INDOOR AIR QUALITY PROCEDURE

Purpose: 

To ensure all IAQ aspect are monitored and maintain properly to deliver safe, healthy, and comfortable environment for our guests and associates.

PROCEDURE

• Property will perform the following tasks ANNUALLY:

  • Schedule, complete and document training to all Engineering associates on Indoor Air Quality (IAQ). Refer to related items and resources below. 

  • Replace all batteries in CO detectors. 

  • Have PTAC’s cleaned by a qualified HVAC service contractor. 

  • Inspect roof area(s) to validate that there are no vent stack/kitchen discharge(s) contamination(s) of any outside air HVAC units. 

  • Check 10% of the guestroom inventory for: 

    • Infiltration of air or moisture at the window or sliding glass door. 

    • Conduct a moisture reading at the window wall, side walls. 

    • Conduct a visual inspection of the shower valve wall cavity. 

• Property will perform the following tasks SEMI – ANNUALLY:

  • Review Guest Verbatim and Trip Advisor feedback for any issues related to IAQ issues. 

  • Inspect exterior to ensure: 

    • The grade is positively sloped away from the building. 

    • That surface water is not pooling, 

    • That exterior water removal systems are fully functional. 

    • That the integrity of the sealants/coatings are sound. 

    • That roof systems are free from any damage or debris and ensure water is not ponding on roof areas. 

    • That retention/storm water management systems are free of overgrowth or any debris that might inhibit the flow of water or capacity of the system. 

• In the event of a water leak/flood in a hotel, the following water removal processes should be followed immediately (air sampling should NOT be done without first contacting your respective Engineering Leader). 

  • Assess the extent of the damage. 

  • Ensure the source of the water has been found/corrected. 

  • If carpet/padding is wet, a drying protocol needs to be instituted to completely dry the pad/carpet via extraction, dehumidifiers/dryers. In the cases where the water event includes a number of rooms and/or a large square footage of space, your respective Engineering Leader should be contacted and a qualified remediation company brought in to assist. It is acceptable for the work to be done in-house if the substrate damage is less than 10 sqft and the proper PPE is used. 

  • Moisture testing of the walls should be completed to determine the moisture levels in the wall cavity. If the moisture levels are too high, the finishes and drywall should be removed to the point where there is dry substrate, the wall cavity should be thoroughly dried before finishes are re-installed. 

  • Observe the area for further development of visible mold growth, staining, odor.

• If there are rooms “out of order” due to odor/mold/mildew/water damage contact your respective Engineering Leader immediately to begin development of an action plan to address any IAQ issues to return the rooms back to service. 

• During the room preventative maintenance process there are a series of observations/processes that should be initiated to minimize IAQ issues: 

  • Filter changes (as required based on filter loading) 

  • Periodic cleaning of cooling coil/heating coils 

  • Ensure condensate drain pan is free of contaminants and a biocide tablet is in place. 

  • Bathroom exhaust is spot checked in 15% of the rooms and within a tolerance of 5% to original CFM design. Ensure all exhaust fans are operational.

• As recommended by the HVAC manufacturer, maintenance should be provided to ensure the unit is: 

• Properly cleaned both internally and externally. There is no visible signs of microbiological growth on the coils, unit/duct insulation 

• Condensate pan is draining. 

• Duct joints are sealed. 

• Filters are changed based on the surrounding environment conditions. 

• The measured CFM equals the rating for the unit 

• Outside air dampers are operational and performing as designed. 

• Dehumidification function (if applicable) is operating as designed 

• Free of bird/rodent droppings in close proximity to the HVAC unit 

• Check the exhaust/make-up air systems are operational in mechanical spaces to ensure proper combustion of fuel burning equipment. 

• Garage Exhaust – Ensure that all parking garage exhaust/CO fans are operational. 

• Carbon Monoxide Monitoring/Detection 

  • Provide CO detectors with integrated sounder in rooms where fuel-burning equipment, appliances or fireplaces are located. CO detectors are to be either monitored by the fire alarm system or hard wired to an existing non-switched electrical circuit with in the room. In accessible guest rooms, the CO detector must also activate a visual device within the room. 

  • CO detectors are to be installed as specified by the manufacturer, NFPA 720 and local requirements. Local code authorities may have additional requirements 

  • Guest rooms directly above mechanical spaces where fuel-burning equipment (HW heaters, boilers) are being used should have a CO detector installed.

• Volatile Organic Compounds (VOC’s) – Items include paints, stains, varnishes, solvents, pesticides, adhesives, sealants, fuels, air fresheners, copy machines, printers, and tobacco products. To the degree possible, all products that omit VOC’s should be purchased with the lowest grams/liter possible. Today many paints, stains, solvents, thinners can be purchased at zero VOC’s. Near zero VOC products will be beneficial when performing work in occupied spaces. Low VOC paint refers to any paint, stain, or varnishes that use water instead of petroleum as a carrier. Because low VOC paint is water-based, not only is cleanup much easier, but harmful emissions are much lower compared to their solvent-based counterparts. Low VOC paint also typically contains little to no formaldehyde or heavy metals. 

• Printers/Copiers should be located in spaces with adequate ventilation. 

• Loading Dock Areas – For aesthetics reasons many OA are located in loading dock areas. All outside vendors/delivery trucks should shut off their engines while in the LD area. Signs should be posted accordingly. Ensure all LD ventilation fans are operational. 

• Review and comply with your jurisdiction, state and country laws. 

• Outside smoking areas should be located in an area where smoke cannot be pulled into an OA vent and/or be an irritant to others. 

• Central guest bathroom exhaust systems should not be cycled via a time clock. 

• Integrated Pest Management (IPM) – A critical component to reducing the need for chemical usage is ensuring that good housekeeping practices are in place, maintaining the structure (repairing/caulking areas that can harbor an infestation, repairing leaks and damaged wall surfaces). 

• Carpet Cleaning Protocol – Ensure that the contractor is providing adequate extraction/drying of the carpet/pad. Pay particular attention to excessive water near walls. This can lead to wet drywall and the development of microbiological growth.