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indoor air quality creating an atmosphere thrive in to

THE QUESTION What are Indoor Air Quality (IAQ) issues and solutions, and how can USGBC-LA better inform their marketing strategy and promote tenant and facility manager engagement to improve IAQ?

MEET OUR TEAM Nancy Miret Chiara Scaramuzzino Ryan Rizeq Property/Asset Management The Worthe Real Estate Group Power Resources Analyst Southern California Public Power Authority Management Consultant Accenture Yu Zhang Neil Bui Energy Analyst Glumac MBA Candidate USC Marshall School of Business

OUR STRATEGY Research IAQ issues and solutions and present them in a digestible format that focuses on marketing strategy and tenant/occupant engagement to improve IAQ conditions in a variety of commercial building types.

WHY FOCUS ON IAQ? 90% The average amount of time people spend indoors 50% 5 x Amount of illnesses affecting workforces that are related to work environment conditions IAQ can be 2 -5 times worse than outdoor air quality 8% Increase in productivity by improving indoor air quality

IAQ | AREAS FOR OPPORTUNITY Ensuring healthy indoor environments enables multiple cascading benefits for building occupants and communities Health & Wellness ▪ Healthy, breathable air ▪ Lower risk of respiratory illnesses and cancer ▪ Minimizes the formation of toxic chemicals Productivity Culture ▪ Improved occupant performance ▪ Positive, communal environments ▪ Increased concentration and productivity ▪ Conscientious communities ▪ Reduced mental barriers and blockages ▪ Increased awareness of environmental drivers

AREA FOR OPPORTUNITY | HEALTH & WELLNESS Research and scientific evidence confirm that ambient air quality affect our health and that reductions in indoor air pollutant exposures improve health outcomes REDUCING ENDOGENOUS & EXTERNAL POLLUTANTS To reduce indoor concentration of endogenous and external pollutants, action can be taken on o ambient environmental conditions o design, construction and state of repair of the building o timing of presence within the indoor space, occupant density, lifestyle, habits and behaviors BENEFITS OF IMPROVED IAQ Evidence shows that increased ventilation rates o in schools: are consistently and significantly associated with decrease in illness-related absence and increase in standardized test scores o in offices: can reduce short-term sick leave and are associated with reduced SBS symptoms

AREA FOR OPPORTUNITY | PRODUCTIVITY Studies have shown that indoor air quality affects health, performance and productivity of people in schools and offices WORKPLACE PRODUCTIVITY Experimental studies in Denmark, Sweden and the UK demonstrated that removing indoor sources of air pollution from offices has a positive influence on the productivity and cognitive function of workers. EDUCATIONAL PERFORMANCE Several studies provide strong evidence for causality between ventilation rates and test performance by children. Inadequate ventilation in schools is associated with o negative learning outcome o increased absenteeism o more respiratory symptoms

AREA FOR OPPORTUNITY | CULTURE Healthy workplaces help companies attract and retain talent. Good indoor air quality is a crucial factor when it comes to creating a healthy office environment WORKPLACE SATISFACTION Research from Gartner¹ found that employees who are satisfied with their workplace are: ● 16% more productive ● 18% more likely to stay in their job ● 30% more attracted to their company Almost 25% of respondents to a Gallup poll reported perception of unsafe conditions in their workplace, including indoor air quality. Employers will need to ensure safe and positive environments to ensure a culture of health and ecoconsciousness.

COMMON IAQ STRESSORS

CLEANING PRODUCTS Common building cleaning products and pesticides contain toxic chemicals that can contribute to lower air quality and cause adverse health effects ADVERSE EFFECTS ▪ skin and eye irritation ▪ impact to the endocrine and nervous systems ▪ contribution to the formation of cancer CALL TO ACTION ▪ ensure proper ventilation and exhaust during cleaning ▪ utilize low- or non-toxic cleaning products ▪ store cleaning products in closed spaces ▪ adopt fragrance free products

POOR AIR CIRCULATION Ensuring a proper ventilation rate and continuous air flow reduces sick building syndrome and improves the quality of life indoors ADVERSE EFFECTS ▪ contributes to respiratory illnesses ▪ exacerbates asthmatic conditions ▪ impairs cognitive functions CALL TO ACTION ▪ avoid blocking air vents ▪ remove large materials from supply or return air grills ▪ keep heat-producing equipment away from HVAC sensors ▪ ensure occupied spaces have operable windows to provide access to outdoor air

DUST Most indoor environments contain materials that trap and retain dust, which can be harmful to occupant health and wellness ADVERSE EFFECTS ▪ contributes to respiratory illnesses ▪ exacerbates asthmatic conditions CALL TO ACTION ▪ avoid carpet and curtains, which tend to collect dust ▪ clean regularly every surface ▪ use entryway mats to avoid the entrance of pollutants ▪ make sure that work areas are isolated by sealed doorways

MOLD & MOISTURE The presence in buildings of visible water damage, damp materials, mold, or mold odor can indicate an increased risk of respiratory disease for occupants ADVERSE EFFECTS ▪ asthma ▪ allergies ▪ respiratory infections ▪ wheeze, cough and difficulty breathing CALL TO ACTION ▪ check for mold on ceiling, walls and floors ▪ check for signs of water damage ▪ store absorptive materials in a separate space ▪ clean or throw out moldy and damp materials

FOOD ODOR & PESTS Food odor can cause discomfort to building occupants, attract pests, and consequently lead to overuse of chemical pesticides ADVERSE EFFECTS ▪ occupant discomfort ▪ reaction to allergens left behind by pests ▪ hazardous pesticides can be harmful to human CALL TO ACTION ▪ frequent waste disposal ▪ store perishables in sealed containers ▪ use minimal and appropriate pest control practices ▪ use non-chemical methods for pest control ▪ regularly check for signs of infestation of pests

VOLATILE ORGANIC COMPOUNDS Reducing the Volatile Organic Compound (VOC) content in products throughout a building can increase indoor air quality across the lifetime of the space What are VOCs? Volatile Organic Compounds (VOCs) are a variety of chemicals that are emitted as gases, and have adverse health effects. Concentrations of VOCs can be up to 10 x higher indoors Common Sources of VOCs Health Effects of VOCs ● Paints ● Furniture ● Eye, Nose, and Throat Irritation ● Paint strippers ● Copiers & Printers ● Headaches, loss of coordination ● Varnishes ● Correction Fluids ● Wax ● Carbonless Copy Paper ● Damage to liver, kidney, and nervous systems ● Cleaning Products ● Fatigue ● Nausea

COMMONLY FOUND VOCs Many VOCs are found in commonly used household products; while alternatives are present for some, use of products that are sources of VOCs may be unavoidable but can be safer if used cautiously in well ventilated spaces with open windows VOCs & Household Items Alternatives ● Acetone in nail polish remover, furniture polish, and wallpaper ● Alcohol-based nail polish remover and waterbased furniture polish ● Acetic Acid in vinegar ● Vinegars with less than 4% acetic acid ● Butanal in candles, BBQs, and gas stoves ● Beeswax or soy-based candle wicks ● Carbon Disulfide in chlorinated tap water ● Carbon-filtration systems or bottled water ● Isopropyl Alcohol in disinfecting agents ● Formaldehyde in plastics and lacquers ● Methylene Chloride in paint removers, aerosol solvents, and other flame retardant chemicals Best Practices ● Install air filtration system at home ● Consider using breathing protection ● Avoid heating plastics and keep use low

CHECKING FOR VOCs There are many resources to help consumer select products that contain low/no VOC How To Use Labels ● When redecorating, consider choosing paints with low VOCs as shown through labels that are designated ‘low VOC’, ‘No VOC’, ‘Zero VOC’ etc. ● For reducing the amount of VOCs in your home, reading product labels is key. ● Look at the suffix of the chemical names on the product label. Many VOC names end with “ene, ” “ane” or “one. ” ● Avoiding products containing chemical names with these suffixes will help you to reduce your use of VOCs. More Information Can Be Found ● To learn about eco labels, visit Ecolabel Index ● To learn about healthy products, visit Healthy Building Network’s Home. Free site ● For government bodies involved with regulating VOCs, visit: ○ United States Environmental Protection Agency ○ Occupational Safety and Health Administration ○ Pipeline and Hazardous Materials Safety Administration

DESIGN & INFRASTRUCTURE

BUILDING SYSTEM STRATEGIES Strategies to maintain and ensure proper indoor air quality can result from infrastructural monitoring and control techniques INFRASTRUCTURAL STRATEGIES FOR IAQ MITIGATION 1 Demand Control Ventilation 2 Humidity Control 3 VOC / Particulate Monitoring 4 Portable Air Cleaners

BUILDING SYSTEM STRATEGIES | DEMAND CONTROL Carbon dioxide sensors are used to modulate the ventilation flow rate delivered to a certain space, MONITORING used effectively can save energy while delivering fresh air BENEFITS Energy saving Reactive to indoor conditions Air levels react to room occupancy GAPS CO 2 levels alone do not ensure proper IAQ Typically only implemented in high density areas Intrinsic model assumes that outdoor air is cleaner

BUILDING SYSTEM STRATEGIES | AIR CLEANERS AND High efficiency filtration and air cleaners can reduce the amount of dust, particles and contaminants FILTRATION entering from outdoor, and within the space. OPPORTUNITIES ● High efficiency filters (e. g. MERV 13 or higher, HEPA) can be installed on central HVAC systems ● It’s important to select a safe and effective air cleaner certified by CARB with Clean Air Deivery Rate (CADR) that matches the size of space ● A variety of air cleaners are available on the market, ranging from portable cleaners serving small space to in-duct cleaners for central HVAC system CHALLENGES ● Much longer runtimes are required to effectively remove airborne particles ● Some air cleaners generate ozone, which can cause respiratory health problems. Proper selection of cleaner is required to mitigate the risk of such exposure ● Air cleaner or filter will not completely eliminate all pollutants in the space ● All filters need regular replacement

BUILDING SYSTEM STRATEGIES | HVAC SYSTEMS Multiple sources of pollution can be introduced through the HVAC systems. Maintaining proper care and management of these systems can ensure improved indoor air quality. POLLUTION SOURCES ● Contaminated filters ● Contaminated duct lining ● Humidifiers ● Refrigerants ● Maintenance activities ● Combustion appliances (e. g. , boilers/furnaces, DHW, generators and stoves) MITIGATION & MONITORING ● Perform HVAC preventive maintenance and establish filter change protocol ● Keep duct lining dry; move lining outside of duct ● Use potable water for steam humidification ● Fix refrigerant leaks and clean spills ● Perform polluting activities during after hours ● Check/maintain flues from boiler to outside ● Keep combustion appliances properly tuned ● Change to electric appliance when possible (e. g. electric boilers, electric induction stovetop)

PRODUCT PLAYBOOKS

PRODUCT PLAYBOOK | CLEANING PRODUCTS Using low or non-toxic cleaning products can increase indoor air quality and decrease risk of developing health issues Ingredients to Avoid Easy, Safe Alternatives Ammonia ● toxic when inhaled, swallowed, or touched in high concentration Butyl Glycol, Ethylene Glycol, Monobutyl ● ● Common in most general cleaners Dangerous to nervous system, liver and kidneys Phthalates ● ● Often found as components of synthetic fragrances Known to be hormone disruptors Others: Phosphates, Petroleum Solvents, Chlorine Bleach Baking Soda ● ● Combine with a little water to clean Adding to vinegar can strengthen cleaning qualities Castile Soap ● ● Gentle soap made from vegetable oil (often olive oil) Adding to vinegar can strengthen cleaning qualities Others : Lemon juice, Borax, Vinegar

PRODUCT PLAYBOOK | PAINTS Many paint products are high in Volatile Organic Compounds (VOCs) and can contribute to poor indoor air quality: ensuring the use of paints with low VOCs can improve IAQ THE GOLDEN STANDARD ● ● Paints that are labelled “low-VOC” must have lower than 50 g/L according to Green. Guard and Green Seal standards Paints that are labelled “zero-VOC” must have lower than 5 g/L according to Green. Guard and Green Seal standards CHEMICALS TO AVOID ● ● ● ● ● Methylene Chloride Chlorinated Ethane Aromatic solvents (benzene, toluene, etc) Vinyl Chloride Phthalate Esters Chlorobenzenes Heavy Metals (antimony, cadmium, etc) Formaldehyde Ketones SAFE ALTERNATIVES ● ● Milk Paints ○ a non-toxic, water-based paint ○ can be made from milk and lime, with pigment added for color Ceramic Paint ○ utilizes microscopic ceramic beads as a key component of the paint film ○ ceramic beads add durability and washability to the paint

TENANT ENGAGEMENT

TENANT ENGAGEMENT | 5 STRATEGIES The involvement and action of building occupants are crucial in monitoring and improving IAQ performances and conditions FIVE WAYS TO GET TENANTS ENGAGED IN IAQ 1. Identify shared values with the tenant organizations and link them to IAQ goals 2. Educate tenants about IAQ initiatives, how they will benefit from them and how they can contribute 3. Incentivize participation with competitions or rewards 4. Develop clear communication channels, where tenants can provide feedback 5. Work together to create IAQ guidelines

THANK YOU. QUESTIONS?

IAQ | REFERENCES • • • “Air | WELL Standard. ” Accessed October 13, 2019. https: //standard. wellcertified. com/air? _ga=2. 209263963. 817639102. 15240845011828045903. 1524084501 Brown, Nellie J. “Indoor Air Quality, ” n. d. , 8. “Indoor Air Quality Guide for Tenants. ” Environmental Law Institute, October 2017. “Indoor Air Quality in Rental Dwellings: | Environmental Law Institute, ” March 19, 2012. https: //www. eli. org/buildings/indoor-air-qualityrental-dwellings Kelly, Frank J. , and Julia C. Fussell. “Improving Indoor Air Quality, Health and Performance within Environments Where People Live, Travel, Learn and Work. ” Atmospheric Environment 200 (March 2019): 90– 109. https: //doi. org/10. 1016/j. atmosenv. 2018. 11. 058 Parikh, Dhvani. “Indoor Air Quality in LEED- Past, Present and Future. ” Indoor Air Quality, n. d. , 5. Schieweck, Alexandra, Erik Uhde, Tunga Salthammer, Lea C. Salthammer, Lidia Morawska, Mandana Mazaheri, and Prashant Kumar. “Smart Homes and the Control of Indoor Air Quality. ” Renewable and Sustainable Energy Reviews 94 (October 2018): 705– 18. https: //doi. org/10. 1016/j. rser. 2018. 057 Steinemann, Anne, Pawel Wargocki, and Behzad Rismanchi. “Ten Questions Concerning Green Buildings and Indoor Air Quality. ” Building and Environment 112 (February 2017): 351– 58. https: //doi. org/10. 1016/j. buildenv. 2016. 11. 010 “Tenant Engagement in Sustainability Initiatives Is a Win-Win. ” Evolve EA (blog), April 9, 2018. https: //evolveea. com/tenant-engagement -sustainability-initiatives-win/ Tong, Zheming, Yujiao Chen, Ali Malkawi, Gary Adamkiewicz, and John D. Spengler. “Quantifying the Impact of Traffic-Related Air Pollution on the Indoor Air Quality of a Naturally Ventilated Building. ” Environment International 89– 90 (April 2016): 138– 46. https: //doi. org/10. 1016/j. envint. 2016. 016 “Volatile Organic Compounds’ Impact on Indoor Air Quality | Indoor Air Quality (IAQ) | US EPA. ” Accessed October 20, 2019. https: //www. epa. gov/indoor-air-quality-iaq/volatile-organic-compounds-impact-indoor-air-quality