For a property manager tasked with eliminating odour problems, step one is to determine its source. Common sources of problem odours within condominiums include cooking, fire, smoke, mould and pets. Typically, removing as much of an odour as possible at its source is effective, and the odour will dissipate.

However, in cases where the source is difficult to detect, certified odour technicians can be called upon to conduct an on-site inspection and recommend a course of action.

Each odour is unique and has specific treatment principles. However, the basic steps of deodorization including the following: remove the source of the contamination, treat the contaminated materials and surfaces, and contain the area if necessary.

Thermal fogging is a technique frequently used to recreate the conditions of odour penetration. It involves emitting a vaporized gas into the air, which acts as a perfume to help neutralize the odour molecules.

Traditional deodorization techniques, such as deodorizers, disinfectants, odour counteractants (thermal fogging), air scrubbing and pairing agents are often only temporary solutions, as they tend to mask the problem rather than get rid of it.

A new technology in the field, originally developed by NASA to decontaminate its space shuttles, employs a five-stage process called Phocatox. The process is based on the science of photocatalytic oxidation (PCO). A highly advanced form of PCO produces simultaneous, interrelated forms of oxidation. These vapour compounds have the penetrating oxidative power to virtually remove any embedded or persistent odour.

Provided that the contaminant is not reintroduced, the process will eradicate animal odours and cigarette smoke that has permeated furniture, walls, ceilings, carpets and clothing in as little as one treatment. It will also eradicate airborne mould spores, as well as many allergens including pollen and bacteria. What’s more, it has proven effective at eliminating bacteria and viruses and a wide range of environmentally associated pathogens including methicillin-resistant staphylococcus aureus (MRSA).

Most indoor environments can be treated within 3–12 hours, depending upon several factors including temperature and humidity; odour or contaminant source and severity; and floor plan and cubic space. The treatment process initially produces a residual hospital-like smell, which gradually subsides. The treated space becomes odour-neutral within 72 hours.

In a multi-unit condominium, cooking odours can be particularly problematic. For example, curry oil can be difficult to remove. But with pre-treatment, experienced technicians have had excellent results at odour removal using this new technology.

The process and equipment does not use or contain any toxic chemicals. However it does generate a dry vapour-containing hydrogen peroxide and purified trivalent oxygen as a byproduct. Treatments are safe, non-toxic, environmentally friendly and compatible with green cleaning and building techniques.

When traditional techniques fail to produce the desired result, this option adds one more tool to a condominium manager’s arsenal for combating tough odours.

Steve Hudson, B.A., is the president of Hudson Restoration Inc., a group of property loss and environmental professionals based in Burlington, Ont. The company services the insurance industry and the private sector across the GTA, and is an official service provider of Biosweep Toronto.