Indoor Environmental Quality (IEQ) Problems And Opportunities

In reality, the perfect office doesn't exist today. Evidence that it doesn't, if any is needed, comes from a survey of members of the International Facilities Management Association (IFMA). IFMA asked more than 7,000 facility managers at U.S. corporations to rank the complaints they received most often. At the top of the list, according to the 2,400 respondents, were indoor environmental quality concerns. The biggest complaint was being too hot; number two was being too cold.

Employees responding to another survey reported difficulty doing their work because of poor indoor environmental quality. Those employees specified a number of factors as "stressors." Again, being too hot or too cold were among the top complaints. In fact, all of the top five stressors related to indoor environmental quality (IEQ):

1. Lack of air movement

2. Being too hot in summer

3. Stagnant air

4. Cigarette smoke

5. Being too cold in winter

IEQ is a broader term than IAQ - indoor air quality. IAQ deals specifically with the condition of the air within the building's occupied spaces. IEQ addresses the overall condition of the indoor space. Elements of IEQ include indoor temperature, ergonomics, noise and lighting, as well as the quality of the indoor air.

While there's no distinct line between IAQ and IEQ, what is clear is that the HVAC system has a substantial impact on both areas. What's also clear is that evaluating the HVAC system in light of the broader IEQ concerns can bring important benefits, including improved occupant comfort, reduced complaints and enhanced employee performance.

HVAC and IAQ

IAQ, of course, is a familiar topic for facility executives. It's also an area that's easy to overlook until a problem arises. Often, it is an accumulation of factors that cause the problem. Smoke, odors, dust and high occupancy in an area with too little ventilation all can decrease comfort and affect employee productivity. The U.S. Environmental Protection Agency (EPA) ranks indoor air as one of the top five environmental threats to human health. According to the World Health Organization, 30 percent of commercial buildings show signs of Sick Building Syndrome, including headaches, nausea, irritated nasal passages, itchy eyes and skin irritations.

Most code authorities recognize standards for ventilation air qualities established under ASHRAE Standard, which is based on the maximum possible number of occupants in the building. What complicates the matter is that, in the case of outside air, more is not necessarily better. The problem is how to avoid wasting energy by unnecessarily overventilating a building. Among the solutions are the methods used to control the ventilation, such as time-based ventilation, demand-based ventilation, carbon dioxide sensors and mixed gas sensors.

Controlling humidity

Humidity plays an important role in indoor environmental quality. If it gets too low, it causes respiratory problems, particularly for people with allergies, sinus problems or asthma. If it gets too high, more places become breeding grounds for microbial growth.

ASHRAE standards suggest relative humidity levels should be maintained between 30 percent and 60 percent. That means at times humidity needs to be added to the air and at other times it must be removed.

High relative humidity can have an impact on absenteeism and increases the potential for respiratory illnesses among workers. When relative humidity exceeds recommended levels, humans are adversely affected. Our sinuses are affected when humidity is too low and our skin dries out. Too high humidity causes different bacteria to propagate in mechanical systems.

There's another advantage to controlling humidity directly. The building owner can reduce energy bills in the heating season by reducing the temperature that would otherwise have been maintained and increasing the relative humidity within healthy ranges. The opposite can be done in the summer. Raising the temperature above what would otherwise have been maintained and lowering the humidity allows the body to evaporate moisture off the skin to stay cool.

While humidity and airborne contaminants are traditionally considered in IAQ analyses, other important IEQ factors may not be. Consider air movement. So many people look at IAQ from a system level and they tend to overlook what's happening in the occupied space. ASHRAE spells out rules for selecting a diffuser based on an air diffusion performance index (ADPI). An ADPI of 80 or higher assures adequate air movement.

Temperature is another issue that isn't always included in discussions of IAQ. One rationale for excluding temperature is that IAQ should be limited to health and safety issues.

Unfortunately, that distinction doesn't matter to building occupants who are complaining about their space. Rightly or wrongly, complaints about temperature are often attributed to poor indoor air quality. What's more, it can be difficult to separate health issues from ones tied to comfort.

Equally important is that employees who are uncomfortably hot or cold are likely to be less productive than they would otherwise be. That's one more reason facility executives are better off taking the IEQ approach to analyzing interior space.

Gains from good IEQ

A report for the National Energy Management Institute states that even in healthy buildings, a 1.5 percent productivity gain is possible when IEQ measures are instituted. In fact, the 1.5 percent gain is the conservative estimate; the report says that gains may be as high as 10 percent.

Productivity gains are not the only benefits from improving indoor environmental quality. Good IEQ also is good business.

To the building owner, good IEQ is a very clear plus. When you have good thermal comfort and good acoustic comfort, it differentiates your building from your competition. You can market your building as a clean and comfortable environment in which to work.

Analyzing IEQ

There are four basic steps to take. First, listen to your occupants and understand what they are saying about the building's indoor environmental quality. The second is walk through the building checking for those things and take specific measurements for those problems. The third step is to go back to the source - the HVAC system, for example - and take measurements there, making sure the equipment is doing what it is designed to do. The fourth step is to document any revised design or maintenance procedures that are taken to correct the problem. You also want to incorporate an occupant response mechanism for feedback to make sure you have corrected the problem.

Before making HVAC improvements, facilities executives need to conduct an economic analysis. Often, this analysis is based on utilities costs and savings. But, payback periods for HVAC improvements are much shorter when all major cost elements are added to the analysis. Such factors as building operating costs, salary costs and current productivity losses that could be regained shorten the payback period for proposed improvements.

Indoor environmental quality can be improved in nearly every building. And a number of steps can improve quality without costing much. In fact, many steps are just good facilities management.

You need to do proper maintenance of the building. Set up a checklist on a periodic basis and keep a log of all maintenance of your HVAC system. Do carbon monoxide monitoring for ventilation and make sure all controls are operating properly.

Facility managers and their staff need to fully understand how the HVAC and other systems in their buildings were intended to work and keep them operating in that manner. When major remodeling occurs or changes in space occupancy or usage, the ventilation and thermal requirements of the space need to be reviewed. When replacing equipment, the facility's staff needs to be involved in the selection, location and installation of the new equipment. This can help assure that the equipment will meet their needs and that they understand how it is to be operated and maintained. Building managers should also demand that the systems and equipment selected meet the currently established standards-of-care in that industry.

There are many solutions to indoor environmental quality problems, but it's not wise to wait for the crisis. Facility executives are better off looking now, before they have a problem. Chances are they'll find a number of IEQ issues that need to be addressed that can be handled at next to no cost. Half the issues that arise involve simple things your inhouse staff can do, like changing filters, cleaning drain pans, using high efficiency vacuums in housekeeping and so on. When you wait for the complaints, you are in a reactive mode trying to find a Band-Aid when you could have a more serious situation. If you consider IEQ now, you can take a more holistic approach and prevent your building from experiencing many IEQ problems.

Given all things on the facility agenda, it can be tough to find time to tackle a problem that no one is complaining about. But being proactive can pay off. One direct benefit is that, over the long term, a preventive approach will save time, perhaps a significant amount of time. There's another plus: Facility executives who can show senior managers that their actions have increased employee satisfaction or productivity are positioning themselves as problem-solvers and are demonstrating that the buildings they manage are assets, not costs.

Taking Charge of Indoor Air Quality (IAQ)

As sick buildings become more visible, inaction is a liability. This situation begs the question: "Will you be ready when dissatisfied occupants, reporters and lawyers show up at your building?" As part of an overall preventive due diligence program, an IAQ audit can show good faith and quality management.

Making headlines

Most publicized incidents involving IAQ problems have involved moisture and microbial problems. For instance, an employee in a branch of the New York Library complained of respiratory illness. Even though the library had undergone an extensive renovation a few years earlier, basement flooding problems persisted.

A consulting group was brought in to investigate, and found a mold - Stachybotrys atra - that has been implicated in numerous sick buildings. The exact health effects of this mold are not clear, however. The building was closed, and other library branches were investigated. As a result of these additional investigations, two other branches were closed.

IAQ audit

An IAQ audit involves periodic inspection of an IAQ program to ensure practices are carried out and procedures are followed. In its simplest form, it involves a visual inspection of the building and its HVAC system components. A more comprehensive audit includes this inspection, along with a review of a building's:

• design documents


• training program

• written IAQ plan, including policies and procedures

• on-going documentation, such as complaint reports and maintenance records

• any IAQ or medical reports.

Fortunately, many useful resources exist to facilitate the audit process. For commercial buildings, the EPA's Building Air Quality guidance document contains blank forms that can be used to structure and conduct an audit. For educational facilities, EPA's IAQ Tools For Schools guidance kit contains practical checklists that can be used in an audit. An audit template accompanies this article on page 9, but any checklist used should be tailored to a building's specific needs.

Typical legal scenario

No legally established definitions exist as to what constitutes "good" IAQ in terms of design, operation and maintenance of HVAC systems or controlling indoor air contaminants. What should maintenance and engineering managers do to provide a healthful indoor air environment, given the lack of definitive standards?

Managers should base their conduct on industry standards developed by organizations such as the EPA, the Occupational Safety and Health Administration (OSHA), and the American Society of Heating, Refrigeration, and Air-Conditioning Engineers (ASHRAE), since the courts turn to these sources for guidance.

If managers can show that they are making a good-faith attempt to manage their facilities according to prevailing standards, their legal exposure to IAQ litigation will be minimized. How do managers show a judge or occupant they are making such an attempt? Documentation is key.

Building audits are an important process that managers should perform consistently in the course of building management. Aside from ensuring IAQ, audits can create necessary documentation to demonstrate good-faith IAQ efforts. A quality building audit provides a manager with tangible evidence that the building and its components have been assessed for current problems.

Regular building audits, much like regular medical check-ups, are preventive. They indicate a diligent, rather than an indifferent, management style, which can minimize legal exposure.

Air quality improvement

Maintenance and engineering managers need to meet rising occupant expectations each day, and they need to show a concerted effort is under way to maintain acceptable IAQ. Essentially, this is the concept of continuous quality improvement being applied to buildings: the air quality improvement process.

An IAQ audit can be a useful tool for isolating the areas on which management should focus. IAQ audits can pinpoint potential areas of concern, areas where preventive efforts are successful, areas that require the establishment of policies and procedures and areas where staff training is needed.

Implementation tips

The most effective way to start an audit program will depend upon a facility's in-house maintenance and engineering expertise. If a building's staff is well trained in IAQ and experienced with buildings and HVAC systems, managers can customize a checklist for the building, and audits can be performed periodically -at least once a year.

If in-house expertise does not exist, a consultant can be brought in to conduct the audit. During this third-party audit, appropriate personnel should accompany the consultant to learn how to conduct the audit themselves. It may be helpful to use photographs to document observations of the building and HVAC system.

The auditing process and the resulting observations can serve as a valuable training tool for all those charged with IAQ responsibilities.

After any audit, the auditor should brief members of the IAQ team on the resulting observations and suggestions. Managers should retain the completed audit checklist for future reference, and they should address problems in any areas that require corrective action, making sure to document the process.


With the increase in sick building visibility, inaction is a liability. After all, you never know when your IAQ might start making headlines.

10 Questions To Ask Before You Choose A Roof

Choosing the correct replacement for an aged roof - or identifying the best choice for a new building - is no easy task. The perfect roofing solution for one building may be the worst option for another just down the street. That's because no two buildings are precisely alike, even if they closely resemble each other. So how do you choose a new roof, given all the choices in the marketplace? You can start by asking a series of questions, before you choose the roof, the roofing contractor or the manufacturer.

1. What is this building's mission statement?

Before calls are made to roofing contractors or manufacturers, the first item to address is the company's mission statement as it relates to the building.

Whether you are building new facilities or managing existing properties, you want to be confident that the roofing systems you select deliver the performance you expect. More often than not, the building itself dictates the appropriate roofing system specification.

You need to know as much about the building and its future as possible. Does the company plan to keep this building as part of its real estate assets for the next 10 to 20 years? Are there any plans to expand it in the near future, or to change its use? What are its current and future occupancy, insulation requirements, aesthetic priorities and even the maintenance schedules for rooftop equipment?

These and other mission statement issues will help shape answers to types of roofing to consider and how much of the capital budget is really needed for the job.

Start your questions with what is the building going to be used for. If it's a spec building, maybe you only need a basic roof. But, if the facility has a special use, such as an airline reservation center with computers in it, then your considerations for roofing options are quite different.

For example, as more companies move toward operating 24 hours daily, seven days a week to satisfy global customers, the data center must never spring a rooftop leak. Water on computer systems generally spells disaster.

A special set of concerns arise for cooling-dominated climates. Does the roof contribute to air conditioning savings and address other key issues? Is it part of a total energy program? There is a growing concern about urban heat islands. Reflective, white roofs have become of interest in those areas for a few reasons. They keep the building cooler, reduce air conditioning costs and also minimize the heat-loading of the surrounding environment.

2. What physical and other elements influence the roofing system selection?

After identifying the goals and mission of a facility, it's time to evaluate the building itself. You need to begin by looking at the building's location and the attributes of its surrounding area. You need to examine building codes, weather trends, topography - even the direction the building faces.

The physical characteristics of the building are also crucial: size, shape, design, height and age.


You also need to look at the construction materials used to build the facility and the location of HVAC and fire protection equipment, particularly if either or both of these are partially or totally housed on the rooftop.

When it comes to roof replacement, you need to list the attributes of the roof area itself. It's best to detail the roof's size, shape, slope, deck construction, edge detailing, protrusions, rooftop access and existing roofing system. Along with this basic information, you need to find out why the original roof is no longer adequate.

3. What flexible-membrane roofing options are available?

SPRI, the association that represents sheet membrane and component suppliers to the commercial roofing industry, identifies three major categories of membranes: thermosets, thermoplastics and modified bitumens.

Thermoset membranes are made from rubber polymers. The most common is EPDM, often referred to as "rubber roofing." These membranes are well suited to withstand the potentially damaging effects of sunlight and the common chemicals found on roofs. They are easily identified on the rooftop. Just look at the seams. Thermoset membranes require liquid or tape adhesives to form a watertight seal at the overlaps.

Thermoplastic membranes are based on plastic polymers. The most common is PVC, which is made flexible by adding plasticizers. Thermoplastic membranes have seams that are most commonly formed using heat welding. Most thermoplastic membranes are manufactured with a reinforcement layer, usually polyester or fiberglass to provide increased strength and dimensional stability.

Hypalon thermoplastic begins as a thermoplastic, but cures over time to become a thermoset. Like other thermoplastics, Hypalon materials are heat sealed at the seams.

Another thermoplastic hybrid is thermoplastic polyolefin (TPO), which combines the attributes of EPDM and PVC. TPO membranes do not cure after exposure to the elements and remain hot-air weldable throughout their service life. Most TPO membranes are reinforced with polyester, fiberglass or a combination of the two, but unreinforced TPO membranes are available.

Modified bitumen membranes incorporate the formulation and prefabrication advantages of flexible-membrane roofing with some of the traditional installation techniques used in built-up roofing. Modified bitumen sheets are factory-fabricated, composed of asphalt which is modified with a rubber or plastic polymer for increased flexibility, and combined with a reinforcement for added strength and stability.

4. Which type of membrane and attachment system are best for the building?

Many factors determine the best system for a particular building. For most buildings, there are a number of options and advantages that need to be weighed against the facility's mission statement. The decision should not be made only on the basis of cost. Other important considerations for membranes are building height, wind exposure, anticipated roof traffic and aesthetics.

The attachment system also depends on the specific building's characteristics. If the roof deck is able to withstand the weight, a ballasted roof may be the best option. But, if the slope of the roof is greater than 2 inches every foot, this system may not be appropriate. There are other limitations to ballasted systems, such as roof height, proximity to shorelines and other high wind zones, and the availability of ballast.

A steel or wood deck that easily accepts fasteners makes a good substrate for a mechanically fastened membrane. These systems can be designed to provide the necessary resistance to known wind forces and are not subject to slope limitations.

Another alternative is the fully adhered system, in which the membrane is attached to the prepared substrate using a specified adhesive. Depending on the membrane, the adhesive may be solvent- or water-based or asphalt. The finished surface of an adhered roof is smooth.

For those concerned with building aesthetics, colored membranes can make an attractive contribution to the building's appearance.

5. Does all roofing material delivered to the job site bear the UL label?

If not, specify that it must. This is the only way you can guarantee that the roofing materials installed on your roof are the same materials tested by Underwriter's Laboratories. Additionally, be sure that the roof assembly you buy or specify, which includes the insulation, is UL-classified and -labeled. Using an insulation other than what was tested with the roofing membrane may void the UL classification. If the UL Building Materials Directory does not list the roofing system you are sold, insist on verification of the classification in the form of a photocopy of the UL's letter of approval.

Make sure that the product you are getting is the actual product that was tested. You don't want something that is similar but not equal. Look for the label at the job site and make sure all components of the system were tested together. You want the membrane tested with the insulation that you are using on your building.

6. Does the system require a wind uplift rating?

Wind uplift damage can be extensive and expensive. Accepted as an industry standard, American Society of Civil Engineers Standard 7-95, "Minimum Design Loads for Buildings and Other Structures," can be used to determine the wind zone of the building. Wind uplift testing, such as that performed at Factory Mutual or Underwriters Laboratories, can be used to determine that the selected roof system meets or exceeds the local wind uplift requirements.

7. How much does the completed system add to the dead load weight of the roof structure?

In choosing any reroofing option, the facility executive should be aware of the load-bearing capacity of the roof deck to make sure the right flexible-membrane option is chosen. In new construction, savings in structural steel can often be achieved by installing one of the lighter flexible-membrane systems.

A ballasted thermoplastic or EPDM roof may require in excess of 1,000 pounds per 100 square feet, while a mechanically attached or fully adhered thermoset or thermoplastic membrane weighs 33 pounds per 100 square feet. A lighter system often allows you to reroof directly over your existing roof, while the heavier ones may require you to tear off the old roof and begin anew. But weight is only one consideration in the selection of a roof membrane and attachment system. A ballasted roof may be the best choice for a given facility. Facility executives must assure that all relevant considerations, including weight, are taken into account in the decision-making process.

8. What are the expertise and financial strengths of the roofing contractor you are considering?

Roofing contractors need to be chosen with great care. The introduction of new roofing materials and application techniques within the past 10 years has led to many changes. A professional roofing contractor should be familiar with different types of roofing systems, to help you make the best decision for your facility, based on your budget.

Ask the contractor if his or her company is a member of a local, state, regional or national industry association. Contractors involved in professional associations generally are better informed on the latest developments and issues of their industry.

Insist the contractor supply you with copies of insurance certificates that verify workers' compensation and general liability coverages. Check that those coverages are in effect for the duration of your roofing job. If the contractor is not properly insured, your company, as the property owner, may be liable for accidents occurring on the property. Also check your state's licensing requirements and find out if the contractor is bonded by a surety company.

The installation of different roofing systems varies considerably. Education and training are the most important elements in the installation of roofing systems. Make sure the roofing contractor you choose has had detailed and ongoing training on the system being installed.

One rule of thumb is to find out if the contractor has installed at least 100,000 square feet of the system you want in the past 18 months. Also, make sure the contractor is approved by the manufacturer to install that specific system.

The quality of workmanship is crucial to good roof performance. The National Roofing Contractors Association offers a professional roofing selection guide. In addition, many manufacturers have approved contractor programs with specific qualifications that roofers must complete before approval.

9. What is warranted and by whom?

There are two basic categories of roofing warranties. The contractor's warranty typically covers workmanship. The manufacturer's warranty covers at least the materials, though many cover additional items. Even if the manufacturer's warranty is broad, it will not completely protect you if the roof is improperly installed.

Carefully read and understand any roofing warranty offered and watch for provisions that would void it. For example, it's nearly impossible to avoid all ponded water. Ponded water can be caused by a clogged roof drain or deflection of the roof deck in between the support columns. Proper roof maintenance can help assure that the warranty remains valid. Be aware of warranty language that voids the guarantee.

Most professional roofing contractors will offer periodic maintenance inspections throughout the year. These inspections help ensure your project complies with the standards specified in the warranty. A typical maintenance program consists of a detailed visual examination of the roof system, flashing, insulation and related components to identify any potential trouble areas.

More important than the warranty, however, is getting the right flexible-membrane roof on your building in the first place. If the roof is correctly designed and installed to meet your facility's needs, building codes and geographical considerations, and the warranty covers those needs, you probably will be enjoying the benefits of a flexible-membrane roof many years after the original warranty expires.

10. After the roof is installed, what after service and educational programs are available for the facilities management team?

Seminars offered by roofing industry associations like SPRI and manufacturers can be invaluable ways for the building's roofing team to expand their understanding of commercial roofing system types, installation processes and maintenance considerations. Specific courses are available to help building owners and facilities managers learn more about various roofing systems, materials and components; insulation and accessory products; elements of roof design; contractor selection; warranties and maintenance considerations.