by james e. woods, ph.d., p.e. the building diagnostics research institute, inc
DESCRIPTION
Continuous Accountability: A Method to Assure Building Performance Presented to Penn State Student Chapter of ASHRAE 12 September 2002. By James E. Woods, Ph.D., P.E. The Building Diagnostics Research Institute, Inc. Presentation Content. - PowerPoint PPT PresentationTRANSCRIPT
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