Association (BOMA) boast<strong>in</strong>g to members about its success <strong>in</strong> beat<strong>in</strong>g back twoprovisions <strong>in</strong> ASHRAE Standard 62. Titled "ASHRAE 62: The Check's <strong>in</strong> the Mail," thearticle appeared <strong>in</strong> BOMA's member newsletter SkyL<strong>in</strong>es. The two provisions <strong>in</strong>question would have required major construction areas to be isolated from the rest <strong>of</strong> thebuild<strong>in</strong>g by negative pressure and mandated a 48-hour period for purg<strong>in</strong>g contam<strong>in</strong>antsfrom those areas follow<strong>in</strong>g construction. BOMA claims that these provisions wereonerous and would have cost build<strong>in</strong>g owners about $0.10 per square foot (ft 2) for thefirst provision and $0.01 per sqft for the second. Accord<strong>in</strong>g to the BOMA analysis,defeat<strong>in</strong>g those provisions would save a build<strong>in</strong>g owner about $11,096 for a 100,000 sqftbuild<strong>in</strong>g. However, BOMA's analysis didn't factor <strong>in</strong> a possible loss <strong>of</strong> productivity thatwould result if contam<strong>in</strong>ants from the construction activity migrated <strong>in</strong>to the occupiedspace <strong>of</strong> the build<strong>in</strong>g. This has been a factor <strong>in</strong> numerous IEQ cases and was the pr<strong>in</strong>cipalcause <strong>of</strong> the problems 10 years ago at the headquarters <strong>of</strong> the US EnvironmentalProtection Agency (EPA). That situation resulted <strong>in</strong> numerous people be<strong>in</strong>g <strong>in</strong>jured andmultiple lawsuits. But lawsuits aside, just a small negative effect on productivity <strong>in</strong> thatsame 100,000 sqft build<strong>in</strong>g could save more than $11,000 (Bas, 1993). Consider theexample <strong>of</strong> such a build<strong>in</strong>g with occupant density at that recommended by ASHRAEwhich is 7 persons per 1,000 sqft for a total <strong>of</strong> 700 people <strong>in</strong> the build<strong>in</strong>g. Then, assumean average annual salary <strong>of</strong> $25,000 for each person. This would be a total weekly salary<strong>of</strong> $336,538. If construction activities cause IEQ degradation and merely a 1% drop <strong>in</strong>productivity, this would be a loss <strong>of</strong> $3,365 for each week that the situation existed.Wargocki conducted a study <strong>in</strong> 2000 <strong>in</strong> order to evaluate the correlation between IAQand productivity <strong>in</strong> an <strong>of</strong>fice space (Wargocki et. al, 2000). The f<strong>in</strong>d<strong>in</strong>gs <strong>of</strong> this studyclearly display the importance <strong>of</strong> IAQ <strong>in</strong> <strong>of</strong>fice build<strong>in</strong>gs. Figure 1 shows the results <strong>of</strong>this study.Figure 1 Overall performance <strong>of</strong> simulated <strong>of</strong>fice work as a function <strong>of</strong> sensory pollutionload and ventilation rate (outdoor air) (Wargocki et. al, 2000).
One <strong>of</strong> the other s<strong>of</strong>t costs associated with IAQ is the economic loss created by healthproblems. In OSHA's effort to establish ventilation rules for non-<strong>in</strong>dustrial workers, theyused the follow<strong>in</strong>g justifications, <strong>in</strong> part:"….the Agency estimates that the excess risk <strong>of</strong> develop<strong>in</strong>g the type <strong>of</strong> non-migra<strong>in</strong>eheadache which may need medical attention or restrict activity which has beenassociated with poor <strong>in</strong>door air quality is 57 per 1,000 exposed employees. In additionthe excess risk <strong>of</strong> develop<strong>in</strong>g upper respiratory symptoms which are severe enough torequire medical attention or restrict activity is estimated to be 85 per 1,000 exposedemployees. These numbers are extrapolated from actual field studies and therefore showthe magnitude <strong>of</strong> the problem at present.” (OSHA, 1994)This amounts to an estimated average excess risk <strong>of</strong> lost work-time or dim<strong>in</strong>ishedproductivity for an additional 6% <strong>of</strong> workforce, on any given day, <strong>in</strong> any facility thatexhibits poor <strong>in</strong>door air quality. Another 9% are estimated to be at excess risk and wouldprobably <strong>in</strong>cur lost time due to upper respiratory sickness. In the same LawrenceBerkley/DOE study mentioned earlier, they estimated that the direct cost to the U.S.economy due to <strong>in</strong>creased allergies, asthma and SBS symptoms were $7 and $23 Billionper year. A large portion <strong>of</strong> these costs are estimated <strong>in</strong> the form <strong>of</strong> Workmen'sCompensation claims, Health Care <strong>in</strong>surance premiums and direct Health Care costs -mostly borne by the claimants' employers.IAQ related litigation cases are still few but are <strong>in</strong>creas<strong>in</strong>g along with the awareness <strong>of</strong>affects <strong>of</strong> IAQ <strong>in</strong> build<strong>in</strong>gs. One <strong>of</strong> the build<strong>in</strong>gs that exhibited the classic symptoms <strong>of</strong>SBS was the DuPage County Courthouse <strong>in</strong> Wheaton, IL. One day <strong>in</strong> 1992, 25employees were rushed to the hospital, suffer<strong>in</strong>g from shortness <strong>of</strong> breath, headaches, andnausea. The four-story, $50 million build<strong>in</strong>g was closed temporarily, affect<strong>in</strong>g some 700employees. The ma<strong>in</strong> problem with the courthouse was <strong>in</strong>adequate ventilation. Thecounty <strong>in</strong> this case sought $3 million <strong>in</strong> damages for the design, eng<strong>in</strong>eer<strong>in</strong>g, andconstruction <strong>of</strong> the build<strong>in</strong>g (Bas, 1993). Another sick build<strong>in</strong>g was the Polk CountyCourthouse <strong>in</strong> Central Florida. The build<strong>in</strong>g was opened <strong>in</strong> the summer <strong>of</strong> 1987 at a cost<strong>of</strong> $37 million. Due to IAQ problems, the build<strong>in</strong>g was shut down, and the remediation <strong>of</strong>the build<strong>in</strong>g realized at a cost <strong>of</strong> $26 million (Bas, 1993).Public focus and litigation on IAQ issues are grow<strong>in</strong>g along with <strong>in</strong>creas<strong>in</strong>g belief byemployees that they are "owed" a safe and comfortable work<strong>in</strong>g environment. Manyemployees feel that civil litigation <strong>in</strong>volv<strong>in</strong>g third parties is their only recourse, whenshown the limitations <strong>of</strong> claims aga<strong>in</strong>st their employers with<strong>in</strong> Workmen's Compensationlaws. This makes HVAC eng<strong>in</strong>eers, contractors, construction subcontractors, propertymanagers, and build<strong>in</strong>g owners the biggest targets.