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Leaders Creating Value © 2011 Sustainability Roundtable, Inc.
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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
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Selected SRER Charter Members
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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
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How Leaders are
Managing Indoor
Air Quality
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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.
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Relevant IAQ Strategy by CRE Role
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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.
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Health in Buildings Roundtable (HiBR) Members
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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
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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.
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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
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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.
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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
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Humidity Levels Impact Health
Percent Humidity
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Enhanced Filtration Reduces TVOCs & Costs
• Ozone (O3) reduced 100% in all buildings
• Count reduction of particles >0.5 µm ranged from 28-95%
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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
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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
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IAQ Parameters: Recommended vs. ASHRAE
° ° ° °
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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
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Issues with SVOCs:
• Persistent & difficult to measure
• Potentially significant health effects (endocrine disruptors,
bioaccumulation)
Emerging Issue #2: Semi-VOCs
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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
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IAQ Management Best Practice
Planning Assessment Implementation
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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
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Thank You for Your Participation