How Leaders are Managing Indoor Air Quality · Solutions for Overcoming Barriers to Better IAQ Barrier Solution Limited stakeholder understanding about IAQ & Health Impacts Identify

Leaders Creating Value © 2011 Sustainability Roundtable, Inc.

CONFIDENTIAL- For use in connection with SR Inc Services only 1

September 22, 2011

Boston | New York | San Jose | Washington D.C.

Sustainable Real Estate Roundtable (SRER)

3rd Quarter 2011 Conference

How Leaders are Managing Indoor Air Quality



Selected SRER Charter Members

http://www.equiscorp.com/default.aspx



Local Meeting

12:00pm (EDT) 9:00am (PDT) Lunch/ Breakfast Reception

Local Introductions & Discussions

Global Meeting

1:00pm (EDT) 10:00am (PDT) Welcome, Jim Boyle, CEO

How Leaders are Managing Indoor Air Quality

1:05pm (EDT) 10:05am (PDT) Presentation, Michael Gresty

EVP Research & Consulting

1:15pm (EDT) 10:15am (PDT) Presentation, Dr. Charlene Bayer

Health in Buildings Roundtable (HiBR);

Georgia Tech; Hygienia Sciences LLC

1:25pm (EDT) | 10:25pm (PDT) Q & A and Discussion

All Conference Participants

Synthesis, Thank You & Next Steps

1:55pm (EDT) 10:55am (PDT) Michael Gresty and Jim Boyle

IAQ Q3 Conference Agenda



How Leaders are

Managing Indoor

Air Quality



IAQ Key Takeaways

• Leaders increasingly pursue IAQ to reduce employee absenteeism and health

care costs, improve productivity, reduce risk and liability and improve brand and

reputation.

• The financial value of IAQ improvements is significant and often exceeds the

costs of the work by a factor of 10 or more.

• Executives implement source reduction as primary IAQ strategy.

• Leaders increasingly recognize the importance of increased ventilation to dilute

existing indoor contaminants and implement rates above those required by

building codes (>20 cfm per person).

• Leading companies are increasingly monitoring key indoor air contaminants like

CO, CO2, ozone, particulate matter, and VOCs, and go beyond mandatory and

voluntary limits to seek benefits.

• Leading executives pay attention to three emerging issues: LEED 2012, SVOCs

and indoor air chemistry.



Relevant IAQ Strategy by CRE Role



Solutions for Overcoming Barriers to Better IAQ

Barrier Solution

Limited stakeholder understanding about IAQ & Health

Impacts

Identify existing studies, educate and train staff,

support research.

Lack of best practices and benchmarking on IAQ in

commercial buildings

Participate in benchmarking, learn from leaders, and

share best practices.

No mandates except ventilation rates and CO/CO2

levels

Follow established guidelines for best practices.

Contaminant levels vary between buildings & there are

few standard measurement methods

Engage experienced industrial hygienist to assess

buildings, conduct measurements & address problems.

Limited stakeholder understanding about costs &

benefits of IAQ projects

Conduct life-cycle cost assessment.

Perceived higher maintenance costs (e.g. higher

energy costs for increased ventilation)

Conduct life-cycle cost assessment; incorporate

source reduction and innovative technologies to

reduce energy use and ventilation needs.

High hurdle rates Estimate the ROI from improved IAQ; take advantage

of incentives and rebates; educate top management.

Limited control over buildings Landlords and tenants collaborate; set roles and

responsibilities in lease contract.



Health in Buildings Roundtable (HiBR) Members



Guidelines, Standards & Rating Systems

Guidelines & Standards

• World Health Organization

• ASHRAE 189.1 (U.S.)

• ASHRAE 62.1-2010 (U.S.)

• EN13779-2007 (EU)

Rating Systems

• BREEAM – United Kingdom

• LEED – U.S.

• Green Globes – U.S.

• CASBEE – Japan

• NABERS – Australia

• Green Star – Australia

• Green Star – South Africa

• HQE – France

• Protocollo ITACA – Italy



Contaminants & Health Effects

Contaminants Health Effects

Carbon dioxide Fatigue, sleepiness, headaches; at higher levels - dizziness, restlessness, a tingling or pins or needles feeling, difficulty breathing, sweating, tiredness, increased heart rate, and elevated blood pressure.

Carbon monoxide Low concentrations: Fatigue; Chest Pain (people with heart disease). Higher concentrations: Impaired Vision & Coordination, Headaches, Dizziness, Confusion, Nausea, and sometimes death.

Environmental tobacco smoke

Eye, Nose, & Throat Irritation; Headaches; Lung Cancer; May contribute to Heart Disease.

Biological contaminants

Allergic reactions: hypersensitivity pneumonitis, allergic rhinitis, and some types of asthma. Symptoms: sneezing, watery eyes, coughing, shortness of breath, dizziness, lethargy, fever, and digestive problems.

Volatile Organic Compounds (VOCs)

Eye, nose, and throat irritation; headaches, loss of coordination, nausea; damage to liver, kidney, and CNS. Some can cause cancer.

Semi-volatile compounds (SVOCs)

Known also as endocrine disruptors, SVOCs are linked to developmental, reproductive, neurological, and immune system impacts as well as cancer.

Particulate matter Health studies have linked exposure to respiratory problems, reduced lung function, aggravated asthma, chronic bronchitis, irregular heartbeat, nonfatal heart attacks.

Ozone Inhaling ozone is associated with throat irritation, coughing, chest tightness, wheezing, and shortness of breath; decreased lung function and inflammation of the airways. Ozone can combine with other indoor pollutants to form even more irritating chemicals.



Solutions to Improve IAQ

• Control Source of

Contaminants

• Increase Ventilation Rate

• Implement Humidity Control

• Use Enhanced Filtration

Systems

• Improve Building

Maintenance

• Behavior Modification,

Occupant Education



Contaminants & Sources

Contaminants Source(s)

Carbon dioxide Result of building occupancy and inadequate ventilation

Carbon monoxide Result of incomplete combustion; can be drawn from outside (e.g., underground garages)

Environmental tobacco smoke

Smoking inside or outside a building (near airflow intake)

Biological contaminants

These include bacteria, viruses, fungi including mold, dust mite allergens, animal dander and pollen. Can be drawn from outside or result of higher humidity.

Volatile Organic Compounds (VOCs)

Common VOCs include formaldehyde, toluene, acetone, ethanol, hexane, benzene. Sources: paints, carpets, furniture, cleaning chemicals, copiers & printers, and humans.

Semi-volatile compounds (SVOCs)

These include pesticides, phthalates, and fire retardants, among others.

Particulate matter Particle pollution (esp. PM2.5) contains microscopic solids or liquid droplets that can get deep into the lungs and cause serious health problems.

Ozone Ozone can either be drawn from outside through the ventilation system (e.g., in non-attainment areas) or be generated by copiers and printers in office environment.



Higher Ventilation Enhances Productivity

• Outdoor air rates <25 Liters per person increase risk of SBS

symptoms, short-term sick leave, and decrease productivity

• Higher ventilation ≈ Improved Health ≈ Enhanced Productivity

≈ Increased Economic Benefit

Ventilation Rate (cfm) 15 20 15 25 20 30 20 40 30 50 30 60

Estimated Performance Increase (%)

0.6 1.1 0.8 1.4 1.0 1.4

Annual Economic Benefit/Worker (@ $100K/ Worker)

$600 $1,100 $800 $1,400 $1,000 $1,400

Source: Adapted from: http://www.iaqscience.lbl.gov/performance-cost.html

http://www.iaqscience.lbl.gov/performance-cost.html





Humidity Levels Impact Health

Percent Humidity



Enhanced Filtration Reduces TVOCs & Costs

• Ozone (O3) reduced 100% in all buildings

• Count reduction of particles >0.5 µm ranged from 28-95%



Case Studies

Corporate Development Center

Strategies • Source control: non-toxic building materials

for flooring, paints and finishes

• Improved ventilation: Flow rates up to 35

L/s/person)

• Filtration: 35% dust-stop efficiency pre-

filters, 60% efficiency final filters

• Temperature & Humidity Control

• Maintenance: Computerized scheduling

Results • Lower airborne contaminant levels:

o CO – non-detectable

o RSP – 19 µg/m3

o CO2 – 531 ppm

o Formaldehyde – 0.021 ppm

Royal Bank Building

Strategies • Operational improvements: Established

day/night cycle for ventilation fans

• Monitoring: Installed CO2 sensors on

return air fans

• Maintenance: Reset boiler loop temp.

Results • $54K annual energy savings (20% of

energy costs)

• 2.9 year payback period on optimizing the

ventilation system

• 1.8 year payback period on installing CO2

sensors



Case Study: Georgia Tech Gold LEED Building

• Environmental Features

o Creative use of the 6-acre urban campus

site preserving 50% of site as green space

o Storm water collection system for irrigation

o Energy efficient HVAC system

o Extensive use of recyclable materials

o Parking deck beneath building

• Non-human Centered Design

Features

o Ventilation system inadequate to provide

sufficient fresh air and air distribution

o System difficult to maintain

o Parking deck beneath the building



IAQ Parameters: Recommended vs. ASHRAE

° ° ° °



Emerging Issue #1: LEED 2012

LEED 2012 is expected to include:

• Increases mandatory & prescriptive requirements for IAQ credits

• Pre- and post-occupancy IAQ sampling

o Specified maximum levels of target IAQ contaminants

• Emission testing of materials and furnishings in addition to the use of certified materials and furnishings o Environmental chamber testing according to

California CDPH requirements

• Ergonomic credits

• Natural & mixed-mode ventilation strategies when appropriate

• Enhanced filtration (particulate & gas-phase) when appropriate



Issues with SVOCs:

• Persistent & difficult to measure

• Potentially significant health effects (endocrine disruptors,

bioaccumulation)

Emerging Issue #2: Semi-VOCs



Emerging Issue #3: Indoor Air Chemistry

• Increasing understanding of the reactive products that result

from reaction of oxidizable hydrocarbons and ozone

o Products are in ultrafine particulate and gaseous phases

o Products are more irritating than originating VOCs



IAQ Management Best Practice

Planning Assessment Implementation



Upcoming SRER Events October 6, 2011 SRER VIP Dinner at USGBC Greenbuild Conference 6:30pm Georges Restaurant, Toronto, Ontario, Canada October 20, 2011 October Webinar More Sustainable Leased Space: Update & Tools 11:00am Pacific/ 2:00pm Eastern November 7, 2011 SRER VIP Dinner at CoreNet Fall Summit Atlanta, GA (Time and venue to be confirmed) November 30, 2011 The Summit VIP Dinner 5:30pm-9:00pm, St Regis Hotel, Washington, D.C. SRER Member executives assemble for dinner and awards Dececember 1, 2011 The Summit on Sustainable Real Estate 8:00am-5:30pm, St. Regis Hotel, Washington, D.C. SR Inc and Members present on Sustainable Real Estate Roundtable 2011 research findings



Thank You for Your Participation

Documents

How Leaders are Managing Indoor Air Quality · Solutions for Overcoming Barriers to Better IAQ Barrier Solution Limited stakeholder understanding about IAQ & Health Impacts Identify