to include your new smoke-free policy. When new tenants sign on, your policy will be crystal clear.

5. Promote Your Status. Begin advertising your smoke-free status to gain new tenants who appreciate a clean air environment.

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Volatile Organic Compounds Are In Many Products

• Air Fresheners• Cleaning Products• Sprays & Coatings• Formaldehyde• Carpets & Vinyl Floors• Drywall• Paint• Health Effects: Breathing issues;

allergic reactions; eye, nose, and throat irritation; headaches, loss of coordination, nausea; damage to liver, kidney, and central nervous system.

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Air Freshener

Paint

Green Cleaning Reduces Worker Health Risks

• Custodial staff at risk - 6 out of 100 professional janitors are injured by chemicals, particularly disinfectants– Headaches– Breathing toxic fumes, asthma– Burns– Eye and organ damage– Cancer

• Workers report reduce symptoms after switching to green products

• Green does not need to cost more

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Available Green Choices Reduce VOCs

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Cleaning•GreenSeal or EcoLogo Products. Dfe products are not certified but reviewed.

• Supply microfiber wipes and mops. Use HEPA filtration vacuums.

• Purchase paper products that are either Green Seal certified or Forest Stewardship Council (FSC) certified.Painting• GreenSeal certified or meet LEED for Homes VOC standards.

• Examples : Sherwin Williams Property Solutions and Benjamin Moore Eco Spec Waterborne.

Flooring•GreenLabel Plus Carpet (e.g., - Mohawk Everstrand Green Label Plus) or Florescore resilient flooring products (e.g., Armstrong Imperial Textures VCT).

•Smooth and cleanable flooring.

•Entryway mats /grates to capture dust and contaminants.

Review Learning Objectives

• Identify 3 indoor asthma triggers and 3 responses to reduce triggers

• Identify 2 ventilation assessment strategies• Describe 2 benefits of adopting a Smoke Free

Housing policy• Identify key steps in implementing Integrated

Pest Management (IPM) strategies • Identify 3 opportunities to reduce use of

contaminants in purchasing & product specifications

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