Buildings
Going beyond green: Building a new paradigm for Green and Healthy buildings
Elia Sterling, President – Theodor Sterling Associates 310-1122 Mainland Street, Vancouver, BC, V6B 5L1 (604) 681-2701 www.sterlingiaq.com
Elia Sterling •
Director of Green Building Services Ltd. (Hong Kong) and President of Theodor Sterling Associates Ltd. (Canada)
•
Member of the Development Committees for ANSI/ASHRAE Standards 62 and 55
•
Chair of the Energy and Environmental Committee of the Building Owners and Managers Association of Canada
• •
Founding Member of the Canada Green Building Council (CaGBC)
•
Chair of the Canadian Advisory Committee to the ISO Technical Committee on IAQ
•
Appointed as the expert on IAQ for the National Building Code of Canada
Founding member of the Indoor Air Quality Association of Canada and the Canadian Healthy Indoors Partnership
Theodor Sterling Associates
Established in 1973 Integral role in the development of international, national and local standards, regulations, and building codes Industry leader in IAQ services worldwide Providing proactive IAQ Management services in the North America, UK, Hong Kong, Mainland China and Macau Over 600 commercial buildings on proactive program
Agenda
Overview of IAQ and sustainable buildings Achieving sustainable and healthy buildings
Buildings and Climate Change Facts
Climate change - the most significant environmental issue facing the built environment today Buildings have been identified as one of the largest sources of green house gas emissions 50% of carbon emissions originate from the built environment In North America buildings account for 65% of electricity use and 30% of green house gas emissions Real estate markets throughout the world are transforming quickly and adopting green as standard practice. Non-green buildings may be at a disadvantage…
Global CO2 Emissions TRANSPORT
BUILDINGS INDUSTRY
Green Buildings
Each building will vary according to its specific climatic, geographical, market, social, economical, and usage context New policies, regulations and voluntary programs are being adopted throughout the world to reduce building related greenhouse gas emissions and improve sustainability A key mechanism for reducing emissions is the Emissions Trading Scheme (ETS). Buildings offer very cost effective emission cuts compared to other sectors
Integrated ‘Green’ Building Solutions
A complete ‘Green’ building program consists of four elements: – Energy and Water Management – Ethical Procurement – Integrated Waste Management – Indoor Air Quality Healthy Buildings
Green Buildings and IAQ: The Paradox
Building management perceives improved energy performance as the most valuable benefit of going green However, the most valuable benefit of Green Buildings perceived by tenants and the public is improved comfort and IAQ – Green Buildings today are promoted as Healthy Buildings – Market transformation to Green Buildings has largely been achieved by convincing the public that Green Buildings improve IAQ and are healthy – But not all Green Buildings have good IAQ!
Previous ‘Green’ Building Practices
In the 1970s and 80s, building and energy management policies and practices introduced throughout North America and Western Europe caused serious IAQ challenges in commercial and institutional buildings The result was an era of “Sick Buildings” “An energy declaration without a declaration to the indoor environment makes no sense” – BSI Standard EN15251:2007 *Indoor environmental input parameters for design and assessment of energy performance of buildings addressing indoor air quality, thermal environment, lighting and acoustics – BSI Standard EN15251:2007
Poor IAQ Health Outcomes
Sick Building Syndrome (SBS)
Building Related Illness (BRI)
Scope of IAQ Challenges
Poor IAQ affects 20-30% of commercial and institutional buildings worldwide ¾World Health Organization (WHO), Health Canada, U.S. Environmental Protection Agency (EPA), Building Research Establishment (UK), U.S. Occupational Safety & Health Administration (OSHA) According to the International Facilities Management Association, poor IAQ is the top complaint heard by facilities operators In developed countries, people spend an estimated 90% of their time indoors
Cost of IAQ Challenges
Cost of IAQ Challenges
Respiratory Disease (US$6-14 billion) Asthma and Allergies (US$2-4 billion) Sick Building Syndrome (US$10-30 billion) Reduced worker performance unrelated to health (US$20-160 billion) “Recent studies have shown that costs of poor indoor environment for the employer, building owner and society as a whole are often considerably higher than the cost of the energy used in the same building” – BSI EN15251:2007
Estimated Annual Tenant Expenses ¾
$ Maintenance 1% $ Utilities 1% $ Taxes 1% $ Rent 9% $ Salaries 88% If a business pays US$20 million per year in salaries, a 1% decrease in productivity due to poor IAQ is worth US$200,000 per year
Factors affecting IAQ
HVAC system design, operation and maintenance Materials and product off-gassing Indoor (tenant) activities (printing, forklifts, industrial processes etc) Ambient air & sub-surface soil contamination Recent convergence of IAQ-related mould and/or moisture problems with building envelope and HVAC system failures Causes of IAQ-related problems Ventilation Thermal Control Ventilation Infiltration Cross-contamination Indoor Sources Microbial Contamination Site Infiltration Undetermined Cause
Frequency 36% 19% 10% 11% 9% 7% 2% 6%
* Source: IAQ Investigations conducted since 1981 by Theodor Sterling Associates Ltd.
Microbial Contamination
Instead of ventilation issues, today the largest proportion of IAQ problems are caused by mould, bacteria and viral infestation due to human bio effluents and moisture in the HVAC system and moisture in the building envelope
There has been a convergence of indoor air quality related mould and /or moisture problems with building envelope and HVAC system failures.
Building Moisture Trap 100% 80% 60% 40%
Mold Mildew And Fungus Zone
What’s New in IAQ? ‘Green’ Buildings The The REAL REAL CHALLENGE CHALLENGE for for sustainable sustainable buildings buildings is is to to optimize optimize the the balance balance between between an an indoor indoor environment environment that that promotes promotes occupant occupant health health and and well-being well-being and and the the use use of of energy energy and and emission emission of of greenhouse greenhouse gases gases associated associated with with maintaining maintaining that that environment environment
‘Green’ Buildings and IAQ There is no international consensus for a ‘Green’ building rating method, but there are many competing brands, including: • LEED™ in the US, Canada, India and under development in China, and the Philippines • Go Green and Green Globes in North America • BREEAM in the UK • BEAM in Hong Kong • Green Star in Australia • CASBEE in Japan • Green Mark in Singapore
‘Green’ Buildings and IAQ All of these competing ‘Green’ building brands claim to provide better Indoor Air Quality, improve performance and productivity, and improve occupant health and well-being. But do they deliver on these claims?
LEED™ for Buildings •
The Leadership in Energy and Environmental Design (LEED™) program is gaining acceptance throughout North America and many parts of Asia as the industry standard for rating sustainability of new and existing buildings
•
A building must qualify for all prerequisites plus a minimum of 26 points from the following five categories: - Sustainable Sites - Water Efficiency - Materials and Resources - Indoor Environmental Quality - Innovation and design
IAQ Requirements for LEED™ Buildings - Prerequisites
Only two IAQ prerequisites: ¾ Ventilation system performance to meet the current ASHRAE 62.1 Standard “Ventilation for Acceptable Indoor Air Quality” ¾ Prevent exposure of building occupants and systems to Environmental Tobacco Smoke Although a key benefit used to promote LEED™ is excellent IAQ, there are no testing, inspection or operation requirements to ensure new LEED™ buildings provide acceptable IAQ performance and maintain IAQ after obtaining certification
Concerns About Standard 62.1
70% of recommended ventilation rates have been reduced below 20 cfm/person A “minimum” standard vs objective of “good” indoor air quality. Ventilation Rates based on adapted vs unadapted occupants. Some think this standard will reduce energy use while increasing indoor air quality problems.
Ventilation & Performance
Predicted performance of office work at various ventilation rates relative to performance at the indicated reference ventilation rates. The curves in the chart above are derived from equations representing the best fit of data collected from numerous indoor air quality studies (Seppaen et al)
http://eetd.lbl.gov/ied/sfrb/performance-rates-office.html
IAQ Requirements for LEED™ Buildings - Credits Note: It is possible to obtain 52 Credits and highest LEED™ platinum certification without qualifying for any IAQ Credits Sustainable Sites
14 points
Water Efficiency
5 points
Energy & Atmosphere
17 points
Materials & Resources
14 points
IEQ
15 points
Innovation and Design
2 points
LEED™ IAQ Performance To obtain the IAQ Performance Credit IAQ testing is not required Options 1.Building Flush Prior to Occupancy 2.Building Flush Overlapping with Occupancy 3.IAQ testing prior to occupancy
IAQ for LEED™ Buildings: Contaminant Levels Even if IAQ testing is performed there are no ongoing testing, inspection or operation requirements to ensure that IAQ performance is maintained after LEED™ certification is obtained
IAQ for LEED™ Buildings: Microbial Contamination International Experts have identified microbial contamination of building envelopes and mechanical systems as the single most important indoor air quality issue.
IAQ for LEED™ Buildings: Microbial Contamination There are no LEED™ IAQ Requirements for the prevention of microbial contamination in building envelopes or mechanical systems.
A New Paradigm for Green and Healthy Buildings A new paradigm is required to achieve green and healthy buildings. That paradigm must be based on IAQ commissioning and proactive management.
What is IAQ Commissioning? Verifying and documenting that all the systems and assemblies in a building are designed, installed, tested, operated and maintained to provide exceptional IAQ
What is Proactive IAQ Management ? Regular testing of air quality parameters (particles & gases) and the inspection of a Building’s vital components that may affect the indoor air quality
Proactive .… “acting in anticipation of future, needs, changes, challenges and opportunities”
Other Green Benefits provided by IAQ Commissioning and Proactive Management
Identifies multiple opportunities for energy savings ¾Demand control ventilation ¾Reduced air conditioning costs ¾Reduced greenhouse gas emissions Demonstrates the building’s contribution to cleaner air in the community (compared to quality of air entering the building) ¾Lungs of the CityTM
In Conclusion
Market is rapidly transforming ‘Green’ building to become the new norm Key assumed benefits of ‘Green’ building are reduced carbon footprint and improved IAQ, health and productivity Rumor has it … that ‘Green’ buildings are healthier than typical buildings … but are they? ‘Green’ buildings can be healthy by taking a proactive approach to IAQ The new Paradigm is easily achieved via a sustainable approach to providing and documenting exceptional IAQ through IAQ Commissioning coupled with online data management and reporting
Thank You! Going Beyond Green: Building a new paradigm of green and healthy buildings Theodor Sterling Associates Ltd. 310-1122 Mainland Street Vancouver BC Canada Tel: 877 993 9933 Website: www.sterlingiaq.com
Elia Sterling, President – Theodor Sterling Associates 310-1122 Mainland Street, Vancouver, BC, V6B 5L1 (604) 681-2701 www.sterlingiaq.com
Elia Sterling •
Director of Green Building Services Ltd. (Hong Kong) and President of Theodor Sterling Associates Ltd. (Canada)
•
Member of the Development Committees for ANSI/ASHRAE Standards 62 and 55
•
Chair of the Energy and Environmental Committee of the Building Owners and Managers Association of Canada
• •
Founding Member of the Canada Green Building Council (CaGBC)
•
Chair of the Canadian Advisory Committee to the ISO Technical Committee on IAQ
•
Appointed as the expert on IAQ for the National Building Code of Canada
Founding member of the Indoor Air Quality Association of Canada and the Canadian Healthy Indoors Partnership
Theodor Sterling Associates
Established in 1973 Integral role in the development of international, national and local standards, regulations, and building codes Industry leader in IAQ services worldwide Providing proactive IAQ Management services in the North America, UK, Hong Kong, Mainland China and Macau Over 600 commercial buildings on proactive program
Agenda
Overview of IAQ and sustainable buildings Achieving sustainable and healthy buildings
Buildings and Climate Change Facts
Climate change - the most significant environmental issue facing the built environment today Buildings have been identified as one of the largest sources of green house gas emissions 50% of carbon emissions originate from the built environment In North America buildings account for 65% of electricity use and 30% of green house gas emissions Real estate markets throughout the world are transforming quickly and adopting green as standard practice. Non-green buildings may be at a disadvantage…
Global CO2 Emissions TRANSPORT
BUILDINGS INDUSTRY
Green Buildings
Each building will vary according to its specific climatic, geographical, market, social, economical, and usage context New policies, regulations and voluntary programs are being adopted throughout the world to reduce building related greenhouse gas emissions and improve sustainability A key mechanism for reducing emissions is the Emissions Trading Scheme (ETS). Buildings offer very cost effective emission cuts compared to other sectors
Integrated ‘Green’ Building Solutions
A complete ‘Green’ building program consists of four elements: – Energy and Water Management – Ethical Procurement – Integrated Waste Management – Indoor Air Quality Healthy Buildings
Green Buildings and IAQ: The Paradox
Building management perceives improved energy performance as the most valuable benefit of going green However, the most valuable benefit of Green Buildings perceived by tenants and the public is improved comfort and IAQ – Green Buildings today are promoted as Healthy Buildings – Market transformation to Green Buildings has largely been achieved by convincing the public that Green Buildings improve IAQ and are healthy – But not all Green Buildings have good IAQ!
Previous ‘Green’ Building Practices
In the 1970s and 80s, building and energy management policies and practices introduced throughout North America and Western Europe caused serious IAQ challenges in commercial and institutional buildings The result was an era of “Sick Buildings” “An energy declaration without a declaration to the indoor environment makes no sense” – BSI Standard EN15251:2007 *Indoor environmental input parameters for design and assessment of energy performance of buildings addressing indoor air quality, thermal environment, lighting and acoustics – BSI Standard EN15251:2007
Poor IAQ Health Outcomes
Sick Building Syndrome (SBS)
Building Related Illness (BRI)
Scope of IAQ Challenges
Poor IAQ affects 20-30% of commercial and institutional buildings worldwide ¾World Health Organization (WHO), Health Canada, U.S. Environmental Protection Agency (EPA), Building Research Establishment (UK), U.S. Occupational Safety & Health Administration (OSHA) According to the International Facilities Management Association, poor IAQ is the top complaint heard by facilities operators In developed countries, people spend an estimated 90% of their time indoors
Cost of IAQ Challenges
Cost of IAQ Challenges
Respiratory Disease (US$6-14 billion) Asthma and Allergies (US$2-4 billion) Sick Building Syndrome (US$10-30 billion) Reduced worker performance unrelated to health (US$20-160 billion) “Recent studies have shown that costs of poor indoor environment for the employer, building owner and society as a whole are often considerably higher than the cost of the energy used in the same building” – BSI EN15251:2007
Estimated Annual Tenant Expenses ¾
$ Maintenance 1% $ Utilities 1% $ Taxes 1% $ Rent 9% $ Salaries 88% If a business pays US$20 million per year in salaries, a 1% decrease in productivity due to poor IAQ is worth US$200,000 per year
Factors affecting IAQ
HVAC system design, operation and maintenance Materials and product off-gassing Indoor (tenant) activities (printing, forklifts, industrial processes etc) Ambient air & sub-surface soil contamination Recent convergence of IAQ-related mould and/or moisture problems with building envelope and HVAC system failures Causes of IAQ-related problems Ventilation Thermal Control Ventilation Infiltration Cross-contamination Indoor Sources Microbial Contamination Site Infiltration Undetermined Cause
Frequency 36% 19% 10% 11% 9% 7% 2% 6%
* Source: IAQ Investigations conducted since 1981 by Theodor Sterling Associates Ltd.
Microbial Contamination
Instead of ventilation issues, today the largest proportion of IAQ problems are caused by mould, bacteria and viral infestation due to human bio effluents and moisture in the HVAC system and moisture in the building envelope
There has been a convergence of indoor air quality related mould and /or moisture problems with building envelope and HVAC system failures.
Building Moisture Trap 100% 80% 60% 40%
Mold Mildew And Fungus Zone
What’s New in IAQ? ‘Green’ Buildings The The REAL REAL CHALLENGE CHALLENGE for for sustainable sustainable buildings buildings is is to to optimize optimize the the balance balance between between an an indoor indoor environment environment that that promotes promotes occupant occupant health health and and well-being well-being and and the the use use of of energy energy and and emission emission of of greenhouse greenhouse gases gases associated associated with with maintaining maintaining that that environment environment
‘Green’ Buildings and IAQ There is no international consensus for a ‘Green’ building rating method, but there are many competing brands, including: • LEED™ in the US, Canada, India and under development in China, and the Philippines • Go Green and Green Globes in North America • BREEAM in the UK • BEAM in Hong Kong • Green Star in Australia • CASBEE in Japan • Green Mark in Singapore
‘Green’ Buildings and IAQ All of these competing ‘Green’ building brands claim to provide better Indoor Air Quality, improve performance and productivity, and improve occupant health and well-being. But do they deliver on these claims?
LEED™ for Buildings •
The Leadership in Energy and Environmental Design (LEED™) program is gaining acceptance throughout North America and many parts of Asia as the industry standard for rating sustainability of new and existing buildings
•
A building must qualify for all prerequisites plus a minimum of 26 points from the following five categories: - Sustainable Sites - Water Efficiency - Materials and Resources - Indoor Environmental Quality - Innovation and design
IAQ Requirements for LEED™ Buildings - Prerequisites
Only two IAQ prerequisites: ¾ Ventilation system performance to meet the current ASHRAE 62.1 Standard “Ventilation for Acceptable Indoor Air Quality” ¾ Prevent exposure of building occupants and systems to Environmental Tobacco Smoke Although a key benefit used to promote LEED™ is excellent IAQ, there are no testing, inspection or operation requirements to ensure new LEED™ buildings provide acceptable IAQ performance and maintain IAQ after obtaining certification
Concerns About Standard 62.1
70% of recommended ventilation rates have been reduced below 20 cfm/person A “minimum” standard vs objective of “good” indoor air quality. Ventilation Rates based on adapted vs unadapted occupants. Some think this standard will reduce energy use while increasing indoor air quality problems.
Ventilation & Performance
Predicted performance of office work at various ventilation rates relative to performance at the indicated reference ventilation rates. The curves in the chart above are derived from equations representing the best fit of data collected from numerous indoor air quality studies (Seppaen et al)
http://eetd.lbl.gov/ied/sfrb/performance-rates-office.html
IAQ Requirements for LEED™ Buildings - Credits Note: It is possible to obtain 52 Credits and highest LEED™ platinum certification without qualifying for any IAQ Credits Sustainable Sites
14 points
Water Efficiency
5 points
Energy & Atmosphere
17 points
Materials & Resources
14 points
IEQ
15 points
Innovation and Design
2 points
LEED™ IAQ Performance To obtain the IAQ Performance Credit IAQ testing is not required Options 1.Building Flush Prior to Occupancy 2.Building Flush Overlapping with Occupancy 3.IAQ testing prior to occupancy
IAQ for LEED™ Buildings: Contaminant Levels Even if IAQ testing is performed there are no ongoing testing, inspection or operation requirements to ensure that IAQ performance is maintained after LEED™ certification is obtained
IAQ for LEED™ Buildings: Microbial Contamination International Experts have identified microbial contamination of building envelopes and mechanical systems as the single most important indoor air quality issue.
IAQ for LEED™ Buildings: Microbial Contamination There are no LEED™ IAQ Requirements for the prevention of microbial contamination in building envelopes or mechanical systems.
A New Paradigm for Green and Healthy Buildings A new paradigm is required to achieve green and healthy buildings. That paradigm must be based on IAQ commissioning and proactive management.
What is IAQ Commissioning? Verifying and documenting that all the systems and assemblies in a building are designed, installed, tested, operated and maintained to provide exceptional IAQ
What is Proactive IAQ Management ? Regular testing of air quality parameters (particles & gases) and the inspection of a Building’s vital components that may affect the indoor air quality
Proactive .… “acting in anticipation of future, needs, changes, challenges and opportunities”
Other Green Benefits provided by IAQ Commissioning and Proactive Management
Identifies multiple opportunities for energy savings ¾Demand control ventilation ¾Reduced air conditioning costs ¾Reduced greenhouse gas emissions Demonstrates the building’s contribution to cleaner air in the community (compared to quality of air entering the building) ¾Lungs of the CityTM
In Conclusion
Market is rapidly transforming ‘Green’ building to become the new norm Key assumed benefits of ‘Green’ building are reduced carbon footprint and improved IAQ, health and productivity Rumor has it … that ‘Green’ buildings are healthier than typical buildings … but are they? ‘Green’ buildings can be healthy by taking a proactive approach to IAQ The new Paradigm is easily achieved via a sustainable approach to providing and documenting exceptional IAQ through IAQ Commissioning coupled with online data management and reporting
Thank You! Going Beyond Green: Building a new paradigm of green and healthy buildings Theodor Sterling Associates Ltd. 310-1122 Mainland Street Vancouver BC Canada Tel: 877 993 9933 Website: www.sterlingiaq.com
