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

2. 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

3. 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%

5. Asthma Rates Mid Atlantic

6. Asthma Triggers

7. 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.

8. 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 )

9. 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]

10. 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.

11. 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.

12. 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.

13. 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.

14. 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.

15. Prepared by Steven Winter Associates, Inc.
May 8, 2008
After a Flood
Dry water damaged areas & items within 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

16. 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 for more information.

17. 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.

18. Mold Response Resources
EPA Mold Guidance –
NY City Mold Guidance - “Guidelines on Assessment and Remediation of Fungi in Indoor Environments”
National Center for Healthy Housing Flood Clean Up Guide -

19. 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.

20. 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.

21. 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.

22. 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

23. 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

25. 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!

26. Energy Star Fans & Timers

27. Fog never forms at 81 cfm

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

29. 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.

30. MERV Ratings MERV PARTICLE TYPICAL CONTROLLED SIZE (m) CONTAMINANT
1 – >10.0 Pollen, sanding dust, textile and carpet fibers
5 – – 10.0 Mold, spores, hair spray,cement dust
9 – – 3.0 Legionella, lead dust, welding fumes
13 – – 1.0 Bacteria, most tobacco smoke, insecticide dust, copier toner
 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.

31. 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

32. 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.

33. Resident Complaints What Can They Tell us About Ventilation
Do exercise

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

35. 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

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

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

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

39. 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…”

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

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

42. 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

43. 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)

44. 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!

45. 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

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

47. 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 $1.16 per therm
Would be $25,000 per year $1.60 per therm (NYC)

48. 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??

49. 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.

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