IAQ Building Education and Assessment Model (I-BEAM)

Remember...“Accurate files and records of the systems being maintained is the foundation of an effective PM program.”

(Hot Spot over open file draw.)

• Are your building records complete and up to date? For example, you should have updated facility design blueprints; blueprints for mechanical, electrical, and plumbing systems; a master equipment list; a historical record of installation and maintenance on each piece of equipment; equipment operating manuals and manufacturer specifications; manufacturer specifications for all system controls and written description of their operation; schematic duct layout from last T & B, air balancing reports; room layouts and occupant activities on each floor.

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Remember...“If you do not have an effective PM program, set one up using a 10 step process.”

(Hot Spot over open file cabinet.)

1. Select an administrative system. It may be one based on paper files and binders, or a computer based system. Prepackaged systems are available commercially.
2. Survey and develop an inventory of all equipment.
3. Record the condition of each piece of equipment and develop work orders for repair.
4. Establish a master equipment list and equipment history record file.
5. Organize master files of operating manuals, manufacturers’ data, and system prints. Make working copies from these master files.
6. Develop PM charts for each piece of equipment using the files above.
7. Develop PM work orders from the PM charts
8. Organize work orders chronologically into a Master Schedule
9. Adjust the schedule to insure an even workload throughout the year.
10. Leave time for unscheduled maintenance.

Remember...“Many IAQ problems result from the fact that key building personnel do not understand how their equipment is supposed to function, or how to maintain it.”

(Hot Spot on the building maintenance person.)

• This maintenance person is a happy camper. He is well trained in all the aspects of maintenance for which he is responsible . His training is updated annually, as new equipment and systems are introduced.
• He has also been trained in IAQ using I-BEAM and now understands how important his maintenance tasks are to good IAQ in his building. He is happy to use I-BEAM checklists which have been modified to accommodate his building, to make sure all aspects of IAQ are covered.
• And he works within a meticulously maintained preventive maintenance administrative system, so he always has access to building information, equipment information, tools, materials, and supplies he needs to do his job well.

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Remember...“Deferred maintenance is poor maintenance”.

(Hot Spot on large area over man and open unit.)

• Preventive maintenance sustains indoor air quality, and it saves money in the long run. Maintenance tasks as simple as changing filters and checking belts, and cleaning pans regularly, as shown in this picture, as well as the other tasks identified in I-BEAM’s maintenance tickler list and forms, will insure a clean and functional system.
• It is tempting to defer maintenance because of resource constraints or simply to save on maintenance costs. Deferring maintenance does not have an immediate effect, and that may be a major problem because the building continues to operate, but at a lower maintenance budget. So the lower budget becomes the norm as do expedient short term fixes that lead to major systemic problems.
• That is why I-BEAM recommends a comprehensive initial IAQ building audit, with an investment to “remediate deferred maintenance” problems.

Remember...“Pollutant sources in a mechanical room may pollute the supply air serving occupied areas.”

(Hot Spot broadly covering trash barrel and boxes.)

• The mechanical room is often a favorite place to store trash barrels, lubricants, paints or other pollutant sources. This is not a good idea when the mechanical room contains the air handler. Such contaminants can easily find their way into the supply air stream and contaminate the occupied spaces. This is especially true when the mechanical room itself acts as the outdoor air and return air mixing chamber.
• As a matter of policy, the mechanical room should be treated to housekeeping practices no less important than in the occupied spaces.

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Remember...“Exhausts must be drawing sufficient air to be effective in removing pollutants.”

(Hot Spot over exhaust and smoke pencil.)

• Periodically check to make sure the exhaust system is properly working. Problems may be caused by poor fan operation or interruption of flow through the exhaust duct.
• Check the airflow at all exhaust registers. Check the main exhaust fan, and make sure air is exiting the exhaust port on the roof.

Remember...“The pressure contours in the building determine air flow and pollution transport through the building.”

(Hot Spot over the smoke pencil and smoke.)

• Prepare a desired air flow pressure contour map. Exhaust areas should be under negative pressure relative to surrounding areas, and the building in most cases should be positively pressurized, as is demonstrated in this picture.
• Of particular importance are entrances from the street, loading docks, and garages which should be positively pressurized to prevent street contaminants, loading dock contaminants, and garage contaminants from entering the building.

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Remember...“Understand the temporal and spatial patterns of temperature, humidity, and CO₂ in your building.”

(Hot Spot over CO₂ meter.)

• Historical records of temperature, humidity, and CO₂ provide good information on how the mechanical system is functioning over the course of a day and in different seasons. These three measures are reasonable indicators of thermal and ventilation conditions in the space and how those conditions change over time.
• Differences between one area and another also suggest where adjustments may be warranted. Caution is warranted in interpreting CO₂ as indicated by I-BEAM.

Remember...“Supply air and outdoor air flow should be measured directly, where feasible, to obtain an accurate indication of system performance.”

(Hot Spot over flow hood.)

• In this picture, a flow hood is being used to measure the supply air flow from the supply register in a space. Adequate flow is necessary to adequately control thermal conditions, but also to provide outdoor air ventilation to the space.
• For ventilation purposes, measurements are most critical during minimum flow conditions. The supply flow, multiplied by the percent outdoor air, equals the outdoor air flow to the space being serviced. It should be sufficient to service the occupants in the space (e.g. 20 cfm per occupant) according to applicable standards.

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Remember...“I-BEAM forms and tickler lists help you insure that your building is being operated and maintained for good IAQ.”

• I-BEAM forms and tickler lists are designed to help you assess and amend your operations and maintenance programs. They contain key O & M actions important to a well run and well functioning building based on what is important for IAQ.
• The forms can be used directly, or amended to accommodate the specific needs of your building, or they may simply be used as a reference to assess and amend your existing program.

Remember...“Managers should periodically walk through occupied spaces.”

(Hot Spot over manager and clipboard.)

• Managers can use I-BEAM checklist forms to monitor performance of staff, and to check overall conditions of the space, and to check for signs for occupant discomfort.
• In this picture, the manager notices water stained ceiling tiles. He will shortly consult with his staff and create a work order to fix the moisture problem and change the damaged tiles.

Remember...“Managers Should Monitor all PM Activity.”

(Hot Spot over manager and clipboard.)

• Managers can use I-BEAM checklist forms to assist them in monitoring the performance of their maintenance staff throughout the building. Here, the manager is checking the condition of the roof, and the general condition of the roof-top unit.