Rooms to breathe

globeandmail.com

Fri 04 Jan 2008

Section: Realestate

Byline: KATHY FLAXMAN

In an attempt to make homes less drafty and inefficient, some newer homes are built to be air-tight.

This may lower the energy bill, but the lists of things that can cause health problems via the air we

breathe in our homes is long and scary.

The kitchen cabinetry in designer Eric Tomas’ recent renovation project is formaldehyde-free

particleboard.

If that doesn’t sound very hip and trendy, consider how very un-hip the sound of coughing and

wheezing is. As a LEED (Leadership in Energy and Environmental Design)-accredited designer, Mr.

Tomas, 33, helps clients avoid the pitfalls of indoor air pollution.

“A lot of the products we use to build and furnish our homes contain pollutants,” he says. “One solution

is to source materials that are low in known toxins such as formaldehyde. So many things like

cabinets, engineered wood joists, floors and carpeting are potentially full of volatile organic compounds

that can cause health problems. There are products such as formaldehyde-free particle board, but it’s

hard for the consumer to wade through everything to find them.”

Indoor air pollution is the new frontier in the quest for green, ecologically-responsible lifestyles and

homes. Statistics for respiratory diseases such as asthma frighten, and there is always the spectre of

cancer to scare the perfume right off our skin! Parents of young children and expectant parents are

among the most strongly concerned.

Christian Gautier, trained in architecture in France, has both personal and professional interest in the

matter. Having worked on the Biowall at Queen’s University — an experimental solution to the problem

of indoor pollution that uses a wall of plants to gobble up the toxins we humans put into our

atmosphere — he’s impressed by the logic of the approach and worried for society and his own family.

“Creating clean air by using plants is a nice solution,” he says. “Of course it is all planned very

carefully with the right natural light and the right plants, water source and wall position. The plants eat

the pollution.

“Indoor air pollution is a big problem and there is nothing in the Ontario Building Code to address this

problem,” he says. “Some houses are sealed up tight with no proper ventilation. Pollution and mould

can thrive in this atmosphere. I have three children myself, and the oldest, Thomas, 5, has some

respiratory problems. I don’t know if the problems are caused by pollution in the home, or whether he

just is fragile naturally, but the issue concerns me.”

The lists of things that can cause health problems via the air we breathe in our homes is long and

scary. Simple stuff like the candles we burn, finishes like paints that contain leads and all those wood

products glued together may be choking us. That beautiful new loveseat may be treated to make it

stain resistant. There are VOCs, moulds and a host of lung-clogging particulates. What can be done?

“The big problem with green technology is always the issue of cost,” Mr. Tomas says. “Clients think

that if the government allows something to be used, it must be okay. If we suggest something else that

is more costly, they often think we are being overly cautious.

“As well as using products that are safer, it’s important to make sure a home is properly ventilated,”

Mr. Tomas says. “In Toronto, a lot of homes built in the 20’s were done with such poor wall assemblies

that they are very leaky. Of course this causes them to be cold and drafty, but it does minimize the

problems with indoor pollutants.”

When the building industry caught on to this shortcoming, the response was to make homes air tight.

The drafts and leaks stopped and some good fuel and energy consumption savings resulted, but the

lack of proper ventilation created another pitfall. “In the 70’s when houses were being built really, really

tight, cases of ’sick building syndrome’ started to crop up, where people were having symptoms like

headaches and watering eyes,” Mr. Tomas says. “The problem was that not enough fresh air was

getting in.”

So what can consumers do, if they are worried about the air quality in their home or in a home they are

considering purchasing? Will a building inspection do the trick?

“Purchasers in today’s hot market often have to mitigate the inspection condition to make their offers

more favourable in a bidding situation,” Anne Lok of Homelife/Realty One in Toronto says. And in any

case, a standard building inspection is unlikely to deal with air quality. It may be necessary to call in

experts in air quality.

A company such as Sick Building Solutions in Toronto has specialized meters and other equipment

and will visit to check out whatever pollutants are suspected. “People call us when they are thinking of

buying or selling,” SBS president Art Robinson says. “We get calls when people are concerned about

issues like asthma. Our equipment is very sophisticated and can measure many different aspects of a

home’s air. As far as VOCs go, there is a library of 20, 000 that we can look for. We condense it all

down into a report for our customer.

“The fee depends on how in-depth our investigation will be — each house and each case is different,

says Mr. Robinson. “The cost could be about $425, plus lab fees.”

Since heating and air conditioning companies are in the business of keeping our air at a comfortable

temperature, calling on them could also make sense. In the case of Atlas Air Climatecare in Toronto,

they have a clever device aptly called the Canary. This device, the size of a Blackberry, will be placed

in three different rooms for one day at a time and will produce a report on the air quality it finds. “We

launched this product in September and we are now doing five houses a week with it,’ company

representative Roger Grochmal says. “It gives the homeowner a list of recommendations. In about a

quarter of the homes we see, the air gets a clean bill of health. Other times things like high levels of

particles will be detected.

“Too much humidity can be causing problems — even structural problems,” says Mr. Grochmal. “Very

often a good solution is to improve the ventilation.”

The latest gold standard for improved ventilation is a heat recovery ventilator, or HRV. This is basically

a box with a fan which allows air from the house to escape, and fresh air to replace it. The really nifty

thing is that the incoming air will be heated by the air it is replacing, producing fresh air without drafts.

“It’s very onerous for the consumer to educate himself or herself about these issues,” Mr. Tomas says.

“I personally believe the government should be leading in these issues. In my own home, which I am

renovating with my partner Alcia Yurichuk, we used all lead free paints.

“This is an older house and we have had it super insulated,” Mr. Tomas says. “An energy audit will tell

how the insulation is performing, and indicate if the house is too air tight, but since we still have the old

windows, that is probably not the case. I will do whatever I need to do to make sure the air quality is

not compromised. It’s tricky for me to discern the best solutions, and I am a professional: it will be

harder for you. The Ontario Building Code is limping behind.”

“I want to become trained myself to do air quality testing in retrofit situations,” Mr. Gauthier says.

“Europe is ahead of North America in these matters because our system is to have fresh air coming

into a dwelling from the top and the bottom. An audit for air quality will be a very valuable tool.”

Special to The Globe and Mail

http://www.gravenhurstplumbing.com/contact-us

Every fall for the last decade, I’ve received emails from homeowners frantic about condensation forming on their windows as the weather gets colder.

But this year something’s different. There are more requests for help than usual. Many more. I don’t know why, but I do know that the problem of sweaty windows is widespread across Canada and it’s not getting better.

In fact, the issue of window condensation and the resulting mould growth is the single most perennial question I receive, despite years of writing about successful solutions. And besides being common, window condensation also indicates more of a problem than meets the eye.

Whenever a window develops beads of water on the inside during cold weather, it means that the surface of the glass has cooled enough to cause the moisture carried in the indoor air to condense. The air itself is the source of the mysterious moisture, and dealing with the air is where the best remedy will be found.

A little bit of non-running condensation around the edges of a window is normal during winter and harmless, but when it advances enough to require a rag to mop up the water, you need to find a solution. Just don’t be fooled by appearances. Your windows probably aren’t the cause of the problem.

New homes and recently renovated ones include features that keep warm air in and drafts out. That’s good.

What’s not so good is the other stuff that tight construction holds in: airborne contaminants and moisture. If your windows sweat a lot, it indicates inadequate ventilation. There’s too much water in the air, and probably too many off-gassed contaminants, too.

My favourite way of solving the water problem automatically leads to much better indoor air quality.

All of this is why your best solution to window condensation is a heat recovery ventilator, or HRV. It’s a ventilation appliance that draws fresh outdoor air into your home, expels moist, stale indoor air outside, while also retaining about 80 per cent of the heat energy invested in the old air.

Outdoor wintertime air becomes bone dry when it’s brought inside and heated up. This is why HRVs are so effective at reducing sweaty windows. They lower indoor humidity levels like nothing else can.

Leading HRVs also feature a replaceable HEPA-rated filter that helps lower indoor levels of pollen and some pollutants.

Although HRVs are the technology of choice for eliminating window condensation, they’re not cheap. The unit itself typically costs $1,000 to $1,500, with installation by a ventilation technician costing an additional $1,000 or more.

All this is why some folks try to solve their wet window problem using a dehumidifier. And while this seems logical, there’s a problem. Two problems, in fact. Dehumidifiers can’t lower relative humidity levels enough to prevent window condensation during winter, and even if they could, you’d still only have dry, stale air.

It’s understandable that the blame for wet windows would be cast on the windows themselves, but this is rarely correct. In fact, one of the classic queries I get comes from the homeowner who had new windows installed, only to find that condensation is the same or worse. Condensation that gets worse after installing modern, multi-pane windows is actually a good sign. It usually means that the new windows are sealing better than the old ones.

Drafts have been reduced, and indoor humidity levels have risen as more moisture is being retained.

Will an HRV work in a home with no ducts to distribute the fresh air?

I wondered the same thing 15 years ago. After failing to find anyone who would give me a definitive answer, I went ahead and installed my own HRV in a second-storey storage area, with one stale air intake pipe going through the floor to draw air from the level below, and one fresh air outlet leading into the second storey room just outside the storage area. The result has been excellent performance, despite no ducts. Having the inlet and outlet on separate floors forces house-wide circulation. Even in single-storey homes, strategically locate the HRV in the basement (perhaps with a small amount of ducting) and you can expect good results.

Before you go ahead and commit to an HRV, check on a few things first. Is the humidifier on your furnace turned off? No point in adding more moisture the air if you’ve already got too much. Shutting off the humidifier may solve your problem. Also, if your windows have only one pane of glass, they may still sweat even with an HRV.

With such low insulation properties, the glass surface will remain a potent source of condensation because it gets so cold.

You must also realize that unless you have windows with very good insulation properties, you’ll probably have to make your home uncomfortably dry in order to completely eliminate condensation. During very cold weather you’ll need to discover the balancing point between comfort and a tolerable and harmless amount of window condensation.

One thing that’s easy to get used to is breathing fresher indoor air delivered by an HRV. Experience it for yourself and you’ll be glad your wet windows told you there was more of a problem than just damp glass.

Homeowner Frequently Asked Questions

How do I know if my home’s air is unhealthy?

There are 3 important clues that can be used to begin an assessment of the quality

of air in your home.

1. Are there visual signs of mold, moisture or other IAQ issues? Signs such as

condensation on windows, staining on walls or ceilings, spotting, bubbling or

peeling of paint or signs of excessive dust, bugs or other pests?

2. How does your home smell after you have been away for a few hours? If it

smells stuffy, stale, musty or if odours linger, these are signs of poor air

quality. If you feel the need to use air fresheners on a regular basis to make

the air smell fresh, that is an indication of poor air quality. Often someone

new to your home is in a better position to detect unusual odours since your

noise may have become conditioned to smells.

3. Do family members or others find they feel worse when in your home? That is,

if people with asthma, allergies, sensitivities or respiratory problems feel their

symptoms are worse when they are in your home, this is an indication the air

in your home could be improved.

What causes indoor air pollution?

There are many possible sources of indoor air quality problems that can be related

to the building or building materials, the surrounding outdoor air and activities and

products used by the occupants in your home. Usually it is a combination of events,

activities or circumstances that result in poor air quality. Someone with a trained

eye and nose who is new to your home is often in the best position to help identify

air quality problems.

How can I improve the quality of air in my home?

In the same way that there may be a combination of factors that lead to poor air

quality, usually improvements in air quality are best achieved with a combination of

solutions that may include lifestyle adjustments, modest renovations and

improvements in mechanical systems. There is a systematic approach used by

indoor air quality professionals when addressing indoor air quality solutions.

First, ask if the sources of potential pollutants can simply be removed. Examples

would include removal of stored chemicals, reduction of scented chemical cleaners

or personal hygiene products, removal of moldy or musty items, removal of carpets

in favour of hard surface flooring, reduction of clutter or household items, repair or

replacement of building materials that are causing water leaks or the entry of pets.

Second, for items that are not easily removed, seal pollutants from occupants.

Examples include, properly sealing doors and other entry points between the house

and an attached garage, air sealing holes that allow water or pest intrusion, seal the

exposed edges of particle board furniture or cabinets to reduce the off-gassing of

chemicals, keep any regularly used chemicals in sealed plastic containers. Another

great strategy is to create an “oasis” for sensitive family members. That is, make their

bedroom into a very clean space by removing carpets, stored items and all

chemicals from their room. Make sure pets are restricted from entering the room

and avoid plants in their room.

Thirdly, once as many items as possible have been removed or sealed, improve the

ventilation in your home. This means ensuring there is an adequate supply of fresh

air from outside being delivered to your home on a continuous basis. Professional

HVAC contractors can help with this.

Finally, allow your HVAC contractor to help you choose the right filtration system for

your home. There are a number of cost effective choices for filtration and your HVAC

contractor will help you choose one that is right for your family and your home.

What is the best indoor air quality product?

A professional HVAC contractor can help you identify and select the product or

combination of products that address the specific indoor air quality issues in your

home and for your family. Every home and every family has different needs and air

quality products should be chosen that target those specific needs rather than

looking for one “silver bullet”.

Will improving the quality of air in my home reduce the allergies, asthma or other respiratory

problems family member experience?

Indoor air quality improvements are an important part of personal health

management because each family member breathes in hundreds of cubic feet of air

each day. Therefore recommendations by professional HVAC contractors can be

seen as positive steps towards better air quality. However, your doctor would be in

the best position to determine whether specific improvements in your home’s air

quality will alleviate your specific health concerns.

What is the right relative humidity for my home?

Moisture is typically bad for buildings and building materials but good for people.

We really want to achieve a moisture balance that avoids condensation on windows

in the winter and damp basements in the summer and yet is comfortable for

occupants. In most houses this means keeping RH levels below 55% in summer and

between 35% and 45% in winter (lower if needed to avoid excessive window

condensation).

I hear people recommending ventilation systems that bring in outside air but what about the

news reports that say outside air is polluted?

It is true that on “smoggy” days, the air outside has a lot of fine dust particles and

ozone in it. However, on most days the air outside has fewer pollutants in it than

inside air – after all, the air currently in your home came from outside and then you

and your family added moisture, dust, chemicals and other pollutants to it.

Therefore on most days, ventilation or the introduction of the right amount of fresh

air, is very helpful in improving air quality. Even on smoggy days, a good, controlled

ventilation system will provide an opportunity to filter out pollutants from the fresh

as it enters your home.

WHAT YOU NEED TO KNOW ABOUT INDOOR AIR

QUALITY ( IAQ) AND VENTILATION

A question and answer format designed to help you guide your decision

1. What is meant by “Indoor Air Quality”?

“Good indoor air quality can be defined as the absence of any substance in the air that is a health hazard or a source of

discomfort to the occupants of a building, or a threat to the building structure.”*

* from Indoor Air Quality NHA 6069, published by Canada Mortgage and Housing Corporation, 1988.

2. Should everyone be concerned with the quality of the indoor environment?

Yes. Construction practices used today to reduce energy consumption and moisture damage to buildings have reduced

natural air leakage. Without ventilation, normal activities such as laundry, cooking and showers can cause excessive

moisture generation resulting in high humidity, occupant discomfort, bacterial or fungus growth and lingering odours.

3. What then are the total adverse effects of poor IAQ?

Both the health and welfare of the occupants will suffer. The structure of the building may also be damaged.

4. How may I recognise possible threats to household members due to poor IAQ?

Some household members may have headaches, or irritations of the nose, throat, lungs, eyes or skin.

5. What are some of the major pollutants?

• Aldehydes

• Carbon dioxide

• Carbon monoxide

• Combustion by-products

• Dirt particles

• Excessive levels of radon gas

• Excessive moisture

• Pollen

• Tobacco smoke

6. Can a prolonged exposure to poor IAQ have a lasting or long-term effect upon those

exposed?

Long-term physical weakness may result from, but not be limited to, those pollutants mentioned in the answer to

question #5.

7. In what way will poor IAQ adversely affect the structure of a house?

Both visible and hidden damage to the structure may be caused by prolonged build-up of moisture levels in the walls

and attic.

Heating, Refrigeration and Air Conditioning Institute of Canada

8. How does this happen?

Interior damage to the structure is caused by moisture migration due to air and vapour pressure differentials between

the inside and the outside of the structure.

9. What is the cause of condensation forming on the windows?

Condensation is caused by warm moist air in contact with colder glass.

10. What are some methods of improving and controlling air quality?

• Removing the source of the problem

• Ventilation

• Air cleaning (filtration)

• Air conditioning

• Dehumidification

• Humidification

• Local exhaust fans

11. What equipment is used?

• Ventilators

• Air conditioners

• Dehumidifiers

• Electronic/media air cleaners

• Humidifiers

12. What is ventilation?

It’s a device that exhausts contaminated indoor air from a building or delivers a fixed quantity of outdoor air into a

building.

13. Is there an industry position in Canada regarding IAQ and ventilation?

The Heating, Refrigeration and Air Conditioning Institute of Canada (HRAI) recognises ventilation as a primary solution to

acceptable indoor air quality.

14. What considerations are important in ventilation?

There are three: amount, balance and distribution.

15. How do I know what is a proper amount of ventilation

Minimum ventilation quantities [cubic feet/minute (cfm) or Litre’s/second (L/s) are specified in the National Building

Code. Also, the Canadian Standard Association (CSA) National Standard CSA F-326-M1989 (Residential Mechanical

Ventilation Requirements) establishes current ventilation rates consistent with current construction practices.

16. How is balanced ventilation achieved?

By having equal amount of supply (intake) and exhaust air.

17. Why is balanced ventilation important?

It maintains indoor air pressure at an acceptable range which reduces problems due to moisture (see Questions #7 - #10).

Heating, Refrigeration and Air Conditioning Institute of Canada

18. What about distribution?

Proper distribution provides ventilation to every room in the house

• Homes which have a convection system (e.g. hot water radiators or electrical baseboards) will require the

installation of a ventilation duct system.

• Residences with a forced air system can use existing ducting with minor modifications.

19. Is there an operating cost associated with ventilation?

Yes, fan motors consume electrical energy, outside air must be heated in the winter, and if the house is air conditioned,

cooled in the summer.

20. Can the operating costs be reduced?

Yes, a Heat Recovery Ventilator (HRV) is an all-season solution that transfers heat from the exhaust air to the intake air in

the winter. In the summer the heat transfer is reversed to save on cooling costs.

21. Is any maintenance required?

Yes, filters must be cleaned periodically. The installer should leave the manufacturer’s maintenance instructions with the

homeowner.

22. What system is right for me?

This can be determined by a qualified mechanical contractor. Many contractors across Canada have been certified as

having successfully completed the HRAI Residential Mechanical Ventilation course. When selecting a contractor, be sure

that company technicians are properly qualified, certified and insured. Consider selecting contractors who are members

of the Heating, Refrigeration and Air Conditioning Institute of Canada (HRAI) which requires its members to carry relevant

trade, fuel safety and municipal licenses as well as workers compensation. HRAI “Members in Good Standing” are

companies that have provided all the necessary documentation. A company’s membership in HRAI not only tells you that

the company is properly licensed but that they are also committed to continuous improvement through education and

training.

23. What about installation costs?

Installation costs can be determined by your contractor. These costs vary with the size of the home and the complexity of

the installation.

24. Does the installation of a ventilation system increase the market value of a home?

Yes, it does. It indicates to the buyer that the health and comfort of the occupants, as well as the home’s structural

concerns, have been addressed.