Operating Smart, green & Healthy Buildings
air quality / water metering / energy metering / waste management / cleaning / biophilia / thermal comfort
As the shift towards green and healthy buildings continues and sign-ups for building certifications such as LEED and WELL rises, it is equally important for real estate developers with an eye on ESG to dive deeper into building performance during the operations phase. For those holding onto and managing an asset in the medium to long-term, the journey does not stop once construction and fit-out are complete, quite the opposite.
As there is often a considerable gap between intended building performance and actual, ongoing building performance, a ‘commissioning process’ upon completion followed by an enhanced healthy buildings facilities management plan are the solution.
Smart building monitoring, which includes strategies such as air quality management, energy and water metering, and thermal comfort monitoring is a key factor in facilities management of a healthy building or a healthy co-working office for example.
With the latest real time sensors (e.g. Kaiterra and Awair) providing high quality, 24/7 quantitative data for analysis in the cloud combined with qualitative occupant feedback through regular surveys and pattern analysis of registered complaints, building efficiency and occupant comfort can increase.
In addition, signage and educational prompts (a.k.a ‘healthy nudges’), enhanced green cleaning protocols, landscaping and greenery maintenance, as well as wellness programs for building occupants covering both physical activity and mental wellbeing are important factors to maintain in a smart, healthy building. This article explores the above in more detail so let’s jump in!
Air Quality Management in healthy buildings
Enhanced indoor air quality is vital to optimal occupant health, and an air quality plan needs to be implemented in both the pre-occupancy and occupancy phases of the building. Subsequently, as both indoor and outdoor air quality can fluctuate, live monitoring and tracking is necessary to ensure healthy indoor air quality levels and catch any issues as and when they arise.
In the construction phase, an excess of dust and particles have the potential to accumulate indoors and compromise air quality in the later occupancy phase if not properly managed. It is essential to have an air quality management plan for the construction phase such as sealing air ducts, storing absorptive interior materials separate from the construction area, using temporary barriers to isolate working environments, and replacing filters before occupancy.
In the occupancy phase, when the building is complete and occupants are using the interior spaces, air quality management combine with real time sensor monitoring becomes essential for occupant comfort.
Sensors should be placed strategically around the building at approximately head height to measure temperature, humidity, CO, CO2, PM2.5, PM10 and Volatile Organic Compounds (VOCs). For more detail on. this see the RESET AIR standard in particular. For more on this see our article on RESET AIR here.
In addition, hazards such as mold and indoor smoking have to be tightly controlled to avoid additional negative influences on air quality.
Water Metering in Smart, Green & Healthy Buildings
Both energy and water use should be tracked to ensure that the building is operating at the optimal level. Monitoring green building water use can not only provide information about how much water is being used in a green building but also guide improvements or highlight potential problems.
Water monitoring should include both regulating and tracking the amount used, as well as maintaining proper drinking water quality to ensure building occupant health.
Permanent water meters should be installed to measure total water use and should be available in monthly and annual blocks to provide more specific information and monitor efficiency. In addition, leak detection systems should be installed and regularly checked to avoid potential problems and water overuse.
Finally, water should be regularly checked for contaminants, and drinking water quality factors such as pH, turbidity, and chlorine levels should be regulated to ensure safe consumption for occupants.
Energy Metering in Smart, Green & Healthy Buildings
Green building energy efficiency should also be tracked within the building, a very important operational building factor that can vary greatly if not monitored.
Sub-meters should be installed to track energy on both the building level and system levels to identify opportunities for energy savings. For the most effective data, the systems should report hourly, daily, monthly, and annual energy use separated by energy type and source. In addition, the information should be readily available to facilities management teams so that changes can be made if needed, and any abnormal activity can be quickly detected.
Building Energy Management Systems (BEMS) and Automatic Reading Systems (AMR) are examples of common energy monitoring and management systems. With the incorporation of energy tracking systems, the data can be used to make improvements in the future and provide insight into building performance.
waste management in healthy buildings
In line with US Green Building Council LEED Operations + Maintenance guidelines, we recommend integrating into a workplace floor plan upfront a storage location for recyclable materials such as mixed paper, glass, plastics and metals, with safe storage areas for batteries.
Monitoring for Thermal Comfort in Healthy Buildings
Thermal comfort tends to be the factor with the highest number of complaints from building occupants as it is an immediate, visceral and in many ways subjective matter.
Numerous studies have proven correlation between building temperature and employee wellness and comfort, making thermal comfort a vital building characteristic to monitor, not least because of enduring sexism in how building temperatures are set - men in suits and ties and always going to have a different opinion on indoor temperature than any female not in a full trouser suit.
The way forward in smart building terms is, eventually, to offer greater autonomy over thermal controls within the building to its occupants. Factors such as outdoor temperature, ventilation rates, and indoor occupancy density all have the potential to affect perceived thermal comfort.
As with other smart building systems, sensors should be placed intentionally to regulate indoor air temperatures and gauge if any unexpected deviations occur. These sensors can provide feedback to building managers and inform changes when necessary.
The sensors provide little insight on their own however, only when coupled with occupant preferences and surveys, the power of information and data can be applied to provide optimal thermal comfort. On this basis, facilities management teams need to see complaints not as problems but as valuable data!
Currently, standards designate that 80% of building occupants should be considered comfortable to achieve acceptable thermal comfort levels (WELL). In order to reach and maintain this goal, building occupants should be regularly surveyed to gauge comfort levels.
With information collected through post-occupancy surveys, perceived occupant comfort can be utilized with temperature data to inform the most effective next steps. As with air quality, temperature can be variable and should be regularly monitored to ensure optimal conditions and increase occupant wellness and comfort.
Signage in Healthy Buildings
As healthy building consultants we advise on signage systems, wayfinding and their role in creating a healthy building. Signage can be used to promote a variety of health and efficiency-related concepts, with the potential to improve occupant wellness and building performance.
Signage can be used to improve health through physical activity encouragement for example. Motivational point-of-decision wayfinding signs next to lift doors can promote greater stair use and increase physical activity levels, the WELL and FITWEL certifications encourage this policy.
Especially if stairs are not clearly visible, signs and wayfinding prompts can encourage use—both increasing physical activity and decreasing elevator energy use.
In addition, building entrance signage can publicize a tobacco-free zone - a requirement of most green building certifications. There is no acceptable exposure level to cigarette smoke, so signage must be implemented clearly to indicate the ban.
Signage can also be used to indicate the health impacts and hazards of smoking, hopefully further discouraging tobacco use and encouraging healthier habits for building occupants.
Educational signage is also very impactful. Promoting hand-washing has never been more important, a simple visual reminder that helps prevent the spread of infection in the new Covid-19 era. In addition, nutritional messaging can be used in and around dining areas to encourage healthy eating habits.
On the other end, signage can be used to encourage people to adopt sustainable habits such as reminders to turn off task lights when leaving in the evening, (again) using the stairs instead of the elevator, and turning water faucets off when not in use - just a few obvious reminders that can encourage occupants to reduce energy and water use.
Building signage can on occasion be given to the architects or interior designers, at least the more visually exposed elements such as the reception / entrance lobby but much of the above mentioned signs are just as likely to land on the desk of facilities management.
Enhanced Cleaning Protocols in Green Healthy Buildings
Without proper cleaning protocols, health factors such as interior air quality, pollutant levels and surface cleanliness can be compromised. The cleaning products themselves should not contain any harmful ingredients, and surfaces should be cleaned regularly to avoid excess accumulation of dust or other unhealthy substances.
Many cleaning products contain hazardous ingredients that when applied to surfaces can emit ingredients that degrade indoor air quality, and therefore impact human health. Products should be selected carefully to eliminate any potential hazards and reduce detrimental health effects.
There are several third-party certification systems, such as an ISO 14024-compliant (Type 1) Ecolabel, which designates green cleaning products and can be used to guide healthy selections.
In addition to smart selection of the products themselves, a plan should be created that designates the extent and frequency of cleaning, where to access cleaning products, and the roles of cleaning staff and building occupants, when applicable, to the cleaning process.
Surfaces encounter countless microorganisms throughout the day, and can host pathogens from sick individuals, which if not properly cleaned can spread to other building occupants. Especially in the COVID-19 era, frequent and thorough cleaning practices should be embedded in building operations.
Dust and dirt from the outdoors readily accumulate in building interiors through windows, entrances, and other indoor-outdoor building connections. In fact, studies have shown that 65% of inhalation of outdoor air particles occurs indoors.
Entrance walk-off mats are used to reduce this transfer of dirt and other pollutants from the outdoors, and their maintenance and cleanliness is essential to keep up this role. Building entryways should be regularly wet cleaned and vacuumed to minimize the amount of outdoor pollutants entering interior spaces.
Cleaning processes and habits are entirely reliant on cleaning staff and building occupants. Because of this, proper training and easily accessible green cleaning supplies should be implemented to ensure the promotion of healthy interiors.
Biophilia landscaping maintenance
Green and healthy buildings often contain vegetation in around buildings, providing countless human and environmental health benefits. However, they also require maintenance. Proper landscaping and greenery upkeep will not only benefit the health of the plants themselves, but also the building occupants and surrounding environment.
In building interiors, features such as living walls must be maintained and watered properly to ensure their health. Living walls enhance biophilia, filter air pollutants, and provide cooling capabilities, making their health essential for promoting additional building operation benefits.
On the exterior, landscaping maintenance encourage plant health and biodiversity. A landscape management plan implemented by the grounds maintenance staff protects the flora and fauna while minimizing wildlife disturbance. Petrochemical fertilizers and pesticides should be avoided whenever possible, and efficient irrigation techniques such as xeriscaping prioritized.
Workplace Wellness Programs
Mental health and wellness programs are an important part of a healthy office workplace that places employee health at its centre. Provisions such as stress management and mental health support groups and programs, educational programs, childcare and family leave support, as well as fitness and nutrition services are all beneficial to workplace wellness.
Studies have shown that when employees are less stressed and anxious, they perform better an are more productive, making workplace wellness programs a smart business decision in addition to the clear occupant health benefits.
Through the use of strategies such as mindfulness programs and restorative spaces, employee stress levels can be reduced. Mindfulness programs can be achieved through in person meetings and exercises, or through employer-designated digital applications, such as Headspace, for example.
Restorative spaces in healthy buildings
Restorative spaces should be maintained, and employees should be encouraged to take breaks when needed and use them to relax and reset throughout the workday.
It is important that the resources are available, but more importantly that occupants are made aware that they exist. Educational materials should be readily accessible to inform employees of the resources, encourage their use, and reduce any stigmas against mental health and wellness issues.
In addition to mental health wellness programs, physical health is equally as important, including both nutrition and fitness services. Nutrition or cooking classes, healthy recipe sharing, and nutritious snack offerings in the office are examples beneficial nutrition programs.
Gyms, exercise and mental wellbeing in healthy buildings
Access to fitness rooms, gyms and fitness equipment can all be complemented by programs such as exercise classes, running clubs, or a bike-to-work week or contest are all potential implementations to encourage active travel and health.
If occupant participation is consistently low, additional incentives may nee to be implemented to encourage resource use and highlight the importance of wellness in the workplace.
Often, it is helpful to have a designated employee as a ‘wellbeing champion’ who promotes health programs within a company, and this person or group can host health promotion meetings and communicate digitally with employees to further encourage participation.