Continuous Accountability: Continuous Accountability: A Method to Assure Building A Method to Assure Building

PerformancePerformance

Presented to Presented to Penn State Student Chapter of ASHRAE Penn State Student Chapter of ASHRAE

12 September 200212 September 2002ByBy

James E. Woods, Ph.D., P.E.James E. Woods, Ph.D., P.E.The Building Diagnostics Research Institute, Inc.The Building Diagnostics Research Institute, Inc.

Presentation ContentPresentation ContentPart 1Part 1:: Introduce whole building concepts and Introduce whole building concepts and

consequences of Continuous consequences of Continuous Degradation, Continuous Accountability, Degradation, Continuous Accountability, and Building Diagnosticsand Building Diagnostics

Part 2Part 2:: Discuss Lessons Learned from ASHRAE Discuss Lessons Learned from ASHRAE Study Group on Building Health and Study Group on Building Health and Safety under Extraordinary IncidentsSafety under Extraordinary Incidents

Part 3Part 3: Describe Diagnostic Procedures, and : Describe Diagnostic Procedures, and Evaluation and Classification Criteria for Evaluation and Classification Criteria for virtual and actual buildingsvirtual and actual buildings

Part 1:Part 1:Whole Building ConceptsWhole Building Concepts

Purpose of BuildingsPurpose of BuildingsFundamental Objectives of Fundamental Objectives of

Environmental ControlEnvironmental ControlContinuous DegradationContinuous DegradationContinuous AccountabilityContinuous AccountabilityBuilding DiagnosticsBuilding Diagnostics

Purpose of BuildingsPurpose of Buildings

Provide secure, safe, and healthy Provide secure, safe, and healthy conditionsconditions

Facilitate well being and productivity of Facilitate well being and productivity of occupants, owners, and managersoccupants, owners, and managers

Four functional categories:Four functional categories:ResidentialResidentialEducationalEducationalHealth CareHealth CareCommercial/Public AssemblyCommercial/Public Assembly

Fundamental Objectives of Fundamental Objectives of Environmental ControlEnvironmental Control

Prevent adverse health and safety effects Provide for desired conditions:

Human Response Occupant Performance Productivity

Achieve by simultaneous control of exposure parameters: ThermalThermal IAQIAQ

LightingLighting AcousticsAcoustics

Definition of Indoor Air QualityDefinition of Indoor Air Quality

““The nature of air that affects the The nature of air that affects the health and well-being of occupants”health and well-being of occupants”

Definition of HealthDefinition of Health

From the Constitution of the World From the Constitution of the World Health Organization (1946):Health Organization (1946):

““Health is a state of complete Health is a state of complete physical, mental, and social well-physical, mental, and social well-being and not merely the being and not merely the absence of disease or infirmity.”absence of disease or infirmity.”

Current DriversCurrent Drivers

Safety and EnvironmentSafety and Environment

EnergyEnergy

ProductivityProductivity• Green BuildingsGreen Buildings• SustainabilitySustainability• Global warmingGlobal warming• Moisture and MoldMoisture and Mold • Environmental SecurityEnvironmental Security

• Reduced loads and capacitiesReduced loads and capacities• Advanced control strategiesAdvanced control strategies• Changes in O&M proceduresChanges in O&M procedures

• Health awarenessHealth awareness• Occupant performanceOccupant performance• Health care costsHealth care costs• Employee absencesEmployee absences• O & M costsO & M costs • Value EngineeringValue Engineering• Fear of terrorismFear of terrorism

Regulations, Standards, Regulations, Standards, Guidelines and CodesGuidelines and Codes

StandardsStandards ASHRAE Standards 55, ASHRAE Standards 55,

62, 90, and others62, 90, and others ASTM StandardsASTM Standards ANSI StandardsANSI Standards OthersOthers

GuidelinesGuidelines USGBC LEEDUSGBC LEED™ Criteria™ Criteria NIBS Whole Building NIBS Whole Building

CommissioningCommissioning ASHRAE Risk Management ASHRAE Risk Management

Guidance on Health and Safety Guidance on Health and Safety under Extraordinary Incidentsunder Extraordinary Incidents

OthersOthers

Model CodesModel CodesUBC/BOCA/SBCUBC/BOCA/SBCIBC IBC NFPA (NEC/NMC)NFPA (NEC/NMC)OthersOthers

RegulationsRegulations GSA PBS P-100GSA PBS P-100 Executive OrdersExecutive Orders GSA HVAC Excellence GSA HVAC Excellence

CriteriaCriteria OthersOthers

Existing Building StockExisting Building Stock

In USA:In USA:> 100 million residential buildings> 100 million residential buildings> 4.6 million non-residential buildings> 4.6 million non-residential buildings2-4% replacement rate 2-4% replacement rate 80 - 90% in use in 2025 already exist80 - 90% in use in 2025 already exist

Global:Global: Similar percentages in developed regionsSimilar percentages in developed regionsDifferent percentages in developing regions Different percentages in developing regions

Concept of Concept of Continuous DegradationContinuous Degradation

Non-industrial Buildings

Problem Buildings(20 - 30%)

Buildings WithoutKnown Problems

(70 - 80%)

BRI(5 - 10%)

SBS(10 - 25%)

UPB(10 - 20%)

HB(50 - 70%)

Problem BuildingsProblem Buildings

Symptoms or IllnessesSymptoms or Illnesses• Occupant complaints & Occupant complaints &

symptomssymptoms

• Allergic rhinitisAllergic rhinitis

• AsthmaAsthma

• TuberculosisTuberculosis

• Respiratory diseasesRespiratory diseases

Magnitude of ProblemMagnitude of Problem• 20-50% existing buildings 20-50% existing buildings

in NA and WEin NA and WE

• Most common chronic Most common chronic diseasedisease

• Leading cause of school Leading cause of school absencesabsences

• Most lethal infection in Most lethal infection in health care facilitieshealth care facilities

• 6% global mortality from 6% global mortality from indoor biomass fuelsindoor biomass fuels

Types of Problem BuildingsTypes of Problem Buildings

Sick Building Sick Building Syndrome (SBS)Syndrome (SBS)

Persistence of Persistence of symptomssymptoms

Substantial Substantial percentage affectedpercentage affected

Rapid relief on exitRapid relief on exit Causes UnknownCauses Unknown

Solve by System Solve by System PerformancePerformance

Building Related Building Related Illness (BRI)Illness (BRI)

Clinical signsClinical signs

More than one More than one affectedaffected

Linkages to indoor Linkages to indoor exposuresexposures

Solve by Source Solve by Source RemovalRemoval

Healthy BuildingsHealthy Buildings

Pragmatic:Pragmatic: (Woods, et al)(Woods, et al)

•Minimize occupant complaintsMinimize occupant complaints•Comply with “acceptable Comply with “acceptable criteria”criteria”

•ExposuresExposures•System performanceSystem performance•Economic performanceEconomic performance

Undetected ProblemsUndetected Problems

Some discomfort and symptomsSome discomfort and symptoms•Non-compliance with some Non-compliance with some “ “acceptable” criteriaacceptable” criteria

Ideal:Ideal: (Berglund, et al)(Berglund, et al)

•Free from BRI and discomfortFree from BRI and discomfort•Promote well being and healthPromote well being and health•Provide for:Provide for:

•Non-hazardous conditionsNon-hazardous conditions•Thermal comfortThermal comfort•Pleasant air qualityPleasant air quality•Illumination and acousticIllumination and acoustic satisfactionsatisfaction•Social needs and Social needs and productivityproductivity•Distinguished aestheticDistinguished aesthetic qualitiesqualities

Summary of Consequences of Summary of Consequences of Continuous Degradation (1)Continuous Degradation (1)

> 20% occupants with symptoms> 20% occupants with symptoms > 20% occupants with hampered > 20% occupants with hampered

performanceperformance >50% occupants have loss of confidence >50% occupants have loss of confidence

in managementin management Potential cost of recovering “good will” Potential cost of recovering “good will”

from:from:SBS > cost of mitigationSBS > cost of mitigationBRI > cost of facilityBRI > cost of facility

Summary of Consequences of Summary of Consequences of Continuous Degradation (2)Continuous Degradation (2)

$40 - 60 B/ yr (Woods, 1989)$40 - 60 B/ yr (Woods, 1989) Up to $60 B/yr (EPA, 1989)Up to $60 B/yr (EPA, 1989) $6 - 14 B/yr from increased respiratory $6 - 14 B/yr from increased respiratory

diseases (Fisk, 1999)diseases (Fisk, 1999) $2 - 4 B/yr from increased asthma and $2 - 4 B/yr from increased asthma and

allergies (Fisk, 1999)allergies (Fisk, 1999) $15 - 38 B/yr from SBS (Fisk, 1999)$15 - 38 B/yr from SBS (Fisk, 1999) $20 - 200 B/yr from reduced productivity $20 - 200 B/yr from reduced productivity

(Fisk, 1999)(Fisk, 1999)

Primary Causes of Primary Causes of Continuous DegradationContinuous Degradation

Lack of accountability for building Lack of accountability for building performanceperformance

Abdication of professional Abdication of professional responsibility for building performanceresponsibility for building performance

Lack of occupant awareness of Lack of occupant awareness of consequences of problem buildingsconsequences of problem buildings

Lack of scientific quantitative data on Lack of scientific quantitative data on building performancebuilding performance

Interception of Interception of Continuous DegradationContinuous Degradation

HealthyHealthyBuildingBuilding

ProblemProblemBuildingBuilding

Building Building DiagnosticsDiagnostics InterventionIntervention

ContinuousContinuousAccountabilityAccountability

Commitments needed forCommitments needed forContinuous AccountabilityContinuous Accountability

Accountable person must be:Explicitly identified for each phase in

building’s lifeEmpowered with authority to assure

building performanceEducated and trained to assure

adequate building performance and occupant protection

HealthyBuilding

Planning & Planning & Conceptual Conceptual DesignDesign

Detailed Detailed Design &Design &ConstructionConstruction

Commissioning Commissioning & Substantial & Substantial CompletionCompletion

Occupancy &Occupancy &Functional Functional PerformancePerformance

Set

Tran

slate

Evaluate

Assur

e

Owner Financier Planner Designer

Designer Builder Owner Financier

Builder Designer Owner Tenant

Owner Manager TenantOccupant

Performance Criteria

Accountability

Part 2:Part 2: Summary of ASHRAE Summary of ASHRAE Study Group Report:Study Group Report:

Risk Management Guidance Risk Management Guidance for for

Health and Safety Under Health and Safety Under Extraordinary IncidentsExtraordinary Incidents

Released 14 January 2002Released 14 January 2002Report Available at www.ashrae.orgReport Available at www.ashrae.org

Charge to Study GroupCharge to Study Group

Based on ASHRAE’s expertise and Based on ASHRAE’s expertise and responsibilities, a Presidential Study Group responsibilities, a Presidential Study Group was appointed in October 2001 to:was appointed in October 2001 to:

Provide initial guidance on actions that Provide initial guidance on actions that should be taken to reduce health and should be taken to reduce health and safety risks of occupants in buildings safety risks of occupants in buildings that might be subjected to extraordinary that might be subjected to extraordinary incidences.incidences.

Problem StatementProblem StatementBuilding owners and occupants may Building owners and occupants may now be willing to redirect resources to now be willing to redirect resources to enhance building performance:enhance building performance:

• To further reduce occupant risks associated To further reduce occupant risks associated with extraordinary incidences,with extraordinary incidences,

• While continuing to provide acceptable indoor While continuing to provide acceptable indoor environments, with energy efficiency and cost environments, with energy efficiency and cost effectiveness during normal conditions.effectiveness during normal conditions.

Issues Included in Report (1)Issues Included in Report (1)

Study pertains Study pertains to public use to public use and assembly and assembly buildingsbuildings

• CommercialCommercial• InstitutionInstitution• EducationalEducational• Residential for Residential for

more than four more than four familiesfamilies

Issues Included in Report (2)Issues Included in Report (2)

Study addresses Study addresses aspects of aspects of building building performance that performance that affect health and affect health and safety under safety under extraordinary extraordinary incidentsincidents

• EgressEgress• CBR protectionCBR protection• Fire protectionFire protection• Smoke removal or Smoke removal or

purgingpurging• FiltrationFiltration• Air QualityAir Quality• Entrance paths for Entrance paths for

contaminantscontaminants• Building envelopeBuilding envelope

The fundamental parameters of The fundamental parameters of risk/benefit, cost, and level of risk/benefit, cost, and level of protection were considered.protection were considered.

But the recommendations are But the recommendations are limited based on time and limited based on time and current state of knowledge.current state of knowledge.

Limits of the ReportLimits of the Report

Lessons Learned (1)Lessons Learned (1)

Committee deliberations on the events of 9/11, and Committee deliberations on the events of 9/11, and the subsequent Anthrax attacks, suggested that:the subsequent Anthrax attacks, suggested that:

Methods of protection from Methods of protection from intentionalintentional extraordinary incidents are related to extraordinary incidents are related to protection from protection from accidentalaccidental and and naturally naturally occurringoccurring extraordinary incidents. extraordinary incidents.

US buildings have important safety features against some US buildings have important safety features against some threats because of:threats because of:

• Quality of standards of care practiced in the US.Quality of standards of care practiced in the US.

• Enforcement of building codes and standards during Enforcement of building codes and standards during design and construction.design and construction.

• Legal liability of designers, constructors and owners.Legal liability of designers, constructors and owners.

Lessons Learned (2)Lessons Learned (2)

To protect against aerosol attacks To protect against aerosol attacks from an from an externalexternal source, building source, building openings where aerosols might enter openings where aerosols might enter must be:must be:

• Capable of timely closure.Capable of timely closure.• Located remote from any launch site.Located remote from any launch site.• Equipped with adequate filtration.Equipped with adequate filtration.

Lessons Learned (3)Lessons Learned (3)

To protect against aerosol attacks To protect against aerosol attacks from a from a source insidesource inside a building: a building:

• Site of initial release must be isolated in a Site of initial release must be isolated in a timely manner by closure of all openings timely manner by closure of all openings to other spaces.to other spaces.

• Any contaminated space must be isolated Any contaminated space must be isolated as described above.as described above.

Lessons Learned (4)Lessons Learned (4)

Sensors, monitors or other Sensors, monitors or other detectors are not presently detectors are not presently available, or are not reliable for available, or are not reliable for many contaminants.many contaminants.

This RULES OUT feedback This RULES OUT feedback control as a strategy for now.control as a strategy for now.

Lessons Learned (5)Lessons Learned (5)

Areas of RefugeAreas of Refuge may not be may not be economically viable in most buildings.economically viable in most buildings.

Therefore, practical and commercially Therefore, practical and commercially viable applications of HVAC viable applications of HVAC technologies include:technologies include:

Lessons Learned (6)Lessons Learned (6)

• Enhancement of building egress Enhancement of building egress paths. paths.

• Isolation of significant contamination Isolation of significant contamination to selected building volumes.to selected building volumes.

Enhanced filtration is a desirable, but not Enhanced filtration is a desirable, but not sufficient, control strategy to reduce sufficient, control strategy to reduce occupant risk to airborne contaminants.occupant risk to airborne contaminants.

A comprehensive strategy must link:A comprehensive strategy must link:• Enhanced filtration,Enhanced filtration,• Building pressurization of its interior Building pressurization of its interior relative to the outdoors, and relative to the outdoors, and • Improved air tightness.Improved air tightness.

Lessons Learned (7)Lessons Learned (7)

Recommendations for Recommendations for Owners and ManagersOwners and Managersof Existing Buildingsof Existing Buildings

1.1. Understand capabilities of your Understand capabilities of your building and its systems.building and its systems.

2.2. Assure that your building is Assure that your building is performing as intended.performing as intended.

3.3. Do not make changes to Do not make changes to building performance unless the building performance unless the consequences are understood.consequences are understood.

List of Major Systems, List of Major Systems, Components, and Components, and

Processes to ConsiderProcesses to Consider1. Ventilation system operation1. Ventilation system operation2. Filter efficiency and bypass2. Filter efficiency and bypass3. Quantity of outdoor air3. Quantity of outdoor air4. Control access to air handler components4. Control access to air handler components5. Isolate likely entry points5. Isolate likely entry points6. Fire protection and life safety6. Fire protection and life safety7. Building shell and duct tightness7. Building shell and duct tightness8. Areas of Refuge8. Areas of Refuge9. Preparedness Plan9. Preparedness Plan10. What Not To Do10. What Not To Do

Continued ASHRAE StudyContinued ASHRAE StudyPresidential Ad Hoc Committee has been Presidential Ad Hoc Committee has been

appointed to:appointed to:• Continue to work on issues defined by Study Continue to work on issues defined by Study

GroupGroup• Develop recommendations on specific Develop recommendations on specific

actions ASHRAE should takeactions ASHRAE should take• Coordinate ASHRAE’s activities in this effort Coordinate ASHRAE’s activities in this effort

with other recognized engineering and with other recognized engineering and scientific organizationsscientific organizations

• Present Report by January 2003Present Report by January 2003

Scope of ASHRAE ReportScope of ASHRAE Report• Will address health, comfort, and Will address health, comfort, and

environmental security issues involving environmental security issues involving air, food and waterair, food and water

• Will focus on:Will focus on:– Risk Management ProceduresRisk Management Procedures– Infrastructure ConstraintsInfrastructure Constraints– Recommendations for Existing BuildingsRecommendations for Existing Buildings– Recommendations for New BuildingsRecommendations for New Buildings– Recommendations for ASHRAE Action and Recommendations for ASHRAE Action and

CommitmentsCommitments

ConclusionsConclusions ThreatsThreats and and fearfear of bio-terrorism require of bio-terrorism require

careful consideration, but should not be careful consideration, but should not be the primary focus of building performance the primary focus of building performance

The importance of Continuous The importance of Continuous Accountability has been reinforced by the Accountability has been reinforced by the awareness of bio-terrorismawareness of bio-terrorism

Rigorous application of known principles Rigorous application of known principles of design, construction and operations of design, construction and operations minimize the threat of bio-terrorism and minimize the threat of bio-terrorism and enhance health, safety and productivityenhance health, safety and productivity