Potential Threats. Occupant issues high risk situations. bad publicity impacts occupant health labor relations issues legal issues

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Cory Franklin
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1 Potential Threats Occupant issues high risk situations bad publicity impacts occupant health labor relations issues legal issues

2 Increased Cost with High Risk High Risk = High cost to avoid liability and re-build trust Damage = High cost for building repair Delayed Reporting = More damage High CO 2 = High cost to business perception, performance and satisfaction

building repair Delayed Reporting = More damage High CO 2

3 Risk Management High vs. Low Risk Situations High Risk Urgent, fast moving Emotional Occupant distrust Legal threat Labor relations unions, groups Low Risk Address issues as they arise Maintain client satisfaction Low-cost solutions possible Media involvement Command involvement Cost secondary to eliminating risk

Legal threat Labor relations unions, groups Low Risk Address issues as they

4 Reduce Threats with Fewer Resources Are we managing buildings like we manage our car when money is tight? Unoccupied buildings: Reduced reporting time when systems fail Walk through unoccupied buildings no staff? Implement management plan for unoccupied buildings 1 Issues 2 Threats 3 Challenges 4 The Approach 5 Solutions 2 3

Unoccupied buildings: Reduced reporting time when systems fail Walk through

5 Reduce Threats with Fewer Resources Occupied buildings Increase communication Sincere and empathetic inquiry and listening Be responsive to complaints or concerns Use three strike rule then get help Monitor system performance with indicators Temperature, Humidity, CO 2 Energy 1 Issues 2 Threats 3 Challenges 4 The Approach 5 Solutions 3

Use three strike rule then get help Monitor system performance with indicators

6 Manage Risk = Manage Money Shift from reactive to proactive building and HVAC management Reactive = high cost damage control (rapid response, equipment replacement, remediations, rebuilding trust with staff) Proactive = low cost improvements, system repair or modification, strengthens relations

equipment replacement, remediations, rebuilding trust with staff)

7 Indicators are Key Thermal comfort May be achieved to the detriment of the building Indicators of failing systems Ventilation Reduces allergens and chemicals Reduces CO 2 Energy Use Indicator of failing systems

failing systems Ventilation Reduces allergens and

8 Ventilation Benefits From Lawrence Berkley National Laboratory: Increased ventilation Fewer adverse health effects, Superior work and school performance, 5-10% increase Decrease absence rate Decreased ventilation Increases sick building syndrome symptoms

work and school performance, 5-10% increase Decrease absence

9 CO 2 Impact on Decision Making Berkley Labs 2012

10 Proactive HVAC Management Performance based IAQ/HVAC surveys Low cost covers more buildings with less money Prioritize surveys based on complaints, age of building, elevated energy use Note unsolicited IAQ complaints, high-risk situations Reduce high-risk by providing feedback mechanism Identify buildings, wings or rooms with ventilation issues Provides opportunity to evaluate low-cost solutions (HVAC repairs or improvements; re-commissioning)

high-risk situations Reduce high-risk by providing feedback mechanism Identify buildings, wings or rooms with

11 Proactive HVAC Management Goals and Benefits Shifts focus to HVAC performance results Shifts resources to improving indoor environments Prioritizes buildings, wings or rooms for HVAC improvement Improves IAQ to reduce absenteeism, improve work environment and performance, maintains labor relations, positive public image Limit expenditures on unoccupied buildings while limiting damage Reduce number of high-risk situations Use funds efficiently improve HVAC performance, IAQ

improve work environment and performance, maintains labor relations, positive public image Limit expenditures on

12 Study BRAC Installation 80+ buildings across installation Buildings date from mid 19th century to present Limited man power HVAC systems varied type and condition Performed IAQ parameter and microbial survey HVAC temperature targets set Building ventilation addressed

HVAC systems varied type and condition Performed IAQ parameter and

13 Study - 18 Buildings at 10 Installations Provided three page summary reports on each building with findings and recommendations Prioritized (red, yellow, green) based on performance parameters, observations, and potential for high risk situations Identified component failures at time of survey Provided low-cost alternatives Recommended solutions and time frames based on risk

parameters, observations, and potential for high risk situations Identified component failures

14 Proactive IAQ Survey Results Table 1: Summary of Proactive IAQ/HVAC Survey Results Priority Installation Building Indicator Parameters Risk Level CO 2 Issues Humidity Temp Microbial 1 I I1 Poor High X X X 2 H H1 Poor to Fair Moderate to High X X X X 3 H H2 Poor to Fair Moderate to High X X X X 4 G G1 Poor to Fair Moderate to High X X X* 5 J J1 Poor Moderate to High X X 6 D D1 Fair to Good Moderate to High X X X 7 B B1 Fair to Good Low to Moderate X X 8 C C1 Fair Low to Moderate S X* 9 F F1 Fair to Good Low to Moderate X 10 D D2 Fair Low X S 11 F F2 Good Low X 12 F F3 Good Low X S 13 A A1 Good Low X S 14 C C2 Good Low S S 15 E E1 Excellent Low S 16 F F4 Excellent Low S S 17 G G2 Excellent Low S 18 C C3 Excellent Low *: Microbial issues suspected based on excessive humidity. S: Indicates only select rooms require attention.

Moderate to High X X X 7 B B1 Fair to Good Low to Moderate X X 8 C C1 Fair Low to Moderate S X* 9 F F1 Fair to Good Low to Moderate X 10 D D2 Fair Low X S 11 F F2 Good Low X 12 F F3 Good Low X S 13 A

15 Low-Cost Solutions Failed actuator on make up air unit Exhaust fans not operating Units installed with blanks over make up air vents No flow from rooms to exhaust Remove items covering supply vents Remove allergen and chemical sources

over make up air vents No flow from rooms to exhaust

16 Summary Bases have a variety of building and HVAC issues Limited staff and budgets mean working smart Indicator parameter surveys provide: Low-cost methods to pinpoint failing HVAC systems Feedback mechanisms to reduce risk Data necessary to prioritize improvements Opportunities for low-cost solutions Action plans for budgeting and requesting resources

HVAC systems Feedback mechanisms to reduce risk Data necessary to prioritize

17 Proactive HVAC/ Building Management with Limited Resources

Radford University. Indoor Air Quality Management Plan

Radford University. Indoor Air Quality Management Plan Radford University Indoor Air Quality Management Plan Spring 2015 Introduction Concerns with Indoor Air Quality (IAQ) have increased since energy conservation measures were instituted in office buildings