IAQ: Proactive Inspection & Monitoring Program

Introduction to the Proactive Indoor Air Quality Program

The Healthy Buildings indoor air quality proactive monitoring program consists of a detailed investigation of the design and operating practices of a building’s air handling and distribution system. This information is integrated with data collected from comprehensive air sampling and analysis. An indoor air quality database is established for each building allowing an evaluation of changes in the indoor air quality over time.

At the time of the first inspection, Healthy Buildings AUDITAIRES™ (airborne particulate contamination sensors) are installed on the ductwork. These become a focal point of Healthy Buildings’ continuing tracking and monitoring process for indoor air quality. The ongoing monitoring involves repeat inspections at prearranged intervals, usually annually or biannually. Analytical results from the initial indoor air quality inspections and subsequent reinspections are then compared with a composite database of thousands of major buildings.

The key to a successful indoor air quality proactive program is that the results of implementing changes can be quantified. Conversely, in the event of adverse trends in air quality over time, modifications can be made to correct the situation before complaints arise from the building’s occupants.

Advantages of a Proactive Indoor Air Quality Program to Building Management

It builds value into the building. A history of professionally documented indoor environmental records will be a key component of a smooth valuation and due diligence process, when the time comes one day to sell the property.

The program reduces the chances of a “healthy” building from becoming “sick”. Problems or potential problems are quickly identified and corrected at a minimal expense.
The protocol meets the requirements of the American Society of Heating, Refrigerating, and Air-Conditioning Engineers (ASHRAE) with respect to inspecting and documenting HVAC systems as part of their recommended Operation & Maintenance Plan. (ASHRAE 62.1-2010).
The program enhances the relationship between building management and employees by demonstrating a genuine concern for the employees’ well being. In addition, less time is devoted to investigating and solving employee or tenant complaints.
Air quality is improved through regular monitoring of ventilation rates, building airflows, and filtration efficiencies creating a more comfortable and productive work environment.
Proactive IAQ monitoring protects management against liability. The program demonstrates that the management has practiced due diligence to assure a healthy building or portfolio of buildings.

What Takes Place During a Proactive IAQ Survey?

An on-site interview is undertaken with the Property Manager or Building Engineer to learn of areas where air quality is a particular concern in the building. Additionally, Healthy Buildings obtains information about the building operation and layout along with any activities in or around the building that could affect indoor air quality.
A complete analysis of the design and operating practices of the air handling system is conducted. Ventilation rates and air distribution patterns along with filtration design, fit and efficiency are studied. Heating, cooling, and humidification systems are analyzed and the internals of the supply and return ductwork are inspected.
Various air quality tests are conducted throughout the occupied areas of the building, plus outdoor samples for control purposes. Tests are conducted for comfort factors such as temperature and humidity along with carbon dioxide, carbon monoxide, airborne particulates, and common indoor gases and vapors.
Airborne spore counts are taken indoors and outdoors. Any visible suspect mold growth is sampled for analysis and studies are made to ensure that conditions inside the building are not serving as an amplification point for microbial growth.
Testing for formaldehyde from possible off gassing of furnishings and building materials.
Tests for total volatile organic compounds (TVOCs) are conducted; this is especially important in renovated areas and newly commissioned buildings.
Water is tested in cooling towers and humidifier reservoirs for total bacterial numbers and specifically for Legionella bacteria. In addition, a risk assessment is conducted of potential exposure to this dangerous organism.
Air pressure testing is done throughout the building to confirm that correct pressure differentials are being maintained.
Installation of AUDITAIRES™ onto supply ductwork as permanent monitoring units.
Optional testing includes: drinking water evaluations, lead analysis of water, paint or dusts, radon and asbestos risk assessments, environmental tobacco smoke, ergonomics and electromagnetic radiation surveys.

Communicating Our Findings

The data from the field observations and on-site testing is analyzed and compared with the results of laboratory testing. A comprehensive and confidential report is then prepared that interrelates and interprets data to help the client further understand the building. The report that Healthy Buildings delivers to the client is extremely user-friendly and easy to read and reference. A summary of findings is presented near the end of the report for easy reference. All suggestions and recommendations made throughout the report are succinctly listed behind the summary of findings.

It is most important to realize that when Healthy Buildings is retained to initiate a proactive program it is the best interests of our client that are represented. The suggestions and recommendations are presented in a practical and non-alarmist manner and usually involve easily correctable action-steps. Healthy Buildings maintains a composite database of thousands of buildings that is drawn upon to give every edge to management in optimizing conditions in their buildings. It is the goal of Healthy Buildings to enhance the client’s business interests and promote positive relationships with staff or tenants.

What Sets Healthy Buildings Apart From Other Companies?

No other company has our experience and reputation. Healthy Buildings was the pioneer in designing and implementing proactive indoor air quality programs. Starting in 1980, Healthy Buildings’ diverse staff of engineers and scientists have been applying this extensive experience to address any indoor air quality related concern or problem that a property or facility manager might face. Healthy Buildings remains the preeminent firm studying indoor air quality with over 4,500 buildings inspected totaling over 500 million square feet of space in no less than 45 countries. This experience gives the client confidence that Healthy Buildings’ findings are accurate, the recommendations are realistic, and the report and certificate of inspection received carries the weight of prominent credibility.

Goals of the Property Management Companies and Government Agencies who
have adopted Healthy Buildings’ Proactive IAQ Inspection & Management Program

Retention of existing staff or tenants
Attraction of new staff or tenants
Improvement of productivity of all building occupants
Reduction of absenteeism and worker’s compensation claims
Protection against liability