Presented by:

演讲人：Michael Glassco, ROHT

Michael Glassco，注册职业卫生师President , Sterling IAQ Consultants Ltd.

Sterling IAQ Consultants Ltd. 总裁michael@sterlingiaqconsultants.com

www.sterlingiaqconsultants.com

BOMA China

BOMA 中国Implementing and Indoor Air Quality Management

Program

实施和室内空气质量管理项目

September 22, 2016, 2015

2015、2016 年 9 月 22 日，Vancouver, B.C., Canada

加拿大，不列颠哥伦比亚省，温哥华

BOMA China - organizing event

BOMA 中国 —— 组织活动

Oxford Properties Group - providing this

meeting room and providing a group tour.

Oxford Properties Group ——提供会议室和一次团体旅游。

• ROHT - Registered Occupational Hygiene Technologist

ROHT —— 注册职业卫生师

• 26+ years experience in the indoor air quality, occupational

health and safety/occupational hygiene field

在室内空气质量、职业健康与安全/职业卫生领域拥有 26 余年的经验

• Specialty has been indoor air quality, mould and hazardous

materials (asbestos) consulting

擅长室内空气质量、霉菌和有害物质（石棉）方面的咨询

• Manages national IAQ programs for over 300 buildings

负责管理全国 300 多栋楼宇的室内空气质量项目

• IAQ and worker productivity室内空气质量和工人生产率

• Factors that affect IAQ影响室内空气质量的因素

• Regulations and Best Practices规范和最佳实践

• Proactive IAQ Program积极的室内空气质量项目

• Observed IAQ issues发现的室内空气质量问题

• Communicating with tenants与租户沟通

• Canada and China IAQ discussion加—中 室内空气质量讨论

• Final Thoughts最后思考

• Tour团体旅游

IAQ and worker productivity

室内空气质量和工人生产率Refresher from 2015 BOMA China IAQ Forums - Beijing and

Shanghai2015 年北京和上海 BOMA 中国室内空气质量论坛进修资料

• Many studies have shown that workers are more productive when there is good IAQ!!诸多研究表明，工人在室内空气质量良好的环境中作业时，效率更高！！

• Maintaining exceptional IAQ has actually been calculated to have a positive financial benefit to employers/tenants.根据计算数据，维护良好的室内空气质量给雇主/租户带来积极的经济效益。

• And happy tenants stay in the building.而且租户也愿意住在楼宇内。

• Risk Management - important part of managing commercial real estate in Canada.风险管理 ——管理加拿大商业地产的重要部分

• Decreased absenteeism旷工情况减少

• Improved mood of occupants/workers提高住户/员工士气

• Improved relationship between workers/employer and employers/building management改善员工与雇主，以及雇主与楼宇管理人员的关系

• Useful in lease negotiations有益于租赁谈判

Factors that affect IAQ

影响室内空气质量的因素

• Ventilation system design, operation and maintenance通风系统设计、运行与维护

• Outdoor air pollution户外空气污染

• Moisture/water - creates mould issues湿气/水 —— 产生霉菌

• New building materials and furniture off-gassing新建筑材料和家具废气排放

• Construction contaminants施工污染物

• Plumbing and mechanical systems水管设施和机械系统

• Indoor activities (printing, parking areas, adjacent tenant activities)室内活动（印刷、停车场、附近租户活动）

• Occupants (fragrances, body odours)租户（香水、体味）

• Overall building performance and systems (pressurization, infiltration, stairwells)总体楼宇性能与系统（加压、渗透、楼梯间）

• Water systems - cooling towers, water features, etc. (Legionella)水系统 ——冷却塔、水文要素等（军团杆菌）

• Sub-surface soil contamination地下土壤污染

REGULATIONS ASSOCIATED

WITH INDOOR AIR QUALITY

室内空气质量相关规范and best practices

和最佳实践

• In Canada, Occupational Health and Safety is regulated by different organizations in each province在加拿大，职业健康与安全由每个省的不同机构管控

• In British Columbia, that organization is WorksafeBC在不列颠哥伦比亚省，职业健康与安全由WorksafeBC管控

• Sections 4.70 to 4.80 of the Occupational Health and Safety Regulation are for indoor air quality《职业健康与安全规范》4.70~4.80 章节列出了室内空气质量方面的规定

• Only known REGULATION about IAQ被称为“室内空气质量规定”

• Requirements for distribution, balancing, investigations.流转、平衡和调查规定。

• Develop written IAQ management plan制定书面室内空气质量管理计划

• regular HVAC filter changes (3 months) and system maintenance定期 HVAC 过滤器变化（3个月）与系统维护

• effective delivery of outdoor air有效输送室外空气

• prompt response to complaints及时响应投诉

• annual proactive IAQ testing by outside party (consultant)第三方（咨询顾问）每年进行积极的室内空气质量检测

• Develop written construction IAQ management plan制定书面施工室内空气质量管理计划

• ensures construction work in building does not affect other tenants确保建筑施工不会影响其他租户

• Develop written legionella plan制定书面军团杆菌计划

• ensure bacteria cannot grow in water sources确保水源不能滋生细菌

• regularly test water sources (tanks, water features, cooling tower)定期检测水源（贮水池、水文要素、冷却塔）

• MERV ratingMERV 评级• MERV 3 - typical residential (70-75% efficiency)

MERV 3 ——标准住宅（70~75%效率）• MERV 7 - better residential (>90% efficiency)

MERV 7 —— 更好的住宅（效率＞ 90%）• MERV 8 - typical commercial (>90% efficiency for 3-10 µm particle size)

MERV 8 ——标准商业（根据3-10 µm 颗粒大小，效率＞ 90%）• MERV 11 - better commercial buildings (>95% efficiency）

MERV 11 ——更好的商业楼（效率＞95%）• MERV 12 - >95% efficiency for 1-3 µm particle size

MERV 12 ——根据1-3 µm 颗粒大小，效率＞ 95%• MERV 13 - >98% efficiency - used frequently in Canadian office buildings

(class A buildings)MERV 13 ——效率＞98% - 常用于加拿大写字楼（A 级写字楼）

• MERV 8 recommended for LEED certified projects (IEQ Credit 3.1)MERV 8 推荐用于LEED认证项目（IEQ 得分 3.1）

• LEED Certification - New ConstructionLEED 认证 ——新建筑

• IAQ testing regularly being conducted定期进行 IAQ 检测

• LEED Certification - Existing BuildingsLEED 认证——现有楼宇

• IAQ Audits being conducted for existing buildings对现有楼宇进行室内空气质量审计

• Annual Proactive IAQ Program and testing年度积极的室内空气质量项目与检测

• thorough testing every 6 months to 1 year每 6 个月至 1 年进行一次全面检测

• provide results to tenants将结果提供给租户

• use long term results in corporate sustainable reporting在企业可持续报告中使用长期结果

PROACTIVE INDOOR AIR

QUALITY PROGRAM

积极的室内空气质量项目

• What does “proactive” mean?

“积极的”意味着什么？

• Proactive means - acting in anticipation of

future problems, needs or changes

“积极的”意味着根据对未来问题、需求或变化的预测有所行动

• It is the regular testing (every 6 months or 1 year) of the indoor air quality BEFORE tenants or occupants complain它是指在租户或住户投诉前定期（每 6 个月或 1 年）检测室内空气质量

• Sometimes includes ventilation system inspections with the IAQ testing室内空气质量检测有时包括通风系统检测

• In Canada, seasonal variations taken into account (different ventilation system operation - we have periods of „free cooling‟)在加拿大，需要考虑季节性变化（不同的通风系统作业——我们有„自然冷却‟阶段）

• Most facility or property managers across Canada

(class A and B buildings) conduct annual proactive

indoor air quality testing.

加拿大的大多数设施或物业经理（A 级和B 级楼宇）每年会进行积极的室内空气质量检测。

• Has been a due diligence or risk management effort

已经成为一项尽职审查或风险管理工作

• Also been a tenant management/retention type effort -

part of lease process

同时成为一项租户管理/保留租户的工作——是租赁过程的一部分

• Conduct testing annually (but maybe every 6 months)每年定期检测（可能是 6 个月一次）

• Utilize direct reading instrumentation to obtain instantaneous measurements for CO2, CO, temperature, relative humidity, particulate(PM10, PM2.5) and TVOCs充分利用直接读出仪表获得二氧化碳、一氧化碳、温度、相对湿度、颗粒（PM10、PM2.5）和TVOCs的当下测量结果

• Collect measurements in EVERY tenant space - both in the morning and afternoon收集每个租用空间的测量结果——包括早上和午后的测量结果

• At least 2 measurement locations per floor - both in morning and afternoon每层楼至少 2 个测量点——包括早上和午后

• Always collect outdoor measurements to support these indoor measurements始终收集户外测量结果，以便支持室内测量结果

• Instantaneous measurements allow thorough

representation of whole building and ALL tenants.

瞬时测量可覆盖整栋楼宇和所有租户。Extra

measurements can be collected for special tenants

可收集特殊租户的更多测量结果

• You can log measurements over time to obtain trends -

but this limits the amount of locations you can assess.

可以记录一段时间的测量结果以获得走势图——不过这限制了可以评估的测量点的数量。

• Do not forget that this testing is for the tenants.

请记住，室内空气质量测量是针对租户的。

Observed IAQ issues

发现的室内空气质量问题from the experiences of Sterling IAQ

根据Sterling IAQ的经验

• Elevated carbon dioxide二氧化碳浓度升高• too little outdoor air

室外空气过少• occupant density too high (normal 7 people per 1,000

ft2)租住密度过高（通常为 7 人/1000 ft2)

• Elevated particulate微粒物质增加• usually because of indoor construction

通常是因为室内施工• Elevated TVOCs

TVOC 增加• usually due to indoor construction or other sources

通常是因为室内施工或其他原因

• Elevated carbon monoxide一氧化碳含量升高• infiltration from outside

外部渗透• parkade air drawn up stairwells

停车场尾气聚集在楼梯间• Elevated temperature

温度升高• high temperature gives tenants a feeling of

stuffiness and therefore they believe there is an IAQ issue高温环境让租户感到闷热，因此他们认为这属于室内空气质量问题

• Water issues水污染• mould growth on walls or other building

materials墙壁或其他建筑材料发霉

• Maintenance issues维修问题• building and ventilation systems not

maintained to a high standard未按高标准维护建筑和通风系统

Communicating with tenants

与租户沟通

• Proactive IAQ testing results are used to educate tenants.

利用积极的室内空气质量监测结果教育租户。• Demonstrates that the indoor air quality is better than outdoor

air quality and complies with guidelines (usually)

证明室内空气质量优于室外空气质量，符合指南（通常）。• Demonstrates that the indoor air quality is similar to or better

than other buildings

证明室内空气质量类似于或优于其他楼宇

Canada IAQ compared to China - a

case study

加—中 两国室内空气质量之比较 ——案例研究

• Outdoor air pollution is a concern in China室外空气污染是中国的一大问题• PM2.5 in 2014 in Beijing - 85.9 µg/m3 average

2014 年北京PM2.5 ——平均85.9 µg/m3• Visible smog is a regular problem

雾霾已成为一个普遍问题• In July 2015 in British Columbia, forest fires affected the

outdoor air quality in Vancouver2015 年 7 月，在不列颠哥伦比亚省，森林火灾影响了温哥华的室外空气质量• City was affected by visible smog and elevated

outdoor PM2.5 and PM10

温哥华出现了明显的烟雾，户外PM2.5和PM10数值上升

• July 7, 2015 testing of downtown Vancouver office building - visible

smog/pollution on this day

2015 年 7 月 7 日，温哥华市区写字楼空气质量检测——这一天雾霾/污染极为明显

• Outdoor PM10 measured 48.5 µg/m3 (normal Vancouver outdoor PM10

levels are 18 µg/m3)

• 户外空气PM10数值达到48.5 µg/m3（温哥华正常户外空气PM10 含量为18 µg/m3）

• Indoor PM10 concentrations ranged from 4 to 22 µg/m3 with an

average of 6 µg/m3 (consistent with previous test periods - with no

forest fires)

• 室内空气质量PM 10 浓度范围在4~22 µg/m3 ，平均浓度为6 µg/m3

（与以往检测阶段持平——未受森林火灾影响）• Carbon dioxide in 2015 was similar to previous test years

2015 年二氧化碳浓度与往年检测结果相似• What does this conclude?

这会得出什么结论？

Final Thoughts

最后思考

• Develop written program for IAQ制定室内空气质量的书面计划

• Develop written construction IAQ program制定书面施工室内空气质量项目

• Conduct preventative maintenance on HVAC system对HVAC系统进行预防性维护

• Conduct annual proactive IAQ testing - has been a very useful tool for building managers in Canada进行年度积极的室内空气质量检测——是加拿大楼宇物业行之有效的工具

• Can be implemented in China可以在中国推广

• If proactive IAQ testing is conducted in China, particulate testing should expand to include PM10 and PM2.5

如果在中国推行积极的室内空气质量检测，颗粒检测项目应包含PM10和PM2.5

• Also, if conducted in China, extra outdoor measurements should be collected to help support the indoor measurements同时，如果在中国推行，需要收集更多室外测量结果以支持室内空气测量结果

• A database of IAQ data would be very useful for commercial building owners and managers in China室内空气质量数据库对中国的商业楼宇业主和物业将非常有益。

Thank you

谢谢

Tour of Guinness Tower (across the street)

游览Guinness Tower（穿过街道）

Steve Patrick, Property Manager

Oxford Properties Group

Oxford Properties Group 物业经理Steve Patrick