Dry and Well Ventilated Housing Green and Healthy Strategies for Multi Family Properties Prepared with Assistance from: Tohn Environmental Strategies & Steven Winter Associates

Mold & Moisture Related Health Effects Upper respiratory tract symptoms Coughing Wheezing Asthma symptoms Hypersensitivity pneumonitis Excess moisture is associated with increased incidence of respiratory disease. For example, moldy apartments have been associated with twice as many reports of respiratory disease. [1] The prevalence of asthma or respiratory symptoms is twice as high for occupants of schools or homes with evidence of dampness problems or molds. In places where there is mold and environmental tobacco smoke there has been a noted 20-40% increase in asthma symptoms or respiratory symptoms. [2] Molds can trigger asthma attacks in sensitive individual. They can also adversely affect immune system function. Source: Institute of Medicine, 2000

Dampness and Asthma Health Outcome Estimated % Increase in Damp Homes Upper respiratory tract symptoms 52% Cough 50% Wheeze 44% Current asthma Ever-diagnosed asthma 33%

Asthma Rates Mid Atlantic

Asthma Triggers

Moisture Sources Poorly managed rainwater/groundwater Plumbing leaks Poor roof, wall, window and foundation drainage Defects in rain barriers Plumbing leaks Condensation on surface Surfaces chilled by mechanical equipment, earth contact, outdoor air contact Construction moisture Concrete, wet spray cellulose, gypsum mud Damp earth in crawlspace Keep things dry. These are the sources of water that have to be controlled to avoid problems.

How Water Enters a Building Cooking, Bathing, Watering Plants, Breathing, Washing (water vapor) L e a k s ( l i q u d ) S u r f a c e w t ( l i q d ) A i r F o m S l ( w a t e v p ) G r o u n d w a t e ( l i q )

Windows leak? Moisture damage beneath a window. Windows may leak rainwater at mitered corners and where multiple windows are mulled together. They may leak around the edges where they should be flashed into the wall system. Use window installation methods that prevent such damage. [5]

Air conditioner condensate drains into building The through-the-wall air conditioner tilts towards the wall. Condensate water from the cooling coil runs into the building rather than out of the building.

Plumbing Leaks The drain basket and drain trap are vulnerable locations for leaks and vermin entry. Fortunately, they are easily inspected. Put a stopper in the sink and run water to see if the basket leaks. Let the water out to check the trap. Repair by tightening and sealing as needed.

Condensation Condensation when cold outside Mold around window where there is no insulation. Mold due to poor insulation or wind blowing through insulation. Here is mold growing on a ceiling that is chilled by wind blowing through the soffit across un-insulated gypsum board. The second picture shows mold around a window where there is poor insulation.

This picture shows a cold water line (seen running up the wall in the background), which condenses water above the ceiling. The water drips down onto the gypsum board ceiling resulting in a straight line of mold growth. All things being equal, mold does not grow in straight lines unless it is fed by a straight line water source.

Mold Responses –Have a Plan For areas less than 10 square feet - clean it up Here is a picture of mold growing on painted joint compound in a bathroom. The moisture condenses from the air during showers, in spite of a low volume of exhaust air (around 7 cfm) through the grille. The mold did not grow with one person living in the house, but began shortly after another person moved in.

Prepared by Steven Winter Associates, Inc. May 8, 2008 After a Flood Dry water damaged areas & items within 24-48 hours to prevent mold growth. In areas of excessive moisture, consider using a high volume commercial dehumidifier. Remove items which cannot be dried rapidly. BIOCIDE TREATMENT is not necessary, and does NOT replace the above steps. Avoid ozone and chlorine dioxide treatments. Health and Safety Issues: EEBO Training

Detergent and hot water Assorted brushes, rags, mist spray bottles Cleaning Solution Detergent and hot water Assorted brushes, rags, mist spray bottles Do not use high pressure sprayers Wiping damp surfaces with water and a small amount of detergent collects any remaining fungal particles. The detergent is needed because the spores of some fungi (e.g. aspergillus and penicillium species) are hydrophobic and pushed off the surface into the air if water without a surfactant is used. Some experts recommend the used of a pesticide containing borates labeled to kill or prevent mold as a final rinse. Be sure to read the label carefully and follow instructions if you choose this option. Also, check with state agency regulating the licensing of pesticide applicators. While homeowners are usually permitted to treat their own home, other people may need to be licensed or certified by the state to apply any pesticide. See www.epa.gov/pesticides/enforcement/index.htm for more information.

For Bigger Jobs Isolate work area MUST HAVES: Respirator P100 or P95 particulate filter Eye protection Rubber gloves Coveralls remove/bag them before you leave the work area Isolate work area As the size of the area needing remediation increases or if demolition is involved, the chance of larger exposures increases and more worker protection and containment are advised.[8,9,11] Quickly drying things out is an important step, because mold will continue to grow as long as there is moisture and nutrient.

Mold Response Resources EPA Mold Guidance – www.epa.gov/mold/ NY City Mold Guidance - “Guidelines on Assessment and Remediation of Fungi in Indoor Environments” www.nyc.gov/html/doh/html/epi/moldrpt1.html National Center for Healthy Housing Flood Clean Up Guide - www.nchh.org/Research/Archived-Research-Projects/New-Orleans-Healthy-Rebuilding.aspx

Well-Ventilated Buildings Provides: Local Exhaust Ventilation to remove moisture, odors, and other pollutants at the source Whole House Ventilation for supplying fresh air to reduce contaminants by dilution Control of airflow through building so crazy airflows can’t carry contaminants into and around the house Ventilation reduces air contaminant levels in two different ways: If contaminants are released from a point source, a local exhaust system can be used to collect the contaminants before they spread throughout the building (e.g. chimneys, toilet exhaust, dryers and range hoods) Outdoor air with low air contaminant levels can be drawn or blown into the building and mixed with the indoor air through a whole house ventilation system, lowering the concentration by dilution. The contaminant leaves the building in the exhaust air. By using ventilation or conditioning air to manage pressure differences, the airflow through a building can be planned to minimize exposures in the most efficient way. Local exhaust ventilation is more efficient than dilution ventilation because it collects the contaminant near the source and intervenes in the transport mechanism. This is why we use local exhaust ventilation for radon removal.

What to ventilate? Standards? Bathrooms Clothes dryers Kitchen ranges Boilers, furnaces, hot water heaters Fireplaces, wood burning stoves Key Standards: ASHRAE 62.2 < 4 stories or 62.1> 4 stories; ICC Here is a list of rooms and appliances in a home that need exhaust ventilation.

Why Well Ventilated? Ventilation reduces: hazards from: Moisture Smoke from cigarettes, cigars, incense or candles Allergens (such as cockroach and mice droppings) Mold Carbon monoxide Volatile organic compounds (VOCs) Radon Remember: Too much moisture can result in mold and can also provide the water that dust mites, cockroaches and mice need Tobacco smoke, cockroach and mice droppings, and mold can trigger allergy and asthma attacks We’ll talk more about radon later on – for now remember that radon can cause lung cancer Volatile organic compounds can come from things like air fresheners and can also trigger asthma and allergy attacks Ventilation plays an important role in maintaining health. Poor ventilation can result in higher rates of respiratory irritation, common colds, influenza, pneumonia, and bronchitis.

Related Health Effects Higher rates of respiratory irritation and illness in housing with poor ventilation Common colds Influenza Pneumonia Bronchitis increased rates of absence from school or work … and reduced energy costs

This chart shows sources of humidity for a family of four. For offices and classrooms, the major source of indoor humidity during warm, humid weather is outdoor air (see chart below). However, as this chart illustrates, for a residence the dominating source could be a damp foundation. If the foundation is dry, the major sources of indoor humidity are respiration, bathing, cooking and outdoor air. Also, do not overlook the possibility that occupants have introduced a strong humidity source like many aquariums, a constantly boiling stewpot with no ventilation, a humidifier or an indoor spa. WX PROGRAM LIQUID WATER PROBLEMS MORE SIGNIFICANT

Testing Exhaust Fan: The Charmin Method Placing toilet paper over the fan only tells you if the fan is actually pulling some air. A large percentage of installed fans don’t even pass this test!

Energy Star Fans & Timers

Fog never forms at 81 cfm

Kitchen Exhaust Ducts for kitchen vents had 90 bends and long runs. Duct layout decreases the effectiveness of the fan.

Minimum Efficiency Rating Value (MERV) ASHRAE Standard 52.2 – Efficiency in collecting very small particles MERV, the Minimum Efficiency Reporting Value, is a new method of rating air cleaning devices. [5] It is based on the removal efficiency for particles of different sizes. Remember the size of the particle plays a role in whether or not it can be taken into the lungs.

MERV Ratings MERV PARTICLE TYPICAL CONTROLLED SIZE (m) CONTAMINANT 1 – 4 >10.0 Pollen, sanding dust, textile and carpet fibers 5 – 8 3.0 – 10.0 Mold, spores, hair spray,cement dust 9 – 12 1.0 – 3.0 Legionella, lead dust, welding fumes 13 – 16 0.3 – 1.0 Bacteria, most tobacco smoke, insecticide dust, copier toner 17 - 20  0.3 Virus, combustion particles, radon progeny MERV is intended to help simplify the air cleaner selection process for users. It is derived by combining the cleaner’s average efficiency at removing three particle size fields. If a high MERV filter is used with a fan designed for something lower there may be inadequate airflow.

Central Exhaust Systems Roof Fans Vertical shaft Horizontal take-offs Sidewall or ceiling grilles at each floor All or Nothing Continuous Venting (preferable) Intermittent Venting Source: American ALDES

Multi-family dwellings should have planned fresh air supply because: Neighbors are closer together Stack effect- this dominates in cold weather In cold weather, air passes through multi-story buildings from bottom to top. Notice the photo in the center. Cold air drawn in at the bottom of the building chills the lower floors; warm air rising through the building overheats the upper floors and people open their windows in an effort to cool off. The upper floors have no outdoor air during this time – only air that has passed through the floors below.

Resident Complaints What Can They Tell us About Ventilation Do exercise

Ventilation Case Study To remove pollutants at their source Kitchens & Baths To provide effective apartment air change rate during all seasons

How We Try to Get There: The Mechanical Designers World View Balancing damper  transferring liability Many grilles on different floors + relatively low exhaust CFM targets = difficult to balance. Constantly changing wind and stack effect pressures Contractors don’t have the right gauges

not to mention… Clogged Covered OFF (IAQ) Loose or BrokenBelts

Older Systems Need Cleaning! How often: national duct cleaner association every 3-5 years – coordinate a cleaning with other intervention work Asthma Trigger?

What actually happens More cfm, closer to fan Balancing and IAQ Summer Comfort

One Solution… American ALDES Constant Air Regulator (CAR) dampers Balancing from floor to floor and season to season Factory calibrated for dialing in to CFM (especially important at lower rates) No manual balancing required “Pays for itself…”

Need to pay attention to the ducts….. Leakage at Roof Curb Roof vent

Orange foam and white foam fixed roof connections; left one not fixed

Leakage at Sheetrock Connection with gasketed CAR dampers Unit bathroom exhaust fan. Red is a gap between dry wall and fan. SWA’s Call for a Solution

The good news… Roof curb and sheetrock connection leakage is relatively easy to address in ALL buildings. … and these details may represent up to 50% of total system leakage!!! But what about the other 50% ??? (in both new and existing buildings)

Carrier AEROSEAL System Seals holes up to ½” (ideal for sheet metal) Sealant remains rubbery Vinyl polymer is safe No lingering odors or off-gassing Lasts 10+ years; >25,000 homes &400 commercial buildings Other non invasive spray seal systems can do this!

Existing Building Result: IAQ + Energy Benefits ~$1 - $2 per CFM of Ventilation Load Reduction (NYC) IF the heating system is smart enough Plus additional fan electricity savings

Pre and Post Retrofit Energy Comparison 99,000 ft2 (108 unit) building

Pre and Post Retrofit Energy Comparison 99,000 ft2 (108 unit) building In energy geeks terms: 25% reduction in heating gas use $18,000 per year in operating cost savings @ $1.16 per therm Would be $25,000 per year savings @ $1.60 per therm (NYC)

Ventilation Assessments Central Roof Exhaust Check roof fans How many? Do they work? Are they on timers? – can be counterproductive Flow rates? – compare to design standard Check roof connections for obvious leakage Check bath exhaust grilles 20% units on multiple floors Dirt, clogged, leakage, complaints Flow rates compare to 62.2 and ICC standards Check kitchen exhausts – measure flows Add to Energy Audits and Annual Inspections Erica: Maybe make this a handout??

Ventilate Combustion Appliances – Avoid Carbon Monoxide Gas stoves or furnaces can give off carbon monoxide. Maintain them properly. Charcoal grills, gas-fueled space heaters, or portable kerosene heaters used inside can give off carbon monoxide. NEVER use these inside. Health Effects Fatigue, headaches, dizziness, confusion, death 500 deaths/yr & > 15,000 healthcare visits/year At relatively low levels of carbon monoxide a healthy person may feel fatigued. As levels increase a person may complain of headaches, dizziness, weakness or confusion. Carbon monoxide is often referred to as the “Silent Killer” because it is colorless and odorless and death can occur without the person being aware that high levels exist. Over 15,000 people each year are treated in emergency rooms for non-fire related carbon monoxide exposures. And an average of about 500 people die each year from non-fire related carbon monoxide exposures.

CO Alarms Required in > 15 states Place near sleeping areas Options with longer battery life