Preventing Moisture, Mold & IAQ Problems in Hotels. Florida Green Lodging. David Odom Liberty Building Diagnostics Group

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1 Preventing Moisture, Mold & IAQ Problems in Hotels Florida Green Lodging David Odom Liberty Building Diagnostics Group 407/ Case Study # Omni Hotel Charleston, SC Mold Problems HVAC & Rainwater Problems Occurred Immediately After Opening The building was de-bricked and repaired, costing >$10M 1

2 Case Study # 2: 1997 Hale Koa Hotel Honolulu, Hawaii Mold Problems $5.5M Mold Problem Immediately After Opening Case Study # 3: 2002 Kalia Tower Hilton Hawaiian Village, Honolulu Opened April 2001 Closed July 2002 Due to Mold Reopened on Sept. 1, 2003 Cost to remediate the mold = $55M 2

3 History of Hotel IAQ/Mold Problems Hotel mold problems increased in late s with the hotel building boom ASHRAE 300% increased ventilation requirements occurred in late 1980 s Increased energy efficiency of air conditioning equipment caused higher humidity levels in guest rooms History of Hotel Mold Problems AH&MA surveyed their members in 1990 about mold problems--findings were significant In 1991 AH&MA commissioned a manual on preventing moisture and mold problems-no longer in publication In 1992 Disney Development Company developed their own moisture & mold manual for new hotels and renovations 3

4 AH&MA Survey Findings Mold problems were worst in 4-star hotels than 3-star hotels Certain HVAC systems had much worst problems Many new hotels experienced mold problem Several dozen hotels build each year had multi-million dollar mold problems Building Problems in New Construction at a Large Central Florida Resort 8% 8% 6% 3% 2% 3% 2% 2% 1% Rainwater Intrusion Mechanical 35% Painting Conveying Systems General Requirements Site Work Electrical Doors & Windows Equipment Specialties Furnishings All Other Divisions 14% 16% 4

5 Mold Requires Four Conditions to Grow Hot, Spores Temperature Moisture Nutrients Temperature: 40 to 100ºF Nutrients: Furnishings, Building Materials Spores: Are present everywhere Moisture: RH> 70% Growth Rates Vary By Species, Food Source & Water Activity 5

6 In 1989 Ventilation Requirements (and Risk) Increased Tregold Billings ASHVE Requirements Flugge Yaglou ASHVE Requirements ASHRAE Standard ASHRAE Standard ASHRAE Standard ASHRAE Defined Humid Climates IAQ Problems ASHRAE-defined humid climates Expanded area with increased IAQ problem occurrences Birmingham Shreveport Jackson Atlanta Charlotte Charleston Savannah Houston Jacksonville Mobile Orlando San Antonio New Orleans Tampa ASHRAE-defined Miami Humid Climate Boundary 6

7 Summertime Moisture Loads in Outside Air Can Dramatically Increase the Risk of Mold Dehumidification BTU Days Cooling -100 Note: Data apply to central Florida Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Source: Mildew and Moisture Problems in Hotels and Motels in Florida, Dr. Virginia Peart, Design Requirement is for Relative Humidity Between 40% to 60% IAQ Problems Potential Health Problems ASHRAE-Recommended Mildew Growth Percent Relative Humidity (%) 7

8 HVAC System Humid Air Intrusion into a Wall System Improper HVAC System HVAC System 4-Star Resort in Central Florida 8

9 IAQ Problems Hidden Mold Growth Standard of Care for Hotel Design in Hot/Humid Climates Humidity levels within ASHRAE guidelines (40% - 60%) Buildings operated at a slightly positive pressure Wall assemblies with no misplaced vapor retarders that trap moisture 9

10 Disney s 3-Step Approach to Producing Successful Buildings Preventing Indoor Air Quality Pr oblems in Hot, Humid Climates: Problem A voidance Guidelines Prepar ed by Revised 1994 Establish design and construction guidelines. Institute several peer reviews during design Implement postconstruction performance testing. Review Checklists for the HVAC System & Building Envelope 10

11 The Building Envelope Peer Review Checklist General review of building configuration for potential water intrusion "hot spots (i.e., repetitive details) Review of suitability of proposed materials for use in a hot, humid climate Review the selection of alternate building components and materials Review of the envelope detailing as it relates to the integration of all façade elements/components Review of wall systems to analyze location and permeability of vapor retarders- model the wall Review of wall system to determine "degree of forgiveness" (i. e., how well will the wall system shed water that may get behind the primary rainwater barrier) The Building Envelope Checklist Review of the performance characteristics of windows and doors and associated detailing Review of sloping glazing systems and their interfacing with other vertical and horizontal components Review of balcony configuration for potential to trap, and/or divert, rainwater Review of wood decorative façade elements for potential to fail Review of building joints used to control movement and expansion/contraction between materials Review selection of sealants to be used in the various joint configurations and materials 11

12 The Building Envelope Peer Review Checklist Review the selection of appropriate flashing materials for use in "atmospheric marine environment" Review of flashing /sheet metal detailing Review of roofing materials and roof drainage configurations Review of roofing penetration details Review of precast concrete wall system configuration, jointing, and detailing Review of insulation materials and placement within the thermal envelope Review of below grade waterproofing systems and drainage systems Define the construction-phase QA/QC procedures to help insure that the design get appropriately incorporated into the project The HVAC Checklist Review of design of exhaust, return and makeup air systems Review exhaust, return, and makeup air flow rates for each pressure zone Review duct layout and location details Review duct construction details Review control system sequences of operation for pressurization control Review bath exhaust fan sizing requirements Review corridor air handling systems configuration Review guest room air handling unit configuration Review control system operation for humidity control Review control system operation for part-load conditions Review heating and cooling load calculations 12

13 The HVAC Checklist Review air handling unit equipment sizing for design and part-load operation Review air handling unit installation details. Review chiller sizing Review chiller control system sequences of operation Review chilled water piping layout Review insulation sizing Review architectural details for wall construction issues that effect HVAC operation (location of vapor retarders and air barriers, overall tightness of building envelope) Review materials chosen for air handling unit construction (coatings and materials for corrosion resistance) Review T&B procedures 13