Smart Buildings Exchange Conference – Sept. 2-3, 2020 • Important Tool Library Announcement

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Utilizing Diagnostic Tools & Implementing Operational Strategies to Curb Spread of COVID-19

April 27, 2020 By Britton Rife

As the current response to the COVID-19 pandemic has drastically altered many of our daily routines, so too must our facility operation practices change to provide the best possible protection for occupants. The following guidance summarizes some best practices (provided by the Federation of European Heating, Ventilation, and Air Conditioning Associations, or REHVA) to reduce the spread of the virus in buildings, focusing on airborne transmission. The objective of this guidance is to provide practical information about recommended precautions and dispel certain myths that can lead to unnecessary actions. (Note: guidance provided is based on the most current information available; as understanding of this new virus increases, recommended best practices may change. Also, circumstances in buildings vary widely depending on many factors; decisions to make proposed changes should be informed by facility reference documents and consultation with professionals who understand the specific building.)

The Smart Buildings Center’s Tool Lending Library can help facility managers and operators assess conditions and optimize the building environment to minimize risk during the ongoing response and as we move to re-occupy our buildings. Throughout this post, we’ve highlighted tools in our library that can support your efforts to effectively prepare and maintain your building in response to the COVID-19 pandemic; please reach out to us if you have questions at tool-library@smartbuildingscenter.org.

As most people are now aware, this virus is highly contagious and is most frequently spread by droplets emitted from an infected person through sneezing, coughing, or even talking. Large droplets (>10 microns) can fall up to about 6 feet away. The virus in these droplets can generally remain active on surfaces for 2-3 days. Virus transmission commonly occurs from people touching these surfaces and then touching the mucous membranes on their faces (eyes, nose, mouth). Sanitization protocols in facilities should be increased all over but especially on high-touch surfaces. Transmission can also occur by directly breathing in droplets expelled by an infected person. Wearing masks can help to reduce this occurrence. Additionally, smaller droplets (<5 microns) carrying the virus can remain active for up to about 3 hours airborne and can be moved large distances through a building by air travel. Thus, effective ventilation practices are also key to reducing the risk of transmission via airborne particles in buildings.

When thinking about ventilation, the most important recommendation is to supply as much outdoor air as is reasonably possible. Close recirculation dampers manually or turn recirculation off via the building automation system (and verify it is off). Turn demand-controlled ventilation off or set it to operate near outdoor air concentrations (typically around 400 ppm); CO2 loggers are available from the Tool Lending Library to use for verification of outside air levels. Virus-contaminated outside air is rare, and standard outdoor air filters typically provide effective fine-particle protection (as opposed to common return/recirculation air filters, which are designed primarily for dust and do not normally filter out particles with viruses effectively). There is no need to increase or alter the normal schedule of changing these filters. But personal protective equipment (PPE) such as gloves and respiratory protection should always be worn by technicians when changing any filters, especially return or exhaust filters. To be safe, technicians should operate under the assumption that filters contain active microbiological material, including viruses. Turn the system off while changing the filter(s) and dispose of used filters in a sealed bag.

Telaire CO2/Temperature Monitor (Photo: Resource Media)

Since the temperature levels needed to affect this virus fall outside of practical ranges for building operation, there is no need to alter set points for heating or cooling. But ventilation schedules and volumes should be addressed. Running ventilation systems at nominal speed at least 2 hours ahead of building occupation time, and then lowering the speed 2 hours after normal occupancy is recommended. Keep the ventilation systems running during unoccupied hours such as nights/weekends, but at a lower speed. This applies to vacated buildings as well. During the shoulder seasons in many regions, the increased energy use resulting from this practice can hopefully be minimized due to minimal need for heating and/or cooling. Operable windows should be used to supplement mechanical systems where possible. In buildings without mechanical ventilation, use of operable windows is critical. Tool Lending Library equipment such as airflow meters, balometers (airflow capture hoods), and motor loggers can be useful to assess adequacy of airflow and make sure equipment is operating as intended during unoccupied hours.

Hobo Motor On/Off data logger (Photo: Resource Media)

The exception to using operable windows for ventilation is in restrooms, where an open window can reverse the flow of ventilation and contaminate other rooms, especially in cases of passive stack exhaust. Toilet ventilation should operate 24/7. Restroom windows should remain closed, except when there is no other adequate exhaust available, in which case windows in other spaces should also be kept open to achieve cross flows through the building. Occupants should be instructed to flush toilets with the lids closed (where possible), as droplets containing virus can be dispersed to the air by plumes created when toilets are flushed. Also, maintain proper operation of water seals by avoiding dried-out floor drains and other sanitary devices; add water regularly (about every 3 weeks depending on climate). Tools such as airflow meters or a simple smoke pencil, available from the Tool Lending Library, can be useful in determining that exhaust systems are operating safely as intended.

TSI Air Velocity Meter (Photo: Resource Media)

Properly installed and maintained heat recovery equipment can achieve near-zero transfer of contaminated particles; however, many heat exchangers have not been properly installed (i.e. higher pressure on the exhaust side which can cause leakage from exhaust air into supply air). Leaks are also common because of inadequate maintenance. Check heat recovery equipment and be sure that leakage is minimized as much as possible. Pressure adjustments can be made using dampers or other strategies, and some systems are equipped with a heat recovery bypass function. Leakage is higher at lower airflow rates; thus higher ventilation rates are helpful. Tools available from the Tool Lending Library, such as manometers or other pressure gauges, can be useful for assessing and correcting pressure issues. In some cases, ultrasonic leak detectors may also be helpful. PPE should always be worn when making these types of assessments.

There is a misconception that duct cleaning is required to minimize spread of the virus in buildings; however, this is likely an unnecessary practice since virus particles do not attach easily to duct surfaces. It is much more important to increase fresh air supply and avoid recirculation of air.

In the case of small spaces served by standalone fan coil or induction units that work with room level circulation, if possible, it is recommended these units be turned off to avoid airborne suspension of virus particles. If they cannot be turned off (i.e. there is a cooling need) then it is recommended to operate their fans continuously, since the virus can settle in the filters (which are typically coarse and not effective at trapping fine virus particles) and then resuspension is increased when the fan is turned back on. If the fan is running continuously, virus particles will theoretically be removed with exhaust ventilation. Room air cleaners with at least HEPA filter efficiency or special UV equipment may also be effective at removing virus particles in smaller spaces.

SBC’s Tool Lending Library has always been a valuable resource for our community, and we’ll continue to serve you to the best of our ability. In accordance with the stay-at-home order in Washington state, and to minimize risk to SBC staff as well as tool borrowers, the Tool Lending Library is currently closed for in-person transactions as well as for non-essential requests. However, we will fulfill (via shipping) requests related to critical operations and/or health and safety in facilities serving functions deemed essential, on a case-by-case basis. When making your tool reservation, please include a note about how your project specifically meets these criteria. Please be patient and allow extra time to receive loans. Precautions will be taken to make sure equipment is sanitized before and after being loaned. Contact us at tool-library@smartbuildingscenter.org to discuss how we may serve your needs for critical operations during this time and as you prepare for re-occupying buildings in the near-future.

Filed Under: Resources, SBC News, Tool Library

Cities Climate Action Webinar: Focus on Buildings

April 16, 2020 By Britton Rife

Buildings have a big impact on climate, and cities can shrink that impact. Find out how at this online event!

Saturday, May 2, 9:30 – 11:00 am PDT. Additional Q&A: 11:00 – 11:30 am PDT
Register Here

The People for Climate Action Coalition is pushing ahead with educational programs to bring our city officials and the general public in King County up to speed on the actions cities can take to reduce climate change impacts. We are hopeful that promoting awareness of the actions cities can take to reduce climate change will also resonate as an opportunity to boost the economy and create jobs.

Did you know that in our nation, buildings:

  • are responsible for over 40% of our energy consumption
  • use over 75% of the power on the electrical grid, and
  • account for over a third of all greenhouse gas emissions?

Join us on Saturday, May 2nd to hear Vincent Martinez and Erin McDade, national leaders in this field, describe the work their organization, Architecture 2030, has done with a few U.S. cities to address the buildings emissions challenge through public policies. They will share some commonalities among cities that they have observed.

Before their presentations, we will be joined by Bellevue City Council Member Janice Zahn, who will frame the important role of our local cities. Then we will hear some specific details on how the energy use and greenhouse gas emissions of buildings can be significantly reduced. We will also hear a report from the City of Bellingham’s Climate Action Task Force on policy actions their city is taking to reduce the impacts of buildings. Finally, from 11:00-11:30 am, we’ll wrap up with Q & A.

Register Now!

Filed Under: Featured Event, Resources, SBC News

Accelerating Existing Building Tune-Ups in Seattle Webinar Recording Available

April 7, 2020 By Britton Rife

In this webinar, held on 3/26/20, Nicole Ballinger, Seattle’s Building Tune-up Accelerator Program Manager described the tune-up program, benefits, and best practices discovered through the pilot process. Nora Wang of Pacific Northwest National Lab described the use of the DOE Asset Score tool in building assessments.

  • Watch: Webinar Recording on YouTube
  • Slides: Download PDF
  • Webinar Questions & Answers: Download PDF

Seattle Building Tune-up Accelerator Program highlights and case studies can be found on the City of Seattle’s website and the final report will be posted later this spring/early summer.

Filed Under: Resources, SBC News

Webinar Series: Managing Your Facilities through Coronavirus

April 6, 2020 By Britton Rife

Your Questions Answered
Managing Your Facilities through Coronavirus

The coronavirus pandemic is uncharted territory, creating new facility management questions every day. What steps can we take to improve indoor air quality and safety? Do we need to upgrade filters before employees return to the office? Can we just lock the doors and walk away until shelter-in-place orders end?

McKinstry experts are ready to sift fact-based best practices from misinformation across engineering, commissioning, operations and maintenance, retrofits and more. Gather your questions and register for our interactive Q&A sessions.

April 10: 11:00 PDT | Preparing Facilities for Coronavirus | Learn More and Register
April 15: 11:00 PDT | Putting Facilities in Temporary Sleep Mode | Learn More and Register
April 17: 11:00 PDT | Adapting Healthcare Facilities for Covid-19 | Learn More and Register

McKinstry Logo

Filed Under: Resources, SBC News

SBC Video Training: Measuring Ventilation System Effectiveness

April 6, 2020 By Britton Rife

Have you seen our SBC Video Training Series on Diagnostic Tool Applications yet? If not, check out the series on our YouTube Channel or click the link below to watch the third video in the series.

Measuring Ventilation System Effectiveness
This video demonstrates the use of a CO2 meter and data logger to measure the effectiveness of the ventilation system. The training covers the programming and deployment of the meter and data logger and as well as data analysis.

Thank you to Puget Sound Energy and Seattle City Light for their support in developing the video training series!

Filed Under: Resources, SBC News, Tool Library

3/26 Webinar: Learn How Seattle Partnered with DOE to Offer Accelerated Building Tune-Ups

March 10, 2020 By Britton Rife

Accelerating Existing Building Tune-Ups in Seattle, Washington
Thursday, March 26, 9-10 AM PST

Building tune-ups aim to optimize energy and water performance by identifying low- or no-cost actions related to building operations and maintenance, that can generate 10-15% in energy savings, on average. The City of Seattle adopted the Building Tune-Ups Ordinance in March 2016. In tandem with the requirement going into effect for large buildings (>200K SF) in 2019, the City partnered with the U.S. Department of Energy to offer an accelerated tune-up process to the mid-size building market (approx. 50-100K SF), involving a variety of building owners, contractors, and energy auditors. Nicole Ballinger, Seattle’s Building Tune-up Accelerator Program Manager, and participating building owners will describe the tune-up program, benefits, and best practices discovered through the pilot process. Nora Wang of Pacific Northwest National Lab will describe the use of the DOE Asset Score tool in building assessments.

Register Now

Seattle Building Tune-up Accelerator Program highlights and case studies are now posted on the City of Seattle’s website and the final report will be posted later this spring/early summer.

Filed Under: Resources, SBC News

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Last Chance to GiveBIG to the Smart Buildings Center Education Program (SBCEP)!

May 13, 2020

Climate Leaders Live: Building a Clean Energy Future Together, May 19th

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You’re Invited! Why Smart Buildings Virtual Executive Forum, June 11th

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Electrifying Multi-Unit Dwellings: Call for Demonstration Sites

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You’re Invited! Why Smart Buildings Virtual Executive Forum, June 11th

May 7, 2020

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