Intent

The plan addresses all measure required by the US Green Building Council’s LEED‐v4 NC & CI Rating. The plan will meet and/ or exceed minimum recommendations set forth in SMACNA IAQ Guidelines for Occupied Buildings under Construction, 2nd Edition 2007, ANSI/ SMACNA 008-2008 (Chapter 3) and SMACNA duct cleanliness for new construction guidelines.

The intent of this Plan is to:

• Minimize exposure of construction workers to air pollutants;
• Prevent air pollutants from collecting in building systems and on building materials;
• Prevent air pollutants caused by construction from migrating into occupied spaces.

 

For the purposes of this Plan, air pollutants are defined as:

• Particulates;
• Volatile organic compounds;
• Formaldehyde;
• Combustion emissions;
• Airborne bacteria and micro‐organisms
• Airborne inorganic compounds, such as ozone (from electric motors), metal fumes (from smoldering and welding), and ammonia and chlorine (from cleaning products).

 

PERSONNEL AND PESPONSIBILITIES

The following personnel will have primary responsibility for executing and monitoring the

Construction IAQ Management Plan. Responsibilities are defined as the following:

 

General Contractor

‐     Overall responsibility for the execution of the plan.

‐     Resolve disputes related to IAQ Management Plan execution and coordination.

‐     Appoint the IAQ Representative. The Representative shall be the Project Engineer.

 

Subcontractors

‐     Carry out requirements of the IAQ Management Plan under the direction of the

Representative.

‐     Discuss measures to carry out the IAQ Management Plan at all meeting with the General Contractor and with any other Subcontractors performing work affected by the IAQ Management Plan

‐     Sequence work and use work methods that conform to the IAQ Management Plan requirements.

‐     Assume financial responsibility for costs resulting from poor or failed compliance with the Plan.

PLAN DOCUMENTATION

Primary copies of the documentation will be filed at the project site, with a copy stored at the office of the General Contractor. Upon occupancy of the building (or earlier, if requested) the Owner will be provided with the following documentation package:

 

‐     The approved Construction IAQ Management Plan

‐     Minutes of all meetings in which Construction IAQ issues were discussed.

‐     Deficiency reports showing corrective action taken and dates of both deficiency and corrective action.

‐     Schedule of temporary use of building mechanical equipment.

‐     Schedule of filter change‐outs showing location, date, and filter type, until acceptance of equipment by Owner.

‐     Cut sheets for all filtration media used.

‐     Copies of duct testing and cleaning reports (if performed).

‐     Job progress photographs will be taken on a weekly basis or as necessary during critical periods: (at least 18 clear progress photographs) evenly divided among several different occasions.  Photographs will show implementation of various measures required by the Plan, and will be labeled to indicate the measure being shown. Photographs will have integral date stamps, and will be submitted in chronological order.

Control Measures

The plan will address Construction IAQ by recommending procedures in five areas of concern and the no smoking policy.

• HVAC System Protection
• Contaminant Source Control
• Pathway Interruption
• Housekeeping
• Scheduling
• No smoking policy

 

HVAC SYSTEM (EQUIPMENT AND DUCTWORK) PROTECTION

HVAC equipment and ductwork will be protected from dust and other pollutants via the following procedures:

 

Sealing Ductwork and Air Handling Equipment

 

·    Openings into installed ductwork and air‐handling equipment not in active use will be sealed using taped plastic, taped cardboard, or other reasonably air‐tight coverings. Sealing will occur prior to, or immediately upon installation of the ductwork or equipment. Regular walk‐throughs will be conducted by the IAQ Representative to check for damaged or displaced coverings. Repair or replacement of damaged or displaced coverings will occur immediately upon discovery, at the direction of the IAQ Representative.

·    Construction work that generates air pollution will be avoided where possible where ductwork or air handling equipment is being installed. If visible air pollutants are

present in a space where ductwork is to be installed, spot cleaning or other measures will be used to prevent ductwork or equipment or equipment contamination.

·    When performing construction activities that produce dust, such as drywall sanding, concrete cutting, masonry work, wood sawing or adding insulation, seal off the supply

diffusers and return air system openings completely for the duration of the task.

·    Shut down and seal off the supply diffusers and return air ducts during any demolition operations.

·    Whenever the HVAC system is not used during construction, seal off the supply diffusers and return air system openings to prevent the accumulation of dust and debris in the duct system.

 

 

Use of Mechanical Systems during Construction

 

The use of mechanical systems during construction will be subject to the following control and protection measures:

 

·    Exhaust and makeup air supply systems: when a system is operated during construction, its filters will be replaced upon completion.

·    AHU’s and MAU’s will be protected with a temporary filter having a minimum rating of

MERV 8 per ASHRAE 52.2‐1999.

·    Distribution elements needing filters, including all return air ductwork, will be protected with temporary filters having a minimum rating of MERV 8 per ASHRAE 52.2‐1999 unless otherwise noted below.

·    If used for prolonged periods, filters will be periodically inspected and replaced if dirty.

·    All components of the distribution on the return side will be protected, including but not limited to:

o Return vents, ducts, and shafts;

o VAV box intakes;

o Heat Pump intakes;

o Transfer ducts.

·    Components of the distribution system on the supply side will typically not need

protection except:

o If portions of the supply system become contaminated, coarse filters will be applied to completely cover supply outlets, to prevent the distribution of particulates into building spaces.

o The outdoor air inlets will protected with minimum MERV 8 filters if the building mechanical systems are to be operated for ventilation during construction.

·    Do not use the mechanical rooms to store construction or waste materials. Keep rooms clean and neat.

 

Filter Replacement and Tracking

 

·    MERV 8 filters used for ductwork protection will be replaced on an as‐needed basis due to loading, as determined by the IAQ Representative, prior to building flush out, and prior to occupancy.

·    Air filters will be replaced when the pressure drop meets or exceeds the maximum threshold

·    Upon completion the MERV 8 filters used for ductwork protection will be discarded.

New filters will be installed at all air handlers and makeup units.

·    A cut sheet for each type of temporary filter used will be filed and included in the final submittal.

 

 

·    A schedule of the filter replacements (showing location, date, and filter type) will be recorded and included in the final Plan documentation (See Table IEQ3.1‐1)

 

 

Duct Cleaning

 

·    Provide periodic duct inspections during construction; if the ducts become contaminated due to inadequate protection, clean the ducts professionally in accordance with NADCA (National Air Duct Cleaning Association) standards.

·    Duct cleaning will be considered a last resort measure in the event of a failure of other measures. If duct cleaning is needed:

o The work will be done by experienced professionals skilled in the task, using specialized equipment and following the requirements of the General Specifications for the Cleaning of HVAC Systems referenced above.

o If it is found that duct liner, ductwork, or equipment is too contaminated to be cleaned successfully, it will be replaced at no cost to the Owner.

o If construction is underway at the completion of cleaning, all openings required to be sealed per this Plan will be resealed as soon as possible after cleaning.

o A log recording all duct cleaning that takes place during construction will be created, filed, and included in the final submittal.

o The party creating the pollution will bear the cost of cleaning, if the polluting work was done in violation of the Plan and if the party was properly informed before the violation per the provisions of this Plan.

 

SOURCE CONTROL

This plan is predicated on the use of low‐emission interior products which comply with the following VOC limit standards:

 

·    Adhesives, Sealants, and Sealant Primers: California’s South Coast Air Quality

Management District (SCAQMD) Rule #1168. [LEED Credit EQc4.1]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Architectural Paints, Coatings, and Primers applied to interior walls and ceilings: Green Seal Standard GS‐11.  [LEED Credit EQc4.2]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Anti‐Corrosive and Anti‐Rust Paints applied to interior ferrous metal substrates: Green Seal Standard GS‐03.  [LEED Credit EQc4.2]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Clear Wood Finishes, Floor Coverings, Stains, Sealers, and Shellacs applied to interior elements: California’s South Coast Air Quality Management District (SCAQMD) Rule 1113. [LEED Credit EQc4.2]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Composite Wood, Agrifiber products and Laminating Adhesives: No Added Urea      

      Formaldehyde (NAUF) OR No Urea Formaldehyde (NAF). [LEED Credit EQc4.3]

• Composite wood and agrifiber products should be tested in accordance with the California Air Resources Board(CARB) ATCM for formaldehyde requirements for ULEF or NAUF.

·    Ceiling Systems, Interior Wall Assemblies/Wall Surfaces(inclusive of insulation/thermal/acoustic product categories):

• Ceiling systems and wall assemblies should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017 or certified by GREENGUARD GOLD standard.

·    Furniture: ANSI/BIFMA M7.1-2011

• New furniture must be in compliance with ANSI/BIFMA M7.1-2011 for emissions/VOCs with regards to off-gassing.

 

Modifying Equipment Operation

 

To reduce air pollution during construction:

 

·    Electric equipment will be used instead of gasoline‐powered equipment whenever practical.

·    Bottled gas will be used in place of diesel fuel whenever practical.

·    Exhaust from gasoline or diesel vehicles will be kept away from air intake pathways.

·    Fuel‐burning equipment will be cycled off during extended periods between uses.

 

Changing Work Practices

 

All construction workers will use work practices that reduce the generation and distribution of indoor air pollutants.  The IAQ Representative will conduct orientation sessions with affected construction workers and supervisors.  In these sessions, the IAQ Representative will review goals covering all aspects of the Plan, including HVAC protection, source control, pathway interruption, use of low‐VOC products, housekeeping, and flush‐out.

 

Local Temporary Exhaust

 

Where available, operable vents and windows will be opened to ventilate the building during application of interior finishes when weather conditions are suitable. Spaces with fixed glazing or no windows will be vented by localized temporary exhaust, as described below, or by using building mechanical systems (described above).

 

 

·    Any local regulations concerning the discharge of particulates will be adhered to.

·    Local temporary exhaust will be accomplished using fans, duct extensions, and filters.

·    Local temporary exhaust will not discharge near air intakes or other openings that lead into the building.

·    When necessary to control odors, special filtration media such as potassium permanganate or activated charcoal will be used.

·    Building louvers may be temporarily removed, or the installation of fixed windows delayed for the placement of exhaust ductwork.

 

Covering or Sealing Sources of Pollution

 

The following rules apply to materials that emit air pollutants or odors:

 

·    Containers containing wet materials will be covered whenever they are not in active use.

·    Waste materials will be covered or sealed and regularly removed from the building.

·    Absorptive materials or materials with an odor will be covered while moved through the building.

 

·    Whenever possible, material containers will be disposed of with the covers on.

·    Enclosed tankers will be used for built‐up roofing instead of open kettles.

·    Materials that require a surface coating to control pollutants or odors will be coated promptly.

 

PATHWAY INTERRUPTION

Measures will be implemented to close or cover pathways between spaces through which pollutants could travel.

 

Controlling Pollution at Entrances

 

Measures will be taken to prevent pollutants from tracking into interior spaces by workers or equipment. These will include temporary walk‐off mats and floor protection.

 

Protection of Stored Materials

 

Measures will be taken to minimize dust accumulation on material surfaces and the absorption of other pollutants by absorbent materials. The measures will include the following:

 

·    Materials will be handled and stored according to the manufacturer’s recommendations.

·    Unwrapped absorbent materials will be shrink‐wrapped if necessary.

·    Highly absorbent materials like duct liner, acoustic tile, carpeting, or insulation will be stored indoors in the original packaging, or covered and sealed.

·    Moderately porous materials like gypsum board will be stored indoors, wrapped or away from dust and materials prone to off‐gas VOC’s.

·    Framing lumber will be stored indoors whenever possible. If stored outdoors, the lumber will be (1) covered with a water proof covering, (2) stored off the ground, and (3) located away from standing water.

·    Dense material like glass, metal framing, ductwork and equipment will be covered and kept dry.

·    If condensation forms on cold material, care will be taken not to expose it to dust or other particles. If exposed to pollution, housekeeping measures will be used promptly to clean the material before installation.

 

Protection of Materials During and After Installation

 

·    No materials intended for dry installation will be installed wet.

·    No materials will be stored in rooms containing air‐handling equipment, other than materials intended for use there.

 

·    The IAQ Representative will determine appropriate measures to prevent water damage to materials not intended to be wet during construction, including temporary water barriers and/or water stops.

·    Subcontractors are required to notify the IAQ Representative of any condition in which a material may be moisture damaged. The IAQ Representative will inspect the material

and determine if it needs to be replaced.

·    Subcontractors who apply finishes without notifying the IAQ Representative of underlying water damage will be financially responsible for the cost of removing and

replacing all affected materials, and of related work, including investigating for mold spores.

 

Preventing Contamination of Completed Areas from Work under Construction

 

When work is completed in an area, the area will be protected from pollutants generated in other parts of the building still under construction. One or more of the following methods of pathway interruption will be used:

 

Erecting barriers between completed area and areas still under construction

 

Where present, doors and windows will be closed and locked between completed portions of the building and portions of the building still under construction. The closures will be further sealed with tape, plastic sheeting and/or sealant, if necessary.

 

Pressure differentials may be utilized to prevent contaminated air from entering clean areas.

 

HOUSEKEEPING

The following housekeeping measures will be employed as part of the Plan:

 

·    A regular housekeeping schedule will be instituted. Cleaning measures and frequency will be selected according to the pollutants generated in a space.

·    Provide regular cleaning concentrating on HVAC equipment and building spaces to remove contaminants from the building prior to occupancy.

·    All coils, air filters, fans and ductwork shall remain clean during installation and, if required, will be cleaned prior to performing the testing, adjusting and balancing of the systems.

·    Thoroughly clean all interior surfaces prior to replacing filters and running HVAC system for system balancing, commissioning and building flush out.

·    Remove accumulations of water inside the building. Protect porous materials such as insulation and ceiling tile from exposure to moisture.

 

 

·    Where applicable, suppress and minimize dust with low‐odor wetting agents or sweeping compounds.

·    Utilize efficient and effective dust collecting methods such as a damp cloth, wet mop, or vacuum with particulate filters or wet scrubber.

·    Low‐odor cleaning agents will be used.

·    Spills of water or solvent will be cleaned up immediately.

·    Attention will be given to cleaning hidden or hard‐to‐reach surfaces, such as wall cavities, tops of door, ledges, and behind water closets.

 

SCHEDULING

Construction activities shall be scheduled such that construction and move‐in / occupancy do not overlap in time. Construction will be substantially complete approximately two weeks prior to occupancy thereby allowing adequate time for flooring, paint and wall coverings time to off‐ gas.

 

All material deliveries will be scheduled so that materials are installed quickly and storage is minimized. Sawing, sanding, and cutting wood and metals will be completed in the designated and unoccupied area outside the tenant space. All wood should arrive pre‐finished to avoid the strong odor from coating wood within a confined space. Installation of all products requiring epoxy should be completed after‐hours due to odor potential.

 

The air handling units serving the areas of work will be shut down during drywall sanding so as to limit contaminating the mechanical system and minimize dust migration throughout the space. Additionally, the mechanical system will be covered and protected during drywall sanding. No ductwork will be installed while drywall is being sanded. Vacuum sanding equipment will be utilized to limit drywall dust.

 

Schedule high pollution activities that utilize high VOC level products (including paints, sealers, insulation, adhesives, caulking and cleaners) to take place prior to installing highly absorbent materials (such as ceiling tiles, gypsum wall board, fabric furnishings, carpet and insulation). These materials will act as ‘sinks’ for VOCs, odors and other contaminants, and release them later after occupancy.

 

Procedures

 

The following sequencing procedures will be coordinated by the IAQ Representative:

·    Caulks, sealants, and joint fillers will be applied prior to installing carpets or acoustical ceiling tiles.

·    Painting of interior walls, soffits, doors, frames, etc. (with the exception of touch‐up work) will occur prior to installing carpets or acoustical ceiling tiles.

·    Painted areas will be allowed a minimum 48 hour drying period before carpets or acoustical ceiling tiles are installed. Only low‐VOC paints and primers will be used.

·    Where feasible, a primer coat of paint will be applied to gypsum wallboard prior to the application of caulks, sealants, and joint fillers.

·    Custom architectural millwork items will be finished off‐site and delivered to the site after a minimum 48 hour curing period.

·    Fabric‐covered systems furniture panels and upholstered furniture will be installed after all other finish work is complete, and after flush‐out is complete.

 

Interior Finishes Installation Schedule

Odor/Moisture/Vapor Absorbing Materials

 

Material	HVAC Zone	Sequence
Gyp Board	All	Prior to Paint
Acoustical Tiles	All	Following Paint
Duct Liner	All	Prior to Finishes
Insulation	All	Prior to Finishes

 

NO SMOKING POLICY

The use of tobacco products during construction is strictly prohibited. This includes both inside the building, as well as within 25 feet of the building entrance.

_________________________________________

ONGOING IAQ MANAGEMENT

 

Complaint Resolution Process

To ensure that the expectations of the tenants are being met, the property has a system for addressing any issues related to indoor air quality:

1. A member of the property team will record the complaint, and within the complaint they will request the following information: Tenant and individual filing complaint, date and time received, individual that received the complaint, and the nature of the issue.
2. Property team member that received the complaint will alert the appropriate staff at the building, including Building and Facilities Managers.
3. A response will be provided to the tenant that is filing the complaint. Notes will be taken during the conversation and/or emails retained for record.
4. Facilities team or other responsible property team members will investigate the issue and remedy any issues. The results of the investigation and actions take will be recorded.
5. Property team member will reach out to tenant with actions taken for the resolution of the complaint. Notes will be taken during conversation and/or emails retained for record.

 

IAQ Management Strategies

IAQ Inspections

As part of the standard operating procedures at the building, indoor air quality inspections are performed on a weekly basis. The facilities engineering team performs the walk-throughs to determine any issues within the building. If any issues are observed, the facilities team record the issue in the building ticket system. It is strictly prohibited to block ventilation supply or exhaust ducts or other grilles throughout the building and engineers are instructed to bring this to the attention of tenants in violation.

 

Pest Management

To ensure the cleanliness of the building and site, integrated pest management is employed at the property to make certain that pest issues are addressed in a timely manner and handled with the most appropriate response. The pest control vendor is well versed in providing an integrated approach to pest management and the use of least toxic measures is always a first consideration to ensure the safety of tenants and the technician. 

 

HVAC

Preventive Maintenance is performed at the property by the facilities staff and contractors when needed. The preventive maintenance program includes the inspection, cleaning and service of the following items: outdoor air intake opening, damper controls, air filters, drip pans, cooling and heating coils, fan belts, humidification equipment and controls, distribution systems, and exhaust fans.

 

Moisture Control

Facilities Teams, specifically building engineers, are responsible for performing daily building walk-throughs as part of the standard operating procedures. During these walk-throughs, building engineers will inspect the grounds for moisture control issues, such as standing water or leaks, and inform property management immediately of any issues identified. If tenants detect moisture issues within their space, they are to inform property management, from there a maintenance ticket will be created and assigned to a building engineer.

 

Tobacco Smoke

Ownership and management operate commercial real estate that provides a healthy and tobacco-free environment for its tenants and employees. Th building has strict guidelines with regards to tobacco smoke control. Smoking signage is present at the property, conveying the restriction of smoking near entrances and on the property.

 

Pollutant Control

Management holds pollutant control at the utmost importance to ensure a safe and contaminant free building environment for tenants and employees. The building is equipped with proper entryway systems, such as walk off mats and/or grates, to mitigate the amount of pollutants brought into the building by occupants. As a standard operating procedure, all building walk-throughs include visual inspections for mold to ensure the safety of all building occupants.

To ensure the building provides a safe indoor environment for their tenants and employees, regular preventive maintenance is performed to ensure all building systems are operating optimally.

 

Chemical Storage

It is management’s commitment to our tenants and their patients to ensure a clean and safe working environment. As such, any area where chemicals are stored, an inventory of the material safety data sheets (MSDS) is maintained. All chemical storage areas are properly ventilated to ensure the safeguarding of the indoor air quality of the building, and the storage areas are routinely monitored for cleanliness during IAQ inspections and walkthroughs.

 

Tenant Housekeeping

Tenants within the building are responsible for maintaining the cleanliness of their workspace. Routine office cleaning is performed daily which includes but is not limited to surface cleaning, vacuuming, bathroom mopping/cleaning, collecting trash and recyclables from receptacles. It is the responsibility of the tenant to maintain any and all biophilia within their office space, though it is recommended to maintain them regularly to promote healthy indoor air quality within the workspace. Additionally, it is within the tenants control to ensure the proper storage of perishable food items and to regularly clean their refrigerators/freezers to limit unwanted odors, however, tenants can request this service from base building janitorial services at the tenants’ expense. Any complaints of bothersome odors or uncomfortable indoor air quality issues in any portion of the building will be reported to management and addressed immediately. To maintain a healthy workplace environment, tenants are requested to adhere to the guidance listed herein and to their own company policies within their space. 

 

Source Control Requirements

·    Adhesives, Sealants, and Sealant Primers: California’s South Coast Air Quality

Management District (SCAQMD) Rule #1168. [LEED Credit EQc4.1]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Architectural Paints, Coatings, and Primers applied to interior walls and ceilings: Green Seal Standard GS‐11.  [LEED Credit EQc4.2]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Anti‐Corrosive and Anti‐Rust Paints applied to interior ferrous metal substrates: Green Seal Standard GS‐03.  [LEED Credit EQc4.2]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Clear Wood Finishes, Floor Coverings, Stains, Sealers, and Shellacs applied to interior elements: California’s South Coast Air Quality Management District (SCAQMD) Rule 1113. [LEED Credit EQc4.2]

• Wet applied products should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017.

·    Composite Wood, Agrifiber products and Laminating Adhesives: No Added Urea      

      Formaldehyde (NAUF) OR No Urea Formaldehyde (NAF). [LEED Credit EQc4.3]

• Composite wood and agrifiber products should be tested in accordance with the California Air Resources Board(CARB) ATCM for formaldehyde requirements for ULEF or NAUF.

·    Ceiling Systems, Interior Wall Assemblies/Wall Surfaces(inclusive of insulation/thermal/acoustic product categories):

• Ceiling systems and wall assemblies should be tested in accordance with the California Department of Public Health Standard Method V1.1–2010 or V1.2-2017 or certified by GREENGUARD GOLD standard.

·    Furniture: ANSI/BIFMA M7.1-2011

• New furniture must be in compliance with ANSI/BIFMA M7.1-2011 for emissions/VOCs with regards to off-gassing.