Indoor Air Quality, Health & Wellness
Prepared for: BOMA National Advisory Council
Brenna Walraven, Corporate Sustainability Strategies
Dave Pogue, CBRE
Simon Turner, Healthy Buildings
Phil Williams, Delos
Context for IAQ
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Tenant Satisfaction, Retention & Recruitment
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Poor IAQ can impact Tenant perceptions, comfort and experience
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Tenants will increasingly require an IAQ program as market
understands the benefits
Risk Reduction
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Sound IAQ management practices minimize risk of occupant law suits
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Presence of IAQ program can reduce insurance costs
Value Creation
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Anything well managed, including IAQ, lowers costs
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Satisfied Tenants tend to have higher lease renewal rates
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Market differentiation – Lend Lease in Australia leads with IAQ
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All of which drive higher NOI and Asset Value
Context for IAQ
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Approach
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LEED buildings have helped raise awareness
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Not just about energy efficiency and cost saving benefits
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Sound management plan for IAQ isn’t always noticed – but
poor IAQ always is
• Communicate the Value Proposition
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Less toxins and odors is better
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Green cleaning, Low VOC finishes, Enhanced Filtration are better
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Air velocity is a double edged sword
Tenant
Satisfaction
and
Recruitment
Value Creation
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Anything well managed, including IAQ, lowers costs
Need to educate tenants/occupants – can’t always “see” what’s being done much less
understand the benefits
Tenants are always competing for talent
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3/30/300 – Energy per SF, Rent per SF, Tenant Labor Cost per SF
Allen JG, MacNaughton P, Satish U, Santanam S, Vallarino J, Spengler JD. 2015. Associations of Cognitive Function Scores with Carbon Dioxide, Ventilation, and Volatile Organic Compound Exposures in Office Workers: A Controlled Exposure Study of Green and
Conventional Office Environments. Environ Health Perspect DOI: 10.1289/ehp.1510037
Allen JG, MacNaughton P, Satish U, Santanam S, Vallarino J, Spengler JD. 2015. Associations of Cognitive Function Scores with Carbon Dioxide, Ventilation, and Volatile Organic Compound Exposures in Office Workers: A Controlled Exposure Study of Green and
Conventional Office Environments. Environ Health Perspect DOI: 10.1289/ehp.1510037
Allen JG, MacNaughton P, Satish U, Santanam S, Vallarino J, Spengler JD. 2015.
Associations of Cognitive Function Scores with Carbon Dioxide, Ventilation, and Volatile
Organic Compound Exposures in Office Workers: A Controlled Exposure Study of Green and
Conventional Office Environments. Environ Health Perspect DOI: 10.1289/ehp.1510037
2. Center for the Built Environment, University of California Berkeley. (2007). The Impact of Ventilation on Productivity. Retrieved from http://www.cbe.berkeley.edu/research/briefs-ventilation.htm
3. Terrapin Bright Green LLC. (2012). The Economics of Biophilia. Retrieved from http://www.interfacereconnect.com/wp-content/uploads/2012/11/The-Economics-of-Biophilia_Terrapin-Bright-Green-2012e_1.pdf
1. US EPA Region 1. (2013). Questions About Your Community: Indoor Air. Retrieved from http://www.epa.gov/region1/communities/indoorair.html
1. US EPA Region 1. (2013). Questions About Your Community: Indoor Air. Retrieved from http://www.epa.gov/region1/communities/indoorair.html
Allen JG, MacNaughton P, Satish U, Santanam S, Vallarino J, Spengler JD. 2015.
Associations of Cognitive Function Scores with Carbon Dioxide, Ventilation, and Volatile
Organic Compound Exposures in Office Workers: A Controlled Exposure Study of Green and
Conventional Office Environments. Environ Health Perspect DOI: 10.1289/ehp.1510037
Context for IAQ
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Risk
Mitigation
Approach
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Insurance Carriers always want to see a proactive plan and practice
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Attorneys always worry that even talking about IAQ opens up liability
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A consistent focus on maintaining IAQ, allows owners/operators to address
deficiencies quickly and avoid train wrecks
Document the Program
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Evidence of IAQ Program helps with insurers, litigators, tenants/occupants
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Also need evidence of executing the IAQ Program
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When there is a problem, address and document – shows prudent management
Value Creation
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Well managed properties have lower operating costs (including lower insurance
costs, fewer costs associated with IAQ mishaps)
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With a written IAQ Plan, Maintenance Program & Tracking, Supports LEED
Certification and ability to “prove up” Good Management
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All of which reduces Risk and Costs
Context for IAQ Value Creation
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Approach
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Anything well planned, managed and documented lowers costs and
improves results
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Communicate the Value Proposition
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Connect the IAQ Plan to Outcomes
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Differentiate your building, management company/ownership
Value Creation
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Lower operating costs
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Fewer insurance claims and thus lower insurance costs
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Supports LEED certification and GRESB success
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Tenants & Occupants Care – Show them you do too