INDOOR HEALTH ISSUES

Transcription

1 HUMAN SYSTEMS SKIN BONES NERVES HEART LUNGS VESSELS INDOOR ENVIRONMENT PRODUCTIVE WORK ENERGY WATER HUMAN SYSTEMS WASTE WASTE INDOOR HEALTH ISSUES The effect of building health on the humans and human systems housed within is not insignificant. Occupants spend up to one third of their lives within the indoor environment. Long term effects of temperature, humidity, pressure, noise, vibration, particulates and airborne contaminants may have direct and indirect consequences on individual health. Emerging research suggests long term exposure to very low concentrations of certain molds, allergens and other airborne contaminants may lead to sensitization, manifested in a broad spectrum of symptoms. Many of the symptoms associated with indoor air quality directly affect concentration and productivity. Buildings are communities where the knowledge, perception and concern of individuals becomes a part of the collective experience. Indirect effects of indoor building health include recruitment, retention, productivity, and culture.

2 BUILDING RENEWAL PLANNING 8 High Risk Buildings Forbes 191 Steward Observatory 13 Biological Sciences East 18 Harshbarger/Mines and Metallurgy 18 Shantz 1STAGE ONE Remaining Building Stock Estimate Renewal Sustainment Cycles Remaining Stock ROM $/SF Sustainment cost Estimates by system type ROM $/SF Sustainment by building asset class COMPREHENSIVE CAMPUS PLAN VISION MISSION Facility Condition Assessment High Risk Buildings Survey Test Identify Deficiencies Estimate Remaining Useful Life Describe Risk Develop ROM renewal cost estimates by system Identify energy and O&M savings opportunities Comparative Cost Estimates Phased/piecewise Gut and rebuild Repurposed use Construct new Consider Direct and Indirect Swing space Disruption Space Utilization Assessment Identify Space Efficiency Opportunities Estimate Costs of Space Reallocation Opportunities Integrate 1962 Veterinary Science and Microbiology STAGE TWO Evaluate Financing Alternatives Conventional ABOR Bonding ESCO Public-Private Partnerships Philanthropy Evaluate Integrated Approaches Systems Renewal + Space Planning + O&M + Energy + Sustainability Mission Cost Phasing and Duration Critical Path Biological Sciences West 1967 College of Medicine 3STAGE THREE Planning Funding Plan Implementation Plan Renewal Plan - High Risk Renewal Plan Remaining Stock Sustainment Plan Moving Forward 1968

3 RISK AND PRODUCTIVITY IN THE ABSENCE OF DEFERRED MAINTENANCE HEALTH Disruption PRODUCTIVITY RISK Reliability Control RECRUITMENT RETENTION PRODUCTIVITY CULTURE CAMPUS BUILDINGS BY DECADE NUMBER of Buildings Decade 6 1s 6 191s s s 64 19s 86 19s s 86 19s s 91 19s 81 2s 18 21s Prepared by The University of Arizona Facilities Management October 216

4 CAMPUS WIDE FUNDING NEEDS BUILDING PORTFOLIOS TOTAL NEEDS $1.4B Portfolios over $12/GSF are considered High Risk as systems will fail without warning. Building Portfolios Campus Systems have different renewal needs. Laboratory and Research Buildings often have the highest needs. PLANNED RENOVATIONS *NO PLANNED RENNOVATIONS GROUNDS $37.M UtilITY INFRASTRUCTURE/ CENTRAL PLANTS $19.4M BUILDING NEEDS $897.3M Building Portfolios: Functional Assumes investment is dictated by building function (ie. academic, administrative) and prioritization of investment can be determined by associated use. ACADEMIC $312.3M 2,66,8 GSF $117/GSF Research $423.M 3,913,883 GSF $16/GSF Student Support/ outreach $162.M 1,274,34 GSF $119/GSF 3 Buildings 47 Buildings BUILDINGS 4,, 4,, 3,, 3,, GROSS SQUARE FOOTAGE BY AGE Campus Building Age In the absence of renewal, Laboratory Buildings from 19s-196s are becoming high risk. GSF 2,, 2,, 1,, Buildings from more recent decades will soon become the focus of tomorrow. 1,,, GSF ,282 84,7 1,81 326, ,9 91,893 2,822,347 1,27,23 4,169,824 2,992,734 2,8, , Years IDENTIFY NEEDS BY SYSTEM Needs By System $ IN MILLIONS $ $3 $3 $2 $2 $1 $ $ GSF $127.2 $91.6 $141.6 HVAC $84. $3.4 $41.7 PLUMBING $6.6 $3. $3. $49. SAFETY/ CODE $22.7 $27. EXTERIOR SHELL $31.1 $24.7 $42.9 INTERIOR SHELL $28. $3. $12.9 ELECTRICAL COOLING 23% 77% $7.8 $2.2 $6.7 $1.1 $11.8 $14.9 GROUNDS Behind the Walls In Front of the Walls $3.7 $1.1 $4.7 $3. $29.4 $.9 HEATING OTHER MECHANICAL Renewal inside the walls represent the highest and most urgent renewal costs. A (1-3 Years) B (4-7 Years) C (8-1 Years)

5 THE UNIVERSITY OF ARIZONA DEFERRED MAINTENANCE AND BUILDING HEALTH

6 FINDINGS Envelope Leakage Conditions Duct Leakage Heavily Fouled Air Duct Typical Duct Moisture penetration through the building envelope, or generated by HVAC and Plumbing systems, is often the root cause of Mold. OPTIONS A variety of renewal approaches from a life-cycle standpoint: ENERGY UTILITIES, OPERATION, MAINTENANCE AND RENEWAL SUSTAINMENT ENERGY UTILITIES, OPERATION, MAINTENANCE AND PERIODIC RENEWAL ENERGY UTILITIES, OPERATION, MAINTENANCE AND Deferred behind the walls maintenance renewal $1 $2 $/SF/YR $3 $ $ $/SF/YR $1 $2 $ $ $1 $/SF/YR $2 $2 $3 Operation $1./SF/YR Maintenance $2./SF/YR Renewal Sustainment $/SF/YR Roofing - yr Exterior - 3yr Elevators - yr Fire sprinklers - yr Fire alarm - yr Built in equip - yr Interior finishes - 1yr Painting - 1yr HVAC controls - 2yr HVAC equipment - 3yr HVAC distribution - yr Electrical equipment - yr Electrical distribution - yr Plumbing fixtures - 3yr Plumbing piping - yr Energy/Utilities $2./SF/YR SINKING FUND PERIODIC RENEWAL DEFER MAINTENANCE Regular annual contributions Sustains life-cycle renewal costs Replace systems at term Piecewise reinvestment Allow systems to deteriorate Renewal costs approach replacement

7 BUILDING SYSTEMS ENVELOPE STRUCTURE ELECTRICAL MECHANICAL AIR INTAKE PIPING OUTDOOR ENVIRONMENT BUILDING SYSTEMS ENERGY WATER LIKE HUMANS Buildings on a University Campus share certain characteristics with humans. Like the systems that make up the human anatomy, building infrastructure includes many intertwined and specialized elements that work together in dynamic and complex ways. Individual systems age at different rates and in different ways subject, in part, to the level of preventative care and maintenance applied. System VisIbility Building systems may be categorized as In Front of the Walls or Behind the Walls. Due to their visibility, routine renewal of the more visible systems is likely to occur in a budget constrained campus environment on a more frequent basis than those systems Behind the Walls. LiFE CYCLES AND Periodic renewal COSTs OF BUILDING SYSTEMS In Front Of The Walls 23% Cost of Ownership Exterior - 3yr Behind The Walls Elevators - yr 77% Fire sprinklers - yr Fire alarm - yr Built in equip - yr Interior finishes - 1yr Painting - 1yr HVAC controls - 2yr HVAC equipment - 3yr 3 HVAC distribution - yr Electrical equipment - yr 2 Electrical distribution - yr 1 1 Plumbing fixtures - 3yr Plumbing piping - yr $1 $16 $1 $12 $ $/SF $ $6 $ $2 $2 $ Left untended, deferred behind the walls maintenance renewal costs by year can approach % of the cost to replace a building. Eventually, failure to renew the mechanical, electrical and plumbing systems can lead to escalating annual energy and maintenance cost burdens and unhealthy indoor environments. 6 Over a year laboratory building life, the ratio of the magnitude of periodic renewal costs of hidden infrastructure Behind the Walls can be 3X that of visible systems In Front of the Walls. Roofing - yr

8 Facility Condition Assessment DIAGNOSIS Assemble a Task Force Team Facilities Management Risk Management Architect/Engineer Industrial Hygenist Departmental Leadership Faculty, Staff, Students Weekly briefing and discussion with Task Force Active daily coordination with Building Manager Occupant questionnaire and interview Systems review/interview/walkthrough with FM General Maintenance Electrical, Plumbing, Mechanics Room-by-Room Architect/Engineer survey Above-ceiling survey and documentation Inspection inside utility shafts, within air handlers Boroscope inspection inside ductwork Disassemble and inspect terminal air control units Test supply, return and exhaust airflows Industrial Hygenist building survey and sampling Laboratory testing results of air and surface samples Identified problems typically originate with moisture Moisture intrusion through envelope: roof, joints, seals Condensation generated in air conditioning Plumbing leaks: supply and waste Cracks in floors Organic matter accumulating inside ductwork GLHN Architects & Engineers Facility Condition Assessment