Robust EHS and EAP plans protect workers, shields the company from fines and lawsuits, and helps keep projects on schedule. Treat it as a living document tied directly to how you bid, schedule, and build — not as paperwork you file and forget. Employers should review applicable OSHA standards to determine which written plans are required for their operations.

For instance, OSHA standards codified in 29 Code of Federal Regulations (CFR) 1910.120 call for the implementation of a written safety and health program for employees involved in hazardous waste operations. The program should identify, evaluate, and control safety and health hazards, and provide for emergency response for hazardous waste operations.

Your plan should do the following:

1. Spot the hazards
2. Size up the risk
3. Spell out the fix—with a plan for “what if?”

Below, we’ll walk you through the essential components of an effective EHS program and EAP (emergency action plan).

Hazard Identification and Risk Assessment

First, map the threats: chemical spills, falls from ladders, toxic fume exposure, and so on.

For every item on your list, ask two questions:

“What could go wrong?” and “How bad and how likely is it?”

Plot the answers on a simple risk matrix; red boxes get priority. Then consider the hierarchy of controls:

1. Eliminate (e.g. stop using the hazardous material)
2. Substitute (e.g. switch to a less hazardous material)
3. Engineer (e.g. install a local exhaust ventilation system)
4. Administrative (e.g. provide additional training to employees)
5. PPE (e.g. use respirators — note that this is the last line of defense, not the first)

Update the matrix whenever the scope changes. Don’t file and forget your plan. Refer to it often.

Emergency Preparedness and Response

Establish procedures and plans for responding to emergency situations that may occur.

A lean, field-tested Emergency Action Plan covers:

• Alarms and Talk-Back: Horns, radios, bilingual instructions.
• Evacuation Routes: Two clear paths, marked in daylight and dark.
• Critical Shutdown: Who turns offthe generator or secures the crane?
• Spill and Fire Gear: Extinguishers, absorbents, and trained hands within 50 ft.
• Medical: First-aid kits and someone certified, reachable in three minutes.

Run drills quarterly; log who attended and what went sideways. Paper plans don’t save lives, but muscle memory does.

Training and Education

OSHA’s rule of thumb: “Train in a language and vocabulary workers understand.” A better rule: “Train until they can teach the next person.”

Mix it up with different presentations:

• Hands-on demos (how to react to a chemical spill)
• Toolbox talks (ten minutes at daybreak; one topic only)
• Short e-modules (for refresher quizzes)
• Competency checks (a signature alone won’t prevent a disaster)

Track it all. Self-designed spreadsheet, computer learning management system (LMS), documentation posted on the jobsite — just be able to show an inspector a real record.

Occupational Health and Safety Controls

Identify potential occupational health hazards and implement appropriate controls to mitigate risks. These could include falls, electrocution, respiratory hazards, heat stress, noise exposure, confined spaces, and more.

Ask yourself: “Does the control eliminate the root risk or do we normally just use PPE?” Aim high on the hierarchy.

Environmental Management

A clean job site is cheaper, safer, and simply looks better to passersby. Identify and manage environmental impacts associated with the workplace or site, including air and water quality, waste management, and energy conservation.

• Dust and Diesel: Water trucks, silt fencing, Tier 4 engines, idle-off rules.
• Stormwater: SWPPP (Stormwater Pollution Prevention Plan) in place, wattles checked after every rain, logs signed.
• Waste: Separate hazardous (solvents, lead wipe) from non-hazardous materials; label drums; ship within 90 days.
• Energy: LED light towers, battery scissor lifts, power-down policies.

A tidy site gives you bragging rights and shows the world you care.

Regulatory Compliance

Federal OSHA is only the front door. List applicable local and state laws, regulations, and standards related to environmental health and safety for the project.

You’ll likely juggle:

• EPA: air permits, NPDES stormwater, RCRA waste rules
• DOT: 49 CFR hazmat if you haul diesel or acetylene
• State and Local: State OSHA extras such as fire-marshal hot-work permits, city noise curfews, and more.

Build a compliance matrix: law → activity → person in charge → proof. Digital binders beat a milk crate full of coffee-stained printouts.

Incident Reporting and Investigation

Establish a system for reporting and investigating incidents and near misses to identify the root cause and prevent future occurrences. Near-miss today, ambulance tomorrow — that’s the progression often seen.

• Report all mishaps and “near misses” within 24 hours.
• Investigate with the “Five Whys” or a fishbone diagram — don’t list “worker error” as your go-to description.
• Correct errors, whether human or equipment.
• Share the lesson in the next toolbox talk.

Digital apps make reporting painless. Transparency breeds trust; cover-ups breed repeats.

Auditing, Monitoring and Continuous Improvement

Schedule regular monitoring and auditing of the EHS plan to identify areas for improvement and ensure ongoing compliance. Safety is a loop, not a line.

Adopt a systematic approach:

• Weekly superintendent walk-throughs
• Monthly management scorecard review
• Quarterly third-party audit
• Annual top-to-bottom program rewrite

Making the Plan a Living Document

A rock-solid EHS plan is:

1. Site-specific — names the trench by location, not an abstract “excavation area.”
2. Accessible — QR code on every foreman’s phone, hard copy in appropriate languages on the wall.
3. Dynamic — updates when the crane is relocated or the paint formula changes.
4. Integrated — safety decisions drive scheduling, procurement, and quality.

Revamp your plan when regulations or situations change, but keep safety in sight.

Where FACS Fits In

Crafting a plan that satisfies regulators and the real world can take you way too long, and you can miss way too much. Our team of industrial hygienists and environmental scientists has done the heavy lifting on hundreds of sites.

FACS employs experienced industry leaders that can assist in developing a site specific EHS plan customized to your project: No cookie-cutter PDFs — each plan is hand-built for your specific needs.

Let’s put a custom EHS plan to work for you. Call FACS at (888) 711-9998 or contact us online here.

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For many industries, from construction to manufacturing, these rules represent a significant shift in how indoor heat risks are regulated and managed.

This article will guide you through the essentials of the regulation: when it applies, what’s required, and practical steps to implement a compliant heat illness prevention program.

Are You Exempt From the Indoor Heat Regulation?

First, let’s make sure you’re in the right place. Understanding the new California indoor heat regulation does take time and effort — however, your operations may not be covered by it.

Here is a list of the exceptions to the new law:

• Teleworkers performing duties at a place of their choosing
• Incidental heat exposure (fewer than 15 minutes in any 60-minute period), except that working in vehicles without air conditioning and those working with shipping or intermodal containers while loading, unloading, or doing related work
• Emergency operations aimed at the protection of life or property
• Prisons, local detention facilities, or juvenile facilities
• Outdoor workplaces (although this is covered by Cal/OSHA’s outdoor heat regulation)

None of the exceptions mean that working in the heat doesn’t matter, only that there is a personal responsibility to protect oneself or there are already regulations in place that govern work where indoor heat may be a health concern.

When Does the Indoor Heat Regulation Apply?

The new indoor heat regulation for workplaces in California outlines specific situations that require you to safeguard employees working in elevated temperatures.

When are the requirements of the regulation triggered?

The regulation triggers at 82 degrees Fahrenheit (F) for workers wearing garments that restrict heat removal from their bodies (wearing work coveralls, gloves, or helmets, for example) and for workers working in a high radiant heat environment. If those conditions are not in existence, the trigger point is 87°F.

What is an “indoor space”?

Indoor space is defined as a space that is under a ceiling or overhead covering that restricts airflow and is enclosed along its entire perimeter by walls, doors, windows, dividers, or other physical barriers that restrict airflow (whether those barriers are open or closed). During building construction, a workplace becomes “indoor” once the barriers are in place. Note that the outdoor exception for shaded spaces does not apply indoors.

What Must You Do to Comply With the New Indoor Heat Regulation?

Once conditions trigger the new regulation, employers are required to do the following:

Employers must provide potable drinking water

• Employers must ensure that employees have no-cost access to potable, cool drinking water.
• Each worker should have at least one quart of water per hour available during their shift.
• Water must be placed near work areas and cool-down locations. Workers should not have to travel long distances to access it.
• While you don’t need to provide all the water at the start of the shift, it must be replenished regularly to meet the hourly requirement.

Employers must provide access to cool-down areas

• Provide access when indoor temperatures reach 82°F or higher, you are required to provide a designated cool-down area where employees can rest and recover.
• These areas must be shielded from radiant heat and maintained at temperatures below 82°F.
• Employees should be encouraged to use cool-down areas regularly, and any worker who requests a cool-down rest period should be allowed one.

Employers must monitor heat levels and record data

• Begin monitoring temperature and heat index when indoor temperatures reach 82°F. Additional measurements should be taken whenever temperatures are expected to rise by 10°F or more.
• Employers must record the measured temperature or heat index (whichever is higher) and retain those records for at least 12 months. Best practice is to integrate this documentation into your regular project files.
• Instruments used for measuring must be maintained per the manufacturer’s instructions.
• Instruments used must provide the same results as indicated by heat index charts from the National Weather Service for temperature at certain humidity levels.

The new indoor heat regulation for California also requires a written implementation plan and training for both workers and supervisors. You’ll find more about those in the content below.

Invest in Reliable Monitoring Tools

Measuring and tracking workplace conditions is critical for maintaining compliance with the new California indoor heat regulation and ensuring employee safety. Make sure the tools you use for monitoring are accurate and simple to use. Be sure to train management on their proper operation.

• Thermometers: Keep trustworthy thermometers on the worksite to monitor temperature.
• National Weather Service Heat Index Chart: Readily accessible online. Print and laminate for regular use. The chart provides the heat index at the temperature and humidity levels you have recorded.
• Wet Bulb Globe Thermometers: These devices measure temperature, humidity, air movement, and radiant heat. They are ideal monitoring instruments, especially in manufacturing or other enclosed spaces.
• Personal Heat Stress Monitors: These are worn by selected employees to provide information for that specific person.
• Heat Stress Apps: The American Industrial Hygiene Association’s heat stress app can help you assess conditions, review precautions, and access real-time heat index forecasts. The app also provides risk factors, training recommendations, and programmable hydration and rest reminders.

Remember: The regulation is triggered by either the current temperature or current heat index. At higher relative humidity levels, the heat index can be greater than 82 °F while the temperature is under 82 °F.

Control Measures for Managing Indoor Heat

Compliance with the indoor heat regulation requires a layered approach to managing heat exposure. By combining engineering, administrative, and personal protective measures, you can create a safer environment for your team while meeting regulatory standards.

Engineering Controls: Reducing Heat at the Source

The first line of defense against indoor heat is to reduce temperatures and maintain a safe environment using engineering controls. These measures focus on modifying the work environment itself:

Key factors to assess include:

• Temperature Control Systems: Install or maintain air conditioning units, fans, and ventilation systems to keep temperatures below 87°F — or below 82°F in areas where employees wear restrictive clothing or radiant heat is present in the work area.
• Radiant Heat Barriers: Use shielding materials or insulation to block heat from equipment, machinery, or sunlight.
• Humidity Reduction: Dehumidifiers or improved ventilation can lower humidity levels, making the work environment more comfortable and safer for employees.

Administrative Controls: Scheduling and Breaks

When engineering controls alone aren’t enough or aren’t feasible, administrative practices can further mitigate heat risks:

• Work-Rest Cycles: Adjust workloads and schedules to allow for regular rest breaks in cool-down areas.
• Staggered Shifts: Where possible, schedule physically demanding tasks during cooler parts of the day.
• Job Rotation: Rotate employees between high-heat tasks and less strenuous roles to prevent prolonged exposure.

Personal Protective Equipment (PPE): When Other Measures Still Aren’t Sufficient

In some cases, PPE can provide additional protection against heat-related risks:

• Cooling Vests and Wraps: Wearable items that help maintain lower body temperatures during extended work periods.
• Moisture-Wicking Clothing: Lightweight, breathable materials can aid sweat evaporation and heat dissipation.
• Specialized Headgear: Helmets with built-in cooling pads or ventilation improve comfort and safety.

While PPE can be a helpful supplement, it should never replace engineering or administrative controls. Instead, it serves as a last line of defense in situations where other measures cannot fully address the risks.

How Is Heat Illness Detected?

Heat illness can present itself in several ways, ranging from mild discomfort to severe medical emergencies. Train your team to recognize these symptoms and respond both quickly and appropriately.

• Heat Rash: Small red bumps or clusters, often on the neck, chest, groin, or underarms. Common in humid environments where sweat can’t evaporate.
• Heat Cramps: Painful muscle spasms caused by dehydration and salt loss. Often a warning sign of more serious heat stress.
• Heat Syncope: Fainting for a short duration, dizziness, and light-headedness can signal a developing problem.
• Heat Exhaustion: Symptoms include heavy sweating, dizziness, nausea, weakness, and a rapid pulse. Employees in this state need immediate cooling and hydration.
• Heat Stroke: The most serious form of heat illness. Symptoms include hot, dry skin, confusion, and loss of consciousness. Heat stroke requires emergency medical attention and is fatal in 50% of cases if untreated.

Emergency Procedures: Responding to Heat Illness

Even with the best prevention strategies, heat illness can occur. Having a clear and effective emergency response plan is not only a regulatory requirement but also a critical element in protecting your employees from severe outcomes.

You must have first aid supplies available, access to Eemergency Medical Services (EMS) , and a way to communicate with EMS and with your crew. Someone must be available to call 911 and provide clear directions to the site.

Make sure EMS access is not restricted at the site or that someone can meet the responders at the gate or barrier to provide entry. Remember that cellular phones are not reliable in some areas, meaning you must provide an alternate method for communications.

Immediate Actions for Heat Illness Symptoms

Recognizing heat illness early can prevent it from escalating. When symptoms do appear, take immediate action. Never leave the employee alone and do not send a worker home without offering medical assistance.

Here’s how to Prepare:

Heat Illness Prevention

Acclimatization: A Key Step in Prevention
New or returning workers are most at risk during their first 14 days on the job. The same applies to workers assigned to a new geographical area. Gradually introducing employees to high-heat environments is essential. Nearly 75 percent of illness fatalities occur during the first week of working in excessive heat environments.

• Follow the 20% rule. Start new workers at 20% of their full workload on day one, increasing by 20% each day as they acclimate.
• Sudden temperature increases can affect even seasoned employees. Keep a close eye on conditions and adjust workloads, as needed.
• Heat waves are defined as temperatures at least 10°F greater than the average high daily outdoor temperature for the preceding five days and are at least 80°F. Make sure to document your daily temperature recordings.

Encourage Team Awareness

One of the biggest dangers of heat illness is that workers may not recognize the symptoms themselves when they are affected.

Emphasize the importance of the following safeguards:

• Looking Out for One Another: Supervisors and coworkers should monitor each other for signs of heat stress.
• Reporting Symptoms Early: Employees must feel comfortable reporting any signs of heat illness without fear of repercussions.

By fostering a culture of awareness and prevention, you reduce risks and reinforce your commitment to safety. With these foundational steps, your team is better prepared to avoid the dangers of heat illness altogether.

Training and Compliance Programs for Heat Illness Prevention

Effective training is the cornerstone of compliance with California’s indoor heat regulation. Both employees and supervisors need to understand the risks, recognize symptoms, and know how to respond to heat-related illnesses. Developing a robust training program and a comprehensive heat illness prevention plan ensures everyone is prepared to stay safe and meet regulatory standards.

Employees must receive training on the following key topics:

• Environmental risks such as high temperatures and humidity
• Personal risks such as dehydration, inadequate acclimatization, and restrictive clothing
• The added burden of heat load from exertion, work clothing, and other factors
• Site-specific protocols for reporting symptoms and summoning medical help
• The importance of adequate water intake
• The importance of acclimatization
• Recognizing heat illness symptoms and first aid procedures
• Emphasis on never leaving a distressed employee alone and reporting any observed issues
• EMS procedures for the worksite

Supervisors must receive training on the following topics:

Supervisors require more detailed training to effectively oversee heat illness prevention and response efforts:

• Supervisors must understand every aspect of the training employees receive
• How to follow the requirements of the regulations and your stated procedures to ensure employees receive timely and appropriate medical attention
• Full knowledge of EMS procedures and clear communication during emergencies
• How to measure temperature, humidity, and heat index using approved tools or apps.
• Proper recordkeeping procedures, including what data to document and how long to retain it

Develop a Heat Illness Prevention Plan

You must have a written plan for establishing, implementing, and maintaining your health illness prevention program. It should be specific to your worksite and address all aspects of indoor heat management, including the following:

• How drinking water will be supplied, monitored, and replenished
• Cool-down area locations and maintenance procedures
• Guidelines for adjusting workloads and break times based on temperature conditions
• Steps for identifying and responding to heat illness
• How to summon medical help and guide EMS responders to the worksite
• How and when employees and supervisors will be trained
• A description of the feasible control measures you will implement as needed

Ongoing Compliance and Resources

Maintaining compliance isn’t a one-time effort. Make training and plan updates part of your regular safety routine:

• Provide annual updates or as regulations change
• Adapt your heat illness prevention plan as your worksite or operations evolve
• Utilize tools like the Cal/OSHA website and industry-specific guidance to stay informed

By understanding the new regulation, providing the necessary resources, and building a culture of safety awareness, you can reduce risks and help ensure your workers stay safe and productive

Contact FACS online: Ask FACS

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Facility managers know that regular inspections, timely repairs, and consistent moisture control, can protect not only the building itself but the well-being of everyone inside. In this article, we’ll walk through the essential do’s and don’ts of mold control and remediation to help you stay one step ahead of this often hidden threat.

How to Find and Control Mold Growth in Your Buildings

Here are the primary suggestions FACS environmental health experts regularly provide to our clients. These are generic, so your facility may require other actions.

Perform Regular Inspections

Create and use a routine schedule to check common trouble spots such as basements, bathrooms, leaky roofs, and HVAC systems. Early detection helps you address small problems before they become big ones

Control Humidity

• Maintain indoor humidity levels below 60%.
• Ensure proper ventilation — especially in kitchens, laundry rooms, and bathrooms.

Fix Water Intrusion Issues Promptly

Immediately address roof leaks, plumbing leaks, and any form of water infiltration. Quick response helps minimize the spread of mold spores. The sooner you address the problem, the sooner you can control it.

Clean and Dry Damp Areas Thoroughly to Stop Mold Growth

• Dry wet areas within 24-48 hours whenever possible
• Employ fans, open windows, or use specialized drying equipment
• Ask all users of the facility to report leaks immediately

Ensure Adequate Ventilation

• Regularly clean and maintain HVAC systems, including filters and ducts
• Keep vents clear to allow good air circulation
• Be sure your ventilation efforts don’t allow water infiltration

Use Proper Work Practices and Controls

Provide proper training equipment and PPE (e.g., gloves and masks rated for mold spore protection) for staff who clean or inspect mold. This reduces the risk of health issues and can help prevent cross-contamination.

Document Your Mold Control Work

Keep records of inspections, repairs, mold treatments, and any communications regarding mold issues. This documentation can be useful for compliance and liability purposes. FACS experts can show you how to implement proper recordkeeping.

How to Fail at Mold Control

Some actions you take combat mold growth, and others can enhance it. Some common mold control failures are listed below.

Ignore or Delay Fixing Leaks

Small leaks can quickly escalate into larger mold problems. Postponing repairs often leads to a more expensive fix in the long run.

Rely on “Bleach Alone” as a Cure-All

Bleach can mask the problem by killing and bleaching out surface growth; however, mold particles remain and can elicit allergic health effects. Proper mold clean up involves removal of mold particles, not just killing them. Consider professional mold remediation for larger amounts of mold growth.

Overlook Ventilation

Poor airflow lets moisture linger, creating an ideal mold environment. Regular filter changes and duct cleaning are key to preventing spread of mold spores.

Underestimate Hidden Mold

Mold often develops inside walls, crawl spaces, and ductwork. If there’s a musty odor or unexplained water stain, investigate further — even if you can’t see the mold. The longer you allow the problem to exist, the worse it is liable to get.

Attempt Major Remediation Without Expertise

Significant mold issues may require professional removal to ensure safety and compliance with health regulations. While in-house teams can address small issues, they often lack the specialized equipment and training to handle large-scale problems.

Neglect to Communicate with Occupants

Keep building occupants informed about mold findings, remediation steps, and timelines. This transparency promotes trust and cooperation — factors especially crucial in residential or healthcare settings.

Consistent moisture control, prompt response to leaks, regular inspections, and transparent communication can go a long way toward preventing and mitigating mold problems in your facility.

By striking the right balance between proactive measures (like humidity management and thorough inspections) and reactive measures (like quick leaks repairs and professional remediation), facility managers stand a much better chance of keeping mold in check.

Contact FACS by telephone: (888) 711-9998

Contact FACS online: Ask FACS

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Mold thrives in damp, poorly ventilated areas, and once it takes hold it can spread quickly. Exposure to mold can cause or exacerbate health problems ranging from allergies to respiratory conditions and more. Mold growth indoors should always be addressed.

Note: Effective mold remediation requires more than surface cleaning. It is critical that your maintenance staff understands the root causes of mold and creates and has a long-term strategy to prevent recurrence.

What Is Mold, and Why Is It a Problem?

Mold is a type of fungus that thrives in damp environments. Mold can appear as black, green, white, or even orange discoloration on surfaces. While it plays a natural role outdoors by breaking down organic material, mold growth indoors can cause serious problems. Mold growth is both a health and structural hazard.

Mold can grow almost anywhere moisture is present, including in HVAC systems, behind drywall, under carpeting, and inside insulation. This makes it particularly difficult to address in buildings with persistent leaks, high humidity, or inadequate ventilation.

Beyond its physical presence, mold can release spores into the air, creating poor indoor air quality. These spores can trigger allergies, worsen asthma, and lead to more severe respiratory conditions in vulnerable populations.

From a property management perspective, mold isn’t just unsightly — it can undermine tenant satisfaction, lead to complaints, and even result in legal action. Additionally, unchecked mold can compromise structural elements like wood and drywall, thereby increasing repair costs.

What Are the Signs of a Mold Problem?

Mold problems often start small, making early detection crucial for preventing widespread issues. Here are the most common signs of a mold infestation:

Fix Water Intrusion Issues Promptly

• Visible Mold Growth: Mold can appear as discoloration or fuzzy patches on walls, ceilings, and other surfaces. It’s not always black – green, white, or even orange mold may indicate a problem.
• Musty Odor: A persistent, earthy smell, especially in damp areas, often signals hidden mold. Pay attention to basements, bathrooms, or poorly ventilated spaces.
• Water Damage: Areas that have experienced flooding, leaks, or condensation are prime locations for mold growth. Look for stains, warped materials, or bubbling paint.
• Health Complaints: Occupants reporting frequent allergy-like symptoms, respiratory issues, or worsening asthma may be reacting to mold spores.
• Hidden Areas: Mold can grow out of sight, making it extremely difficult to locate. Mold can grow behind walls, under flooring, or inside HVAC systems. Regular inspections of susceptible areas are essential.

By identifying these warning signs early, property managers and maintenance workers can take steps to prevent costly remediation efforts and reduce tenant dissatisfaction.

How Can Mold be Addressed and Remediated?

Effective mold remediation is a multi-step process designed to eliminate the problem and prevent its recurrence. Here’s an overview of how mold remediation professionals typically address mold in commercial settings:

• Assessment and Inspection: The first step in mold remediation is a thorough inspection to determine the extent of the mold problem. Leveraging special tools like moisture meters and thermal imaging devices can help identify hidden mold and its sources. This step is critical for creating an effective remediation plan. The root cause of mold must be addressed to prevent regrowth and the problems it presents.
• Containment and Safety Measures: Mold remediation teams use containment techniques to prevent spores from spreading to unaffected areas. This often involves sealing off rooms with plastic sheeting, creating negative air pressure, and using HEPA air filtration systems. Personal protective equipment (PPE) ensures the safety of workers during the process.
• Mold Removal: Once the area is secure, the mold removal process can begin. Surface mold can often be cleaned using specialized products, but porous materials like drywall, carpeting, or insulation typically need to be replaced. Removal is done carefully to avoid releasing spores into the air.
• Cleaning and Disinfecting: After removing mold and mold-impacted materials, the area is cleaned and disinfected. HEPA vacuums and antimicrobial treatments ensure thorough spore removal. This step also includes addressing the moisture problem. Tactics include repairing leaks, improving ventilation, or installing dehumidifiers to prevent mold from returning.
• Restoration: The final step is repairing or replacing damaged areas to restore the property to its proper condition. This might include replacing drywall, repainting, or repairing structural elements.

Can I Handle Mold Removal Myself?

For small areas (less than 10 square feet), DIY methods can work if handled carefully. However, larger infestations or those involving HVAC systems, structural materials require professional intervention. Attempting to clean extensive mold without proper equipment can spread spores and worsen the problem.

Is Mold Exposure Hazardous to Humans?

Mold affects people differently. While some may experience minor allergic reactions, others can face serious health risks. For property managers, protecting vulnerable tenants is a top priority. Don’t play dice with mold. Failure to address even a small mold problem can lead to big problems and subject you to regulatory issues and even litigation.

How Can I Prevent Mold Growth at My Property?

The prevention of mold primarily involves controlling moisture. Regularly inspect for leaks, make sure ventilation is adequate, and use dehumidifiers in high-humidity areas. Routine maintenance and monitoring can help prevent mold growth at commercial properties. It is essential to pre-plan and make sure your maintenance staff knows exactly how to deal with mold outbreaks.

Handling mold effectively requires more than just cleaning visible growth. Professionals have the expertise, tools, and certifications to address the problem comprehensively. They also help identify and fix underlying issues that contribute to mold growth.

For property managers, professional mold remediation ensures compliance with health and safety regulations, protects building value, and reduces potential liability. It’s an investment that pays dividends in tenant satisfaction and long-term property maintenance.

Do FACS Teams Address Mold Issues?

FACS industrial hygienists specialize in assessing and managing mold and moisture issues. From pinpointing sources of water intrusion to verifying successful remediation efforts, we provide the expertise and documentation property managers need to safeguard their interests and create healthier environments for tenants and employees.

Mold isn’t just a minor inconvenience; it’s a serious issue that can impact health, property value, and tenant satisfaction. By understanding the basics of mold remediation and working with trusted professionals, property owners can protect their investments and provide a safer environmentfor occupants.

If you suspect mold in your building, don’t wait – take action while the topic is close to mind. Your quick action will help ensure a healthier, safer future.

For more information or to schedule an onsite visit by FACS mold issues experts, Contact FACS by telephone here: 888-711-9998 or use our Contact form to let us know you want help.

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FACS IEQ experts are in the field daily working with companies just like yours to help overcome IEQ issues. Our hope is that the following ten IEQ essentials will be a valuable checklist in determining how well you are faring right now — and improvements you may implement to do better moving forward.

1. Air Quality Testing and Monitoring

Starting with regular air quality testing sets the foundation for improving IEQ. By measuring factors such as particulate matter (PM10, PM2.5), volatile organic compounds (VOCs), and humidity levels, you’ll gain considerable information about your building’s indoor environment. Schedule tests at least yearly — or more frequently if you notice issues like odors or receive occupant complaints.

Pro tip: Keep a simple log of each air quality test. Record the date, findings, and any corrective actions taken. This helps you track patterns and prioritize improvements. It can also provide necessary information should any regulatory or litigation issues develop.

2. HVAC System Maintenance

Your HVAC system is essential to your building’s indoor environment. Regular cleaning and air filter replacement is the simplest, yet most effective way to prevent undesirable indoor environmental quality.. Be sure to follow the manufacturer’s recommended maintenance schedule for the rest of the system, including duct cleaning, coil inspections, and component checks.

Pro tip: A well-maintained HVAC system not only optimizes air circulation but also improves energy efficiency — saving you money over the long run. Make sure your maintenance team doesn’t cut corners with HVAC system maintenance.

3. Ventilation Best Practices

Effective ventilation introduces the right amount of outside air to replace stale indoor air. Keep an eye on occupancy levels, peak times, and heavily-used areas that may need increased ventilation. Ensure windows, vents, and mechanical systems are unclogged and free from obstructions to help prevent hot spots, stuffiness, and unhealthy air buildup.

Pro tip: Balancing energy use and ventilation demands can be tricky. Look into recent technological developments like demand-controlled ventilation systems that can adjust fresh air intake based on carbon dioxide (CO₂) levels and occupancy.

4. Moisture Management and Mold Prevention

Undetected and unmitigated moisture may lead to mold growth, which can in turn lead to both structural damage and potential adverse health effects for occupants. Be vigilant about leaks from roofs, pipes, or windows, and promptly address any issues that cause persistent dampness. Keep humidity within recommended levels (generally 30–60%) to discourage mold colonies from thriving.

Pro tip: Regular visual inspections go a long way. If you spot staining or suspect hidden leaks, consider using moisture meters or infrared imaging to locate problem areas. If you need help, call FACS.

5. Chemical and Material Management

Cleaning chemicals, paints, and even new furniture can introduce potentially harmful substances into the air. Consider VOC levels when purchasing products, and be sure to store cleaning solutions and solvents properly. Educate your maintenance staff about safe handling and disposal to prevent unnecessary exposure and odor issues.

Pro tip: Inventory and discard items properly if they’re no longer usable or safe. Don’t store products you won’t or cannot use. Schedule this management task and perform it regularly.

6. Regular Inspections and Maintenance Logs

A structured inspection routine can help prevent small problems from turning into major headaches. Create a checklist tailored to your building’s systems and key areas such as roofing, plumbing, HVAC, and electrical. Detailed logs that track each inspection help you identify patterns (e.g., recurrent leaks in the same spot) and allow quick follow-up.

Pro tip: Thorough documentation isn’t just a good habit. It can also be vital for insurance purposes and regulatory compliance. Documentation may seem a “hassle,” but it is a necessary part of building maintenance.

7. Water Quality Considerations

While air quality often receives the most maintenance attention, don’t forget about water quality. If your building includes water features, drinking fountains, kitchens, or shower facilities, test the water periodically to evaluate for contaminants, bacteria, or heavy metals. Staying proactive keeps your occupants safe and also wards off potential liability issues.

Pro tip: Flushing unused taps or faucets regularly can reduce water stagnation and the buildup of contaminants, especially in areas with limited foot traffic. Be especially vigilant when a water line that has been dormant is reactivated or when construction activities are underway at your building or facility.

8. Lighting Quality and Ergonomics

Lighting plays a huge role in occupant comfort and productivity. Poor lighting can contribute to eye strain and even detract from the work you do, particularly in areas without natural daylight. Upgrading to energy-efficient LEDs, ensuring a good balance of task and ambient lighting, and reducing glare can all significantly boost morale and well-being.

Pro tip: Strive for a mix of natural daylight and efficient artificial lighting. This not only saves on energy but also supports occupants’ circadian rhythms.

9. Occupant Awareness and Communication

No matter how well your systems run, if occupants don’t know the basics of maintaining a healthy indoor environment, problems can crop up quickly. Encourage everyone to report strange odors, unexpected temperature spikes, or visible mold. Clear communication and prompt responses help you address issues before they escalate.

Culture of care: Simple reminders — like promptly reporting spills or ventilation problems — are more than just “another maintenance task.” They show your team that you care about their health and safety.

10. Compliance with Regulations and Standards

Be especially careful to stay informed about local, state, and federal regulations, as well as industry standards and guidelines set by organizations like the Environmental Protection Agency (EPA), the Occupational Safety and Health Administration (OSHA), or the American Society of Heating, Refrigeration, and Air Conditioning Engineers (ASHRAE). These standards and guidelines exist to ensure the safety of occupants and to maintain a healthy indoor environment.

Stay informed: Regulations can change, and new standards for ventilation, energy efficiency, or chemical use may arise. To make sure you are current with regulations, schedule time with a FACS IEQ consultant.

Next Steps for IEQ Maintenance Basics

A solid IEQ program comprises a consistent, well-documented, and transparent program. By prioritizing systematic inspections, diligent HVAC maintenance, moisture management, and occupant awareness, you build a healthier, trustworthy and more efficient environment for your occupants. A solid IEQ program goes a long way in boosting the well-being of building occupants as well saving hefty repair bills, fines, and potential legal liability.

A healthy building is a strong foundation for any successful operation. For professional assistance or for answers to your questions about advanced IEQ strategies, call FACS at (888) 711-9998 or contact us online here.

Contact FACS by telephone: (888) 711-9998

Contact FACS online: Ask FACS

The post Top 10 Basics for Maintenance Departments to Ensure Indoor Environmental Quality appeared first on Forensic Analytical Consulting Services.

We’ve earlier listed and covered the most popular healthy building certifications, so in this article we will focus on just one topic: the LEED (Leadership in Energy and Environmental Design) Indoor Air Quality (IAQ) Assessment Credit. Our aim is to help you understand the credit and point out the biggest indoor air quality (IAQ) mistakes that cause air quality testing to fail. Your attention here will help increase your chances of passing the first time so you don’t have to go through the expense and delay of additional rounds of testing.

Depending on the version of LEED and rating system that a project is seeking LEED certification for, the IAQ credit has different names and testing specifics.
– LEED v4.1 or v4– “Indoor Air Quality Assessment” Credit (BD+C, ID+C) – Particulates (PM10, PM2.5), carbon monoxide, ozone, VOCs, formaldehyde
– LEED v4.1 — “Indoor Environmental Quality Performance” Credit (O+M) – Particulates (PM2.5), carbon monoxide, ozone, carbon dioxide, VOCs, formaldehyde
– LEED 2009– “Construction IAQ Management Plan” Credit (BD+C) – PM10, VOCs, carbon monoxide, 4-PCH

While the credit specifics can vary slightly (check the LEED Credit Library for specific information), the main purpose of the credit is to establish better quality indoor air in the building after construction and during occupancy to protect human health and wellbeing. To achieve the credit, projects have the option to flush-out the air in the building, or conduct air quality testing. Either option should be implemented after construction ends and the building has been completely cleaned.

If air quality testing is chosen, obtain the assistance of a qualified consultant with specialized knowledge of environmental testing to help develop and conduct the testing. Air quality pollutants are measured using direct-reading instruments or methods involving laboratory analysis, and compared to allowable thresholds established by LEED.

Testing should be conducted prior to occupancy, but during what would be considered normal occupied hours, and with the building ventilation system starting at the normal daily start time and operated at the minimum outside air flow rate for the occupied mode throughout the duration of the air testing. All interior finishes are to be installed, including but not limited to millwork, doors, paint, carpet and acoustic tiles. Movable furnishings such as workstations and partitions should be in place for the testing.

How to Avoid LEED Indoor Air Quality Testing Problems

Mistakes made along the path can delay your certification efforts and increase costs. The little things can throw IAQ sampling off and delay your efforts to gain LEED certification. Pay attention to the details.

We surveyed our indoor air quality experts to uncover tips for achieving the credit and identify the easily preventable reasons that delayed or complicated achievement of the LEED IAQ credit.

Here is a short list of the answers received:

• Instruct building contractors about your LEED desire. Make sure they understand the importance of worksite cleanliness and air quality inside the building. Construction dust, sawdust particles, etc. should be cleaned up thoroughly.
• Select building materials and furnishings with low VOC and formaldehyde content. Proper planning simplifies the work and prevents air quality issues down the line.
• Schedule time for letting building materials and furnishings off-gas. You may not have enough time to conduct a full LEED flushout, but ventilating the building prior to testing can be a big help.
• All painting and caulking activity should cease at least one week prior to testing. IAQ testing can fail due to touch-up painting performed immediately prior to testing.
• Run your HVAC system on its highest setting (most ACH) at least 72 hours prior to testing. However, during testing the air handling system must be operated at the minimum outdoor airflow rate for the occupied mode throughout the test.
• No unnecessary maintenance or cleaning efforts should be conducted for at least 24 hours prior to testing. For example, IAQ testing has failed due to floor buffing conducted prior to testing or simply due to janitorial staff pushing carts loaded with supplies past the sample area. Cleaning products typically contain volatile organic compounds (VOCs).
• Only those who must be in the area should be there during testing. IAQ testing can be affected by people walking by the sampling location during the sample period, as movement can stir up dust and cause particulate samples to fail, or contribute to VOCs in the air. Nobody present should wear or use perfume, cologne, hair spray, hand sanitizer, or any other chemically based product while in the sampling area.

While IAQ testing and green building certification aren’t required for any company or building, they can provide advantages that make the process worthwhile. Healthy building strategies not only improve occupant health, but they have been proven to improve occupant satisfaction, productivity, and financial outcomes. If you have tenants, certification can even allow you to attract people or companies who are deliberately seeking green-certified facilities. The important thing is that you continuously manage your building for health and establish a strategy to assure and document the safeguards you want in place. FACS can help you determine the indoor environmental quality (IEQ) criteria most important to your company, develop customized programs and procedures for identified focus areas, and regularly inspect to confirm your IEQ goals are maintained. We can also help you prepare for and perform LEED IAQ testing.

Healthy building focus areas FACS can assist with, whether or not you choose to pursue a building certification, include the following:

• Indoor air quality assessment and testing
• Water quality assessment and testing, including Legionella
• HVAC system and overall ventilation assessments
• Hazardous building materials inspection (asbestos, lead, PCBs)
• Mold and moisture concerns
• Indoor environmental quality issue response and prevention programs

Call us by telephone at 888-711-9998

Contact FACS online here: Ask FACS.

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The healthcare environment is further complicated by the diversity of people who work at and visit the facility. Occupants can range from infants to the elderly and from having great health to being severely immunocompromised. People of all genders, races, and levels of education need access to healthcare, and all of them rightfully expect their health will be protected and (hopefully) elevated there.

Beneath it all is a relatively silent and seldom-praised partner that works around the clock to help keep the internal air quality at an optimum level. This article will briefly discuss HVAC systems in healthcare facilities and their significant contribution to meeting Environment of Care standards.

Environment of Care in Hospitals and Other Healthcare Facilities

Standards and guidelines for HVAC Systems in healthcare facilities are outlined in ASHRAE 170 and 62. The Facilities Guideline Institute provides many useful resources on the topic, as does the Association for Professionals in Infection Control and Epidemiology (APIC). They are all excellent sources of information. Here, we will cover best practices for HVAC evaluation and maintenance.

Research concerning Aspergillus outbreaks in healthcare found that airborne diseases have been linked to poorly functioning HVAC systems. According to the Healthcare Surfaces Institute, not only will approximately 1 out of 25 patients at a healthcare facility “acquire an infection unrelated to the issue for which they sought help,” but healthcare-associated infections are one of the “leading causes of death” in the United States. HVAC isn’t the only piece of the environmental quality puzzle, but it is a contributing factor that facility managers have much control over.

While you can’t influence the weather outside and have little governance over who may enter your facility and who may not, there are two factors you can do much about:

1. HVAC design is best considered during facility construction or renovation projects. The “healthy building” movement has piqued public and organizational interest in the internal environments in which we work and live. That said, design modifications or even HVAC system replacements can be performed when the need is sufficiently demonstrated, whether your facility is just being constructed or is ready for a major renovation project.
2. HVAC operation is the area where you have plenty of control. Your maintenance schedule and your maintenance team can do much towards making sure your HVAC system keeps your indoor environment life-enhancing instead of life-threatening. Your facilities manager is the go-to person here and should always be equipped with the necessary tools, knowledge, and staff to address the bevy of indoor environmental issues faced.

Properly inspected and maintained, your HVAC system helps control the spread of airborne pathogens, removes pollutants, stays within the boundaries of applicable regulations, and enhances overall indoor air quality. HVAC systems may appear uncomplicated, but the procedures and skills necessary to stay within regulatory compliance, provide comfort to occupants, and keep your people safe from airborne contaminants are considerable.

A Necessary HVAC Maintenance Ingredient: Careful Documentation

Accurate and timely documentation helps your maintenance team remain up-to-date on prior HVAC observations and tasks completed and can be invaluable in a regulatory issue or legal action. 

It is important to prove the steps taken — whether visual observations, airflow measurements, filter leak tests, particulate monitoring, pressure testing, airflow patterns, or any other HVAC maintenance activity — actually deliver the expected results. 

One definition of a “problem” is anything that falls outside of the expected parameters. When a problem does occur, the solution isn’t to adjust the expectations … but to find out why they aren’t being met and correct the underlying issue. It is always wise to get expert HVAC help to determine the current condition of your HVAC system and work with your team to either create a new maintenance schedule or confirm your present action list isn’t missing vital steps.

FACS understands the importance of indoor environmental health, and we are committed to ensuring the safety of your systems through air sampling and monitoring. Our team is dedicated to this task, and we encourage you to take the necessary steps to protect your indoor air quality. To learn more about our services, contact us at (888) 711-9998 or simply fill out our contact form.

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• Mold and moisture issues
• Thermal discomfort
• Odors/VOCs
• Ventilation and filtration
• Hazardous building materials (e.g., lead, asbestos)
• Water quality
• Diseases clusters
• Poor housekeeping

These concerns can often snowball as occupants search the internet and discuss concerns with each other in search of answers. Left unaddressed, these concerns can escalate into worker compensation, civil claims, and employee outrage, as well as put a negative light on the organization.

These concerns can often snowball as occupants search the internet and discuss concerns with each other in search of answers. Left unaddressed, these concerns can escalate into worker compensation, civil claims, and employee outrage, as well as put a negative light on the organization.

People Are the Cornerstone of All Environmental Health Issues

Indoor environmental concerns are defined by people from start to finish. From the first symptoms and concerns expressed to the final decision from a judge or jury, the journey is driven by how people experience and understand the environment. When occupants bring forth issues to leadership, they are looking for answers to their questions. When their questions are ignored, dismissed, or poorly answered, things can escalate very quickly, even in circumstances where they may be working in a healthy environment.

Consequently, there are two pieces to the puzzle you should never lose sight of during indoor environmental quality investigations:

• The environmental conditions
• The people’s perceptions.

As such, solving the issue will require attention to both the science of the environment and communication with affected stakeholders.

Listen to Your Occupants and Seek to Understand Their Concerns

Concerns and anxiety about building health are widespread. From internet stories to the nightly news, the discussion is ongoing and can be scary. The COVID-19 pandemic has only amplified this. Most Americans spend 8-10 hours of their day at work and in buildings, which leads many to be convinced that the health conditions they experience are a result of this environment. Couple that belief with a lack of environmental information and poor communication, and you set up a perfect storm of speculation, worst-case assumptions, fear, and outrage.

How an occupant will respond to potential solutions will depend upon how much trust they place in your concern for their health and your ability to protect them. Complaints can quickly turn into rumors that embed themselves in the discussions your occupants have with one another. It may not take long for a minor problem to snowball into a major problem for building owners and managers.

Your reaction to their concerns will either elevate their concern or begin to alleviate them. If occupants don’t feel they are being listened to or don’t understand and believe in the corrective actions, the resolution pathway becomes more complicated. Clear and open communication is critical to solving an indoor environmental issue, and the sooner you get on top of the problem, the better the outcome will likely be. Unfortunately, some organizations don’t take action or don’t call environmental health experts until the situation reaches a boiling point.

Do Your Homework to Resolve the Environmental Health Concerns

The first step to resolution is to do your homework. Make sure you have a firm grip on the history of the events and the level of concern your occupants are at. Put yourself in their shoes and view the problem through their eyes.

Next, determine whether the issue is simple or complex. Simple problems often have simple solutions and can be quickly solved. Complex problems will require more attention and time, and more involved occupant communication is paramount to a mutually satisfactory resolution.

The style of communication you choose will vary from situation to situation. Still, by listening, identifying the problem, keeping communication lines open, and taking quick corrective action to resolve concerns, you can often prevent escalation. You’ll come out the other side as the advocate and hero, not the obstructionist and villain.

Stay Focused On Communication Objectives

So you have heard the concerns and you are taking competent, appropriate action. Don’t make the mistake of going silent and handling the situation quietly. Communicate with your stakeholders and invite their feedback every step of the way.

• Listen to, learn, and understand their concerns, what they’ve observed, and their ideas for solutions. Listen both as an investigator who wants to solve an IEQ problem and as a sympathetic advocate who wants to understand the concerns of others. Seek clues to what may be causing the complaints, but also give them room to vent their frustrations. Their concerns may not have scientific merit, but to solve the problem those concerns must be addressed.
• Provide sound information. Educate all stakeholders on the issues. Support your points with accurate data and connect the occupants to credible resources concerning the problem. Their discomfort, whether caused by your building or not, is your problem. Help them get relief.
• Establish a cooperative approach with occupants. Get buy-in. Establish the game plan going forward at the first meeting. They should leave that conversation assured that you are taking the appropriate corrective action to solve the problem. If they don’t believe you in the beginning, they aren’t likely to believe you later. Solicit their opinions. Make sure they think you are on the right path. Make them partners in the search for a solution.
• Demonstrate good faith and an open forum for communication. Communicate frequently and rapidly when new information emerges. No finding is too mundane to reveal, and no detail should be too grim to admit. They will easily detect whether their health or your own convenience is the chief aim of the process.
• Build buy-in. Be balanced in your approach. Stay neutral. Avoid making polarizing statements like “This isn’t harmful at all.” If mistakes have been made, acknowledge them up front and early. Don’t overstate your actions. Inform occupants about successes during the process, but don’t toot your own horn too much. Make sure they know they have a say in the process. You must get them to work with you, not against you. Make the effort necessary to get as many as you can on board. If a large majority (e.g., 80-90% +) are happy with the plan, you’ve done well.
• Provide ample communication. Use group meetings, personal conversations, written reports, letters, email, and other available avenues. And never forget that your actions, appearance, demeanor, timeliness, and follow through will speak louder than anything else.

Make the Problem Worse or Make Things Better: Your Choice

It’s easy to make an indoor environmental problem worse. Poor responsiveness, narrow or one-sided definitions of the problem, inconsistent/contradictory communications, and an action plan formed without stakeholder input can all sabotage the process.

One other pitfall: over-defensiveness. Focusing on proving there is no problem, saying everything is perfectly fine, and not doing something to improve the environment is a recipe for failure. Stakeholders will often think you don’t know what you’re doing, that you’re blaming them, or that you are lying and covering up the issue.

On the other hand, if you want to leverage the IEQ problem-solving process to benefit everyone in your organization, provide concerned parties with reasons to feel better. Seek to assess the nature and depth of their complaints. Address them head-on to uncover the cause, fix the problem, and show them exactly what you have done and intend to do. Take actions and present objective data to demonstrate a healthful environment, then reap the rewards that come with it. You may find that the crisis confronting your building was really an opportunity for improving the environment and strengthening your relationships with stakeholders.

We at FACS want to inform and support you, your team, and your constituency in resolving problems and promoting a more healthful and productive environment. FACS experts are well acquainted with the work of IEQ problem resolution. FACS can provide scientific investigation and analysis, and facilitate communications with concerned and interested parties, from 1-on-1 discussions and town hall meetings to media relations and legal expert witness support. For further information or to get our team on the case, call us at (888) 711-9998.

The post How To Respond When There Is an Environmental Health Problem In Your Building appeared first on Forensic Analytical Consulting Services.

Restoration companies are perfect for that job. They can typically respond to emergencies 24/7 and will be carrying the tools and supplies necessary to control the situation. And while many restoration contractors can also handle the repairs necessary to get your property back to operational condition, there’s a necessary step hidden within the restoration process that often gets missed — and it’s a step that can cause big problems down the road if you fail to address it now.

Remediation Often Gets Missed

Any building site that has suffered water damage, fire damage, or other impacts that will require substantial repair and reconstruction should be evaluated for the presence of mold, lead-based paint, asbestos, and other toxins. Hazardous building materials are carefully regulated and can be a hot button for public criticism. The term used for addressing those hidden hazards is “remediation.”

Remediators identify the types of hazardous materials present and determine which building materials contain them. They then create a strategy for compliance that includes proper disposal of damaged materials and the replacement or control of toxins present. There are strict guidelines in the law concerning what can and cannot be done when hazardous building materials are present — whether the owner thinks they are an issue or not.

Many people, for instance, believe asbestos is no longer a concern in building construction, but that is a dangerous fallacy. Asbestos can be present in common materials such as floor tiles, insulation, and textured ceilings. Rules from the EPA and other regulatory agencies can carry stiff fines and consequences for property owners who sidestep concerns about remediation.

Moving on to reconstruction without a remediation plan is like covering a severe wound with an adhesive bandage: You may not be able to see the damage once it is hidden, but that doesn’t mean you’ve properly tended to the underlying threat. That can produce severe consequences.

A California hospital, for instance, failed to address the release of lead and asbestos in construction materials following a flood at the facility. Consequently, the hospital was fined by regulators and directed to implement new measures to prevent the lapse in remediation from occurring again.

The requirement isn’t limited to medical facilities, though. Multifamily properties, office buildings, and other built structures are required to adhere to the law. A Florida church was sued when a fire at the location exposed nearby residents to asbestos, and a luxury motel in Maryland came under fire for failing to remediate following a flood. Remediation is necessary for all structures and business types.

Much of the time the violations are handled privately with little coverage in the press, and the dollar amount of fines and judgements isn’t publicly released. One thing is certain: Every property owner named in a failure-to-remediate lawsuit invariably loses time, money, and reputation in the process.

Emergency Response the Right Way

Certainly, you must address the emergency, but don’t neglect making decisions about remediation before you reconstruct. Stop the process long enough to inspect the premises, consider the future, and create a solid strategy for moving forward. Correctly enacted and documented, remediation can benefit you over and over again. When you know which hazards are present and where they are located, future jobs can proceed with minimal delays from local, state, and federal agencies meant to protect the workers and occupants. You will eventually need to identify toxins present on your property. Why not do it while the affected area is already out of service?

There is a price to pay for releasing toxins in the built environment. You risk the reputation of your property, liability regarding the habitability and exposure for tenants, and the cost of additional cleanup not contemplated in the original scope of work to be done. Other issues also come into play, such as stipulated damages for delays from companies waiting to do their part but construction schedules aren’t firm. If the incident resulted in injuries or there may otherwise be litigation involved the level of scrutiny and documentation becomes an even higher priority.

The failure to properly remediate most often occurs when there is a rush to respond to damages without full consideration of building materials that are regulated for their health effects. FACS teams can step in alongside you even after the inspection for toxic materials is completed. We oversee the work of the remediator to confirm and document the steps taken. Our presence not only makes sure the efforts taken are effective, but can save you considerable time and money later on.

Don’t rush. Stop first to see the whole picture. Then plan accordingly. FACS experts can help you every step of the way.

For more information, call us at (888) 711-9998.

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The purpose of this article is to provide a summary of how air sensors can be utilized as part of a healthy building program, including discussions regarding the applications and limitations of the current technology.

How can air sensors be used for indoor air quality applications?

Air sensors can be used for a variety of purposes related to indoor air quality (IAQ) and energy optimization in buildings. Due to their low cost and ease of installation, they are increasingly used to provide real-time concentrations of indoor air quality parameters. Air sensors currently on the market can measure a wide variety of general indoor air quality parameters, such as temperature and relative humidity, and airborne pollutants such as carbon monoxide (CO), ozone, particulate matter (PM), volatile organic compounds (VOCs), formaldehyde, chlorine, nitrogen dioxide, hydrogen sulfide, ammonia, nitric oxide, and carbon dioxide (CO2). Air sensors can be set up as a network and are often equipped with cloud-based connectivity for remote monitoring and data uploads. Most sensors are limited to monitoring a maximum of five (5) or six (6) contaminants.

Air sensors have a variety of indoor air quality applications, such as:

• Cost-effective indoor air quality management across a large number of areas/buildings (e.g., real time measurement of CO2, PM, temperature, or relative humidity, to evaluate and adjust HVAC/ventilation settings and identify/prioritize areas for upgrades)
• Awareness and identification of acute problems and pollution hotspots (e.g., measuring CO to identify infiltration from pollutant sources such as idling vehicles or other combustion sources/leaks or VOCs during installation of building finishes)
• Wildfire events (measuring real-time particulate levels to inform wildfire smoke response actions)
• Citizen science projects
• Management of energy and IAQ in buildings (e.g., reducing ventilation rates during times of low/no occupancy by using carbon dioxide as an indicator)*

Can air sensors be used for healthy building certifications?

Yes, air sensors can be used for healthy building certifications, including but not limited to LEED, Fitwel, and WELL. Healthy/green building certification programs (e.g., LEED, Fitwel, WELL) include credits for the monitoring of potential airborne contaminants (as a component of communicating good building health). For example, credits can be earned for monitoring specific indoor air quality contaminants, such as carbon dioxide, carbon monoxide, particulate matter, total volatile organic compounds, ozone, and formaldehyde. The WELL Performance Rating certification provides enhanced credits for the continuous use of air sensors, and the California Collaborative for High Performance Schools (CHPS) criteria version 2.0 includes a requirement for carbon dioxide sensors in each classroom for new school buildings. (You can find more information about these requirements in this recent FACS Insider blog on the topic.)

What are the advantages and limitations of using air sensors?

Advantages of air sensor technology include:

• Relatively low-cost units.
• Small in size and weight, which allows for portability and ease of use.
• Real-time data allows for rapid decision-making.
• Data trend analysis.
• Provide occupants and building owners an understanding of their air quality.
• Often easier to operate than monitors used for regulatory monitoring purposes or traditional environmental monitoring equipment.
• Easy for the non-professional to operate.
• Sensors can be used to assess potential pollutant sources, general ventilation, and building filtration to monitor and help reduce the risk of exposure to particulates, aerosols, and other contaminants to improve the health of building occupants.
• There are a wide variety of sensors available on the emerging commercial market with increased scientific literature evaluating the performance of direct-read sensors.

There are numerous air sensors available for this emerging market with a wide variety of vendors on the market, ranging from established instrument manufacturers to large international industrial hygiene laboratories and HVAC control companies, down to small vendors on the internet. Most of these sensors have smart platforms with applications that provide real-time data and alert systems, with some providing qualitative air quality indices (AQI) with color-coded indicators to assist the end-user in determining if air quality is good, fair, or poor.

Although air sensor technology appears to be the new wave in evaluating air quality and air sensors can be useful for providing information about air quality, individuals using these sensors should have proper training with a general understanding of their limitations and what it means when interpreting the data. Some of the limitations and challenges include the following issues:

• Not all units perform the same. Care should be taken to select the product that best fits the application.
• Air sensors may be inaccurate and, therefore, may require field calibration to give more accurate data.
• While sensors are available to measure a wide variety of contaminants, consideration must be given how the data will be utilized. Just because you can measure something does not mean it provides value and is the best use of resources to ensure healthful indoor environmental quality.
• The generation of defensible data is an issue related to the calibration and validation of data (e.g., accuracy and precision of readings over time). Your plan should include verifying that your sensor is working properly relative to a reference instrument.
• The technology is still under development. Little information exists on the quality of data that sensors produce per manufacturer.
• Most units require an electrical power source and cellular connections that can be affected by power outages and loss of connectivity. This may result in the loss of data.
• There are few regulatory standards for the validation of direct-read sensors.
• Sensor readings can be affected by cross-sensitivities with other contaminants and atmospheric variables, such as temperature and humidity, resulting in false readings.
• There are limited standard procedures for calibration.
• Many air sensors for gasses become less sensitive to the target pollutant over time, resulting in their readings becoming less accurate.
• Most sensors have a relatively short lifetime (1-2 years) and high variability.
• Managing large quantities of data, alarm settings, and communication of data with stakeholders can be an issue. This should be performed under the direction of a competent professional, such as a Certified Industrial Hygienist (CIH).
• Overall cost to set up, maintain, and calibrate the sensors. The total number of sensors required to assess the various functional spaces in a building may become cost prohibitive.
• Many air sensors do not display data on a screen in real time. The user may need to download the data and/or view it on a computer with a specific software or app.

How air sensors should be incorporated into your healthy building program

The use of air sensors can be a viable tool that can be incorporated into a healthy building program if used appropriately. They may be integrated into control measures and serve as a validation mechanism to show control measures are effective. As stated in the US Environmental Protection Agency’s Clean Air in Buildings Challenge, “building owners and operators should engage experts, facilities managers, and others who are skilled, trained, and/or certified in HVAC work to develop and implement plans to improve indoor air quality and manage air flows”.  Validation using traditional industrial hygiene sampling methods should be an integral part of the program that incorporates ANSI/ASHRAE Standards and guidelines from the US EPA, CDC, state, and local agencies. The program should clearly state the role of key players, how the data will be used, how the data will be communicated to stakeholders, and proper training for those responsible for managing the program.

FACS has the experts to assist in the development of your healthy building program to meet you and your building’s specific needs. FACS discourages anyone from purchasing and deploying air sensors without proper planning. There are various steps involved in planning and conducting a useful and successful air monitoring study. Prior to deploying air sensors, you should have a plan clearly stating the purpose of the sampling, how/where sensors will be deployed, and how to process, analyze, and interpret the data. FACS can provide guidance regarding the various types of direct-read sensors, information on available federal funding for building ventilation and IEQ improvements (e.g. American Rescue Plan Act and Bipartisan Infrastructure Law Program for state and local governments, K-12 Schools and higher education), building certifications, data analysis and interpretation, or the development of a site-specific monitoring plan. For additional information on air sensors, visit the US EPA website or give us a call at 888-711-9998.

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