President, Tony DiLeonardo, Gives Insight into Ways to Provide Better Buildings Moving Forward Amidst Current Pandemic

Tony’s Outlook:

“This disruption will provide us with better buildings and cleaner environments in the future.”

In May 2020, President Tony DiLeonardo was asked to speak on a virtual panel event regarding Wellness & Sustainability in the Future of CRE for CREW (Commercial Real Estate Women) Philadelphia.  Whether we like it or not the COVID19 pandemic has impacted almost all areas of life and caused us to reflect on how we will respond moving forward.  That is no exception with the design of building systems.   Below are a few key takeaways from the engaging and thought-provoking discussion. 

1.       What is your COVID-19 Engineering Design Plan to Reduce the Spread of the Aerosols?

I can’t tell you that there is one engineering task that we could do that would eliminate COVID-19 or other pathogens from your building.   However, we could implement certain strategies into the design of new or existing building HVAC systems that can reduce the spread of bioaerosols, should a pathogen become airborne. ASHRAE which is the American Society of Heating, Refrigeration, Air Conditioning Engineers, has put together a task force to reduce the risk of infectious aerosols in buildings.   From our experience in the design of critical facilities and with recommendations from the task force, there are potential upgrades that could be performed. Like all options, there are pros and cons. Some have major cost implications.  Facilities should create a plan and budget appropriately.   Temporary measures like portable filtration, personal ventilation, or ionizers may provide minimal help but may create a false sense of security to the building occupants. 

2.       What are Some Potential HVAC Upgrades That Might Help Produce Cleaner Environments?

All these potential upgrades should be done in addition to non-HVAC measures like social distancing, disinfecting surfaces, and the use of PPE.

a.       Ventilation and filtration in air distribution systems have the potential to limit airborne pathogen transmission through the air.  Some building operators are opening up their outside air dampers for additional ventilation.  Be cautious, in warmer weather conditions, the system HVAC systems cannot cool the large amounts of warm air entering the coil.

b.       Filtration, Better filters (up to MERV 13 or better) can be installed to help to reduce particles, dust, and some viruses but not all HVAC systems can handle the additional static pressure of an upgraded filter and most of the better filtration will not fit into a typical HVAC system.

c.       Ultraviolet Germicidal Irradiation (UVGA): UV-C lighting has the best germicidal effect. UV-C lighting is very effective on inactivating or damaging micro-organisms in the air.  It is known that UV-C rays can be damaging to the eyes but typically, shields can be used to avoid direct exposure.  

d.       Air change rates: increasing your airflow will increase your airflow rate in your systems. This will ensure that air is moving quicker and being turned-over more often while not allowing any stagnant air for germs to linger.  This method would increase the potential that bioaerosols will pass through the HVAC system and treatment through UV-C or filtration would be recommended.

e.       Air flow / Exhaust: Directional air flow can create a clean to dirty flow pattern similar to Operating rooms or Clean rooms.  This flow pattern can move infectious aerosols to exhaust.  By exhausting the air, you ensure that any particle or pathogens are sent out of the building.  If you add an exhaust, be sure that you will be able to provide the make-up air.

f.        Temperature and Humidity Control: It has been suggested that temperature and humidity can influence the transmission or infectious agents.  Although, there has been some analysis on certain airborne infectious organisms, it should be considered to add humidity control to systems if possible.   There was some proof that some micro-organisms were decreased with a humidity level range between 40%-60% RH.  There would be cost implications for humidifiers including maintenance requirements on an expanded system.

h.       Hands-free Plumbing fixtures:  We would recommend hands-free faucets, flush valves, towel dispensers and air dryers to avoid contact with flush valves and handles.

3.       Thoughts on Additional Building Systems Operations and Maintenance?

With numerous upgrades to building HVAC systems, the facilities staff will have their hands full with new workflow of personnel, disinfecting, UV bulb replacement, filter monitoring & replacement, monitoring control of temperature and humidity, maintenance of humidifiers, and verification that the systems are working properly and efficiently.  There are other non-HVAC requirements that Operations and Maintenance staff will be performing on top of normal maintenance. This may lead to increased maintenance staff requirements.

4.       Tony’s Positive Outlook for Better Buildings in the Future:

I think this disruption caused by COVID-19 has allowed us to find us different ways to be more creative and has driven us to be innovative in being safe and productive.    Businesses who thought they couldn’t survive working from home are now reconsidering that it might be a possibility. Technology has given us opportunities to meet without being face-to-face.  We are being forced out of our comfort zones.

Previously, we have been engineering for better, healthier buildings and now I believe it will be taken more seriously.  I believe the commercial real estate community can lease spaces or sell buildings based on better and cleaner environments.  In addition to a building’s location and amenities, potential buyers or businesses leasing space will be looking at what type of environment does this building have to offer.  What type of HVAC system, what specific type of filtration is used, do they have any germicidal lighting or clean spaces?  Several years back, sick building syndrome was a concern that increased the amount of outside air for ventilation, also there is building energy usage which energy or heat recovery wheels are becoming standard. 

 This virus has taken us to a new level. Currently, I believe real estate personnel and building occupants will be better educated on how can I reduce the risk of airborne infectious aerosol through the HVAC systems. Building owners will need to restructure priorities.  Upgraded HVAC / BMS systems will be considered not only in healthcare or research facilities but in commercial offices, retail malls, restaurants, or any building with many occupants.  We will be engineering building systems and ensuring or verifying their operation with the commissioning process.  This disruption will provide us with better buildings and cleaner environments in the future.

To view the presentation click here.