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An Unseen Edge In Better Building Profits
Alan L. Barnes, PE
It's been known for years that the three cardinal rules of real estate --- location, location, location --- are what people look for first in a property. Often overlooked, however, is something you can't see: the quality of the building's air.
If a building's ventilation system is not properly updated or maintained, its inhabitants may not feel as energetic, and then attendance and performance could be affected. When the HVAC system becomes truly inefficient, it can result in sick building syndrome. (SBS)
SBS can be caused by a variety of reasons, ranging from off-gasing from building construction materials, improper storage of cleaning chemicals, to a simple lack of facility maintenance. The severity of the symptoms of SBS run the gamut from simple fatigue or drowsiness, to dangerous illness such as Legionnaire's disease or carbon monoxide poisoning. In addition, costly lawsuits are a legitimate fear of building owners.
How do these problems arise? In the mid-1970s the oil embargo began an upward cost spiral for operating and maintaining commercial buildings. Building owners, and energy-conscious architects and engineers, responded by designing buildings that minimized outside air for ventilation. In many cases, well-intended building operating personnel completely shut off outside ventilation air to reduce escalating energy cost. Existing buildings were "sealed" with weather stripping, caulking, and other insulators. At the same time, maintenance budgets were cut to cover the additional renovation and energy costs.
These initiatives created sealed ecosystems, which had the potential of harboring or incubating all manner of pollutants. Situations began to appear where the indoor environment in many buildings had virtually no fresh air, and contaminated air was being recirculated. Indoor pollutants include tobacco smoke, off-gases from furnishings and building materials, and toner from photocopying. In addition, bacteria, fungi, mold, and germs re-generate and add to indoor air pollution problems. When indoor pollution builds, the inhabitants may begin to suffer a variety of symptoms, such as lethargy, or dry, irritated eyes. More severe cases can result in inhabitants complaining of dizziness, nausea, headaches, asthma, allergies, and various upper respiratory tract infections. SBS "officially" occurs when more than 20 percent of the occupants complain of a set of similar health-related problems during a two-week period, according to EPA standards.
Problems begin to crop up over time in facilities in which the HVAC system is not properly designed and maintained. The best way to make sure a building stays "healthy" is for a professional indoor environmental specialist to audit the facility, take remedial action, and maintain the HVAC system. Today, the truly full service, single source HVAC service provider is a multi-disciplined, highly specialized indoor environmental SOLUTION provider. Preventive maintenance goes a long way in providing a constant supply of fresh, clean air at the proper temperature, humidity, cleanliness and dilution levels. In today's densely occupied facilities, it's not a simple science anymore.
Some savvy business owners have found that updating HVAC units can actually save a company money because newer, more efficient units and technology may result in lower energy bills. Often, when an owner replaces an old HVAC system, or is renovating or expanding, the utility cost reductions from installing a new system, including a state-of-the-art direct digital environmental control system, can provide the funding for an attractive return on the investment. There are many cases that support the contention that a well-planned HVAC renovation and maintenance program can solve SBS issues, and at the same time, convert an energy hog into a positive cash flow generator and increase occupant productivity...a win-win-win situation to be sure.
So, while the three rules of real estate will always be "location, location, location," comfort and good health also need to be at the top of the list. An indoor environmental system that is properly designed with both efficiency and good health in mind, and supported with a well-designed maintenance program will give employees and customers a healthy and comfortable environment in which to function effectively...which is certain to be an unseen edge in productivity and profitability.
Alan L. Barnes, PE, is immediate past president and eighth year board member of the Air Conditioning Contractors of America (ACCA), and president and CEO of Aircond Corporation in Atlanta. Aircond is a leading total solutions provider for indoor environmental and energy issues in commercial, industrial, and institutional facilities in the Southeastern United States. Barnes can be reached by Email or by phone (770) 444-3355.
