The U.S. Travel Data Center estimates that 43 million U.S. travelers are “ecologically concerned,” and AAA has found that 34 percent of their travelers want a green hotel; one that implements water conservation, recycles, and has a water-wise landscaping program. With these numbers growing, building green lodging is quickly becoming essential for those in the hospitality industry to stay competitive.
Green building encompasses energy efficiency, recyclable materials, renewable resources and materials, low impact on the environment with a minimal waste stream, and good indoor air quality (IAQ). While there are a number of aspects to consider when building green, indoor air quality affects every building occupant and needs to be a priority.
Good IAQ is important because people spend roughly 90 percent of their time indoors. With indoor air being two to five times more polluted than outside air (and as much as 100 times higher in new construction), poor IAQ can have a significant impact on building occupants’ health and comfort, whether they realize it or not. For many people, spending the majority of their time indoors may not seem like a big deal, until they have a health problem and realize that high levels of volatile organic compounds (VOCs), which have short- and long-term health consequences, may have contributed to or caused their symptoms. Acute symptoms include triggering asthma and allergies, flu-like symptoms and irritated eyes, nose and throat. Long-term health effects may include respiratory and neurological diseases and possibly cancer.
Cost Often Influences IAQ
Often, good IAQ is overlooked or sacrificed when building to meet the budget. Choices that lead to poor IAQ are made for a number of reasons. The initial costs to design and construct a facility (“first costs”) play a large role. For example, a designer/specifier may select materials that have higher chemical emissions than other available choices. Many times these choices are based on first cost or durability without enough regard for IAQ impact. (Note that not all low-emitting products are more expensive than high-emitting products.)
Also, in order to maximize useable area, heating, ventilating and air-conditioning (HVAC) equipment may be tucked away in tight spaces where it is difficult to operate and maintain. When this occurs, the equipment often falls into disrepair and fosters poor IAQ. In addition, the aesthetics of a hotel are frequently considered by the owner to be the most important element. When trying to attain a certain rating (four star status, for example), finishes may be selected based on their appearance rather than on how they will contribute to a healthy indoor environment. Ironically, appearance will not matter if guests cannot tolerate the smell or become ill because of poor IAQ.
The good news is that healthy indoor environments can be achieved in lodging. Building for good IAQ includes four main phases: design, construction, acceptance and occupancy. The goal is to reduce chemical emissions from indoor products, and limit possibilities for mold growth that can result from moisture intrusion. Chemical and microbial contaminants can be particularly aggravating to building occupants in indoor settings.
Designing for good IAQ consists of an initial project evaluation, including a review of the design documents. Such a review should focus on controlling both chemical emissions and potential sources of water intrusion. For additional mold prevention, create a moisture management specification to be followed during the construction, acceptance and occupancy phases. When creating this specification, three main elements should be considered to reduce the possibility for mold growth. First, ensure that interior sources for moisture are minimized, such as showers, appliances, perspiration from workout facilities, respiration and pipe leaks. Second, exterior sources of moisture (vapor and liquid), including diffusion of vapor, humid climate depressurization and infiltration of vapor should be addressed during the design of the hotel. Third, when it comes to the HVAC system, humidification, depressurization and moisture carryover from cooling coils can contribute to moisture issues.
Qualified Contractor is Important
In the design phase, selecting an appropriate general contractor is also important. Look for a contractor who has Associated General Contractors (AGC) membership, find out what kind of bonding the contractor has, ask about experience with the type of building being proposed and make sure that the people proposed to work on the project really will work on the project. There is a substantial difference between a 10-year veteran who has built a number of garden-style or high-rise hotels and a recent college graduate that is in the early stages of his career.
The construction phase should include the implementation of both a Construction IAQ Plan and a Mold and Moisture Management Plan (MMMP), training for the construction staff, contractor document reviews and building material reviews. Much like the design phase, potential sources for chemical emissions and moisture need to be addressed in the construction phase. Building envelope leaks, flooding and subsurface incursion are common exterior sources. The HVAC system also may cause moisture intrusion from rain or standing water.
Selecting appropriate building materials is essential as source control is one of the easiest ways to limit exposure to VOCs. Some materials are larger offenders than others and need special attention. A few are listed below:
• Pressed woods such as oriented strand board (OSB), medium density fiberboard (MDF), particleboard or plywood that can emit high levels of formaldehyde.
• Carpet also can emit high levels of VOCs, so be sure to look for the GREENGUARD Certified or Green Label Plus marks, which indicate the carpet emits low levels of VOC.
• Paints, sealants and adhesives may give off high levels of VOCs. Look for products with low VOC emissions. Note, there is a difference between VOC content and VOC emissions; VOC content refers to the amount (by weight) of VOCs in the product formulation, while the VOC emissions are a measure of the airborne chemicals that are being released into the air during and after product application.
• Air filtration devices that generate ozone may do more harm than good. While they can mask the smell of odors and mold and insert a fresh smell into the air (such as after a thunderstorm), they also may contribute to indoor air contamination. According to the U.S. Environmental Protection Agency, ozone can cause respiratory irritation among sensitive people.
• Beware of “mold proof” products. Find out if a desired product is treating the symptom or preventing the cause. Is “mold proof” a marketing claim or based on proven performance? Is the anti-microbial formulation in the product effective? Does the product have third party validation for mold resistance?
The acceptance phase consists of moisture mapping and building clearance testing, which includes ensuring that VOC levels are not too high. Again, knowing where to look for moisture and mold throughout the life of a building is essential. Identify the same problem areas as addressed in the design and construction phases. Further, ensure the building interior has been properly flushed out to reduce VOC emissions. An operation and maintenance (O&M) plan for IAQ issues (chemical and microbial) should also be created. Review proposed procedures for pesticide application, housekeeping, replacement of finishes, monitoring for problems, and HVAC system maintenance.
Occupancy includes training the operations and maintenance staff, performing site visits and receiving ongoing IAQ management guidance. Each phase is important, but if the occupancy phase is ignored, all of the time and effort put into the design, construction and acceptance phases will be wasted.
Mandi Joyner is the communications manager for the GREENGUARD Environmental Institute. For more information on building for good IAQ, call (800) 427-9681, or visit www.greenguard.org.
