Indoor Air Quality or IAQ has never been more important or discussed than in today’s health conscious environment. With a once-in-a-generation pandemic affecting every sector of society, one of the greatest areas for concern was in the buildings and offices most of us inhabit on a daily basis. When lockdowns lifted, albeit in a muted way at first, IAQ and the tools to combat airborne diseases became the most important way to encourage people back to work, and ensure safety and wellbeing in enclosed areas.

Examples of indoor air contaminants can include carbon dioxide, carbon monoxide, dust, fibreglass, vapours, microbial contaminants, and other sources like tobacco smoke, and perfume.

“Optimizing indoor air quality (IAQ) plays a vital role when it comes to creating health-promoting environments that account for human needs,” says Sara Karerat, Fitwel Ambassador for Center for Active Design.

She further adds that IAQ’s importance has been part of the discourse for more than 100 years. “The association between IAQ and the risk of both chronic and contagious disease has long been understood, with this realization dating back at least to the industrial era, when improved ventilation was introduced into tenements as a solution for widespread disease.”

But new risks and unforeseen circumstances have created renewed interest in the topic. “The COVID-19 pandemic shined a spotlight on this area, highlighting the value and risk associated with ensuring buildings prioritize ventilation, filtration, and maintenance. When it comes to airborne diseases like COVID-19, interventions aimed at improving IAQ serve as a first line of defense, and as such, they are now seen as material considerations.”

When considering IAQ building and facilities managers should consider five pillars or steps to achieving air quality. They are: humidification, dehumidification, purification, filtration and ventilation. In general, air can become stale and trap pollutants in your building environment, hence the need for ventilation. Filtration occurs where most HVAC systems use catch systems to catch particles and trap them. Humidification is critical, as too little humidity can lead to viruses, while too much can risk moisture damage and biological growth. Finally, as important as catching hazardous particles are, so is their complete removal.

EQUIPMENT

Incorporating these elements, while staying competitive must come with change and modernization. Attitudes have to change as does on-the-ground equipment and resources. “The most critical piece of equipment for improving IAQ in a building is an Energy Recover Ventilator (ERV),” says Will Elaridi, Business Development Representative – HVAC Division, Mitsubishi Electric Sales Canada. “This equipment provides f resh air into the space f rom outside while expelling old/stale air f rom inside.”

Maintain relative humidity level in spaces between 40- 60% in order to prevent harmful bacteria/viruses surviving (they survive in very humid or very dry areas) and utilize energy recovery devices (allows outside air in, expels stale air out) while saving energy.

ERVs, as mentioned earlier, are a type of heat recovery ventilator (HRV), which helps make buildings healthier, cleaner, and more comfortable by continuously replacing stale indoor air with fresh outdoor air. Elaridi adds, “ERVs pre-condition outside air to minimize the work of heating/ cooling equipment. This includes balancing humidity level since the heat exchanger is capable of transferring water vapour.”

Elaridi also says that if a building uses HVAC equipment that has return air (fan coil or rooftop unit), another important piece of equipment is air purification, such as UV-C lighting. “UV-C lighting helps inactivate microorganisms that may be present in the space,” he notes, “reducing chances of breathing harmful pollutants, bacteria, or viruses.”

Following along with the different steps to an IAQ program, Elaridi says that high efficiency filters are also critical components. As an example, using MERV 13 efficient filters removes 85% of particulate matter with diameter sizes between one to three microns.

It’s also important to increase ‘air changes per hour’ (ACH) higher than ASHRAE recommendation. An example of this would be a space typically meant to have 3-4 ACH, would be better to increase up to 6-9 ACH or even 12 ACH.

Other tools should include moisture meters, temperature/ humidity detectors, airflow, particulate counters, ozone monitors, and air quality probes. Air quality monitors should measure a particulate matter of 2.5 microns (a.k.a. PM2. 5) as these particles can penetrate the lungs and lead to health problems. They should also monitor Volatile Organic Compounds or VOCs, in order to be aware of any potential gasses and odours.

In the peak of the pandemic Carrier took the initiative to create its proprietary OptiClean Dual-Mode, Air Scrubber & Negative Air Pressure Machine. This IAQ-related device pulls air in from the surrounding area, passes that air through filters to remove particles as small as 0.3 microns and that cleaner air is recirculated back into the room it was meant to clean. It is 99.97% efficient and has a Standard Minimum Efficiency Reporting Value, or MERV, of 7 or higher pre- filter. The OptiClean Machines are used in the University of Toronto’s Hart House, as well as a major global technology and logistics company’s warehouse fulfillment centres.

REVIEWING AND MONITORING

While tools and equipment are essential for an IAQ program, preventative and regular planning is also as an important piece of the puzzle and should include:

• Regularly scheduled inspections to ensure the HVAC systems operate at design specifications
• Review and evaluate IAQ and HVAC systems as part of an overall maintenance program
• Periodic testing for comfort factors
• Consultations to ensure equipment installations, renovations and new construction address IAQ factors in the facility
• Periodic inspection by building managers of building cleanliness, and review products and procedures

Interestingly, even with proper review and monitoring, not all air is the same. Jeff Wiseman, Indoor Air Quality Portfolio Leader – Trane Commercial HVAC, notes that outside air may no longer be the answer. “Increased ventilation to bring in more outside air, a ‘go-to’ solution for many years may not be the right solution for your building. Although outdoor air quality trends have improved over the last few decades, we are seeing an increase in regional air quality issues. Wildfires, smog events, and other challenges today mean that outdoor air may not always be the healthiest or most efficient solution.”

He suggests that the development of new air cleaning technologies can provide high levels of IAQ using a combination of ventilation, filtration and air cleaners much more efficiently than a single solution alone. He further states that IAQ and the right equipment solutions can improve employees’ cognition and productivity, as well as creating a satisfactory environment.

BUSINESS AND MARKETING

Digitization is transforming most industries and commercial real estate (CRE) is no exception. Digitized real estate assets will increasingly incorporate IAQ certifications because of its impact on the valuation of the building. And, due to the impact on occupant health, IAQ certifications will become increasingly desirable.

Similarly, tenants who are comparing leases, location, and building suitability for their needs, will also be looking at IAQ certification and compliance. All things being equal, most tenants will choose a property with an IAQ certification than those that do not have it. IAQ also matters to building owners/operators. Because buildings impact the health and wellness of occupants, proactive building owners/operators will be motivated to protect members of the public that purchase or utilize their services.

IAQ certification will provide peace of mind to the tenant, and a guarantee by the owner of quality. Notes Karerat: “For the first time, IAQ has entered a more general lexicon and is now a core consideration for stakeholders across the real estate industry – whether investors, owners, facility managers, or tenants. To remain competitive in the marketplace, it is now clear that real estate assets must prioritize IAQ now and into the future.”

In Canada there are not many requirements with respect to mandatory IAQ rules, but the trend is moving in that direction in other parts of the world. However, even if IAQ regulations are far off, it is incumbent upon building owners/ operators to ensure the safety of their occupants. It’s good for the life of the building; it’s good for the health of the tenants; and it’s good for business.

BEIC WOULD LIKE TO THANK THE FOLLOWING BEIC MEMBERS FOR THEIR CONTRIBUTION TO THIS ARTICLE