Third-party research reveals significant increase in ion concentration throughout the building, combined with decrease in airborne particulates resulting in healthier indoor environment
Indoor air quality has achieved top-of-mind stature among tenants and its employees. In response, building owners and property management firms are using innovative new measures to remove airborne particulates and other contaminants to rebuild confidence and establish peace of mind. Widespread tenant concern about the air quality contained within indoor environments, followed by thorough research into processes to combat the problem, led to the installation of two Needlepoint Bipolar Ionization (NPBI) units within the HVAC system of the Forest Glen Medical Center, a three-story, nearly 31,000 square foot medical office building located on 9801 Georgia Avenue in Silver Spring, Maryland.
Following this work, overseen by the Engineering & Maintenance division of Edge, third-party research revealed a significant increase in ion concentration throughout the building, combined with a decrease in airborne particulates which, together, resulted in a healthier indoor environment.
Implementing best and highest use practices to improve indoor air quality
More than one year ago, when COVID-19 restrictions began to take effect, there was a growing concern surrounding building cleanliness and indoor air quality. Building owners, property managers and engineering teams recognized there would be tremendous apprehension on the part of tenants and its employees to return to work, even after restrictions were lifted and the “all clear” was granted. The Property Services Group initiated research to uncover protocols to significantly improve surface cleaning and schedules, as well as to attack the problem by making modifications to the building’s HVAC systems. This was universally accepted as the most feasible way to contain the spread of the virus.
Relying on guidance from several asset management industry groups including the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) and The Building Owners and Managers Association (BOMA), Edge put a plan into motion. The strategy also integrated accepted building operational guidelines established by the Centers for Disease Control and Prevention (CDC). In accordance with ASHRAE standards, all HVAC filtration systems in buildings managed by Edge were immediately upgraded to Minimum Efficiency Reporting Value 13 (MERV-13) rated filters. In addition, outside air intakes and runtime schedules were also adjusted to allow for an increase of air cycles which results in more frequent fresh air changes throughout a building.
Achieving next-level air purification with supplemental processes
The Edge team continued its research with a shift towards an investigation of supplemental air purification systems focused on three separate methods used for reducing and disinfecting harmful substances such as mold, bacteria and viruses. It is generally believed that each of these airborne contaminants could be transmitted through HVAC systems. The group turned its attention to three technologies that are currently in use: Photocatalytic Oxidation (PCO), UVC Lighting Systems and Needlepoint Bipolar Ionization (NPBI).
Photocatalytic Oxidation devices, often referred to as air scrubbers, chemically manufacture positive and negative ions using ultraviolet radiation shined on titanium dioxide to create a catalytic reaction. The ions attach themselves to air microparticles which both enhances the air filtration process and destroys pathogens including viruses. This PCO equipment, used mostly in residential and light commercial applications, produces ozone and also contains titanium dioxide which is a known carcinogen. PCO was eliminated for further consideration because a similar technology utilized by Needlepoint Bipolar Ionization, provides comparable benefits without the downside of ozone or carcinogenic material production.
UVC Lighting Systems are installed upstream of the evaporator coil and use ultraviolet light to eliminate pathogens by destroying the cell wall. The U. S. Food & Drug Administration has published research indicating that “UVC radiation is a known disinfectant for air, water and nonporous surfaces.” Due to the size of the HVAC systems themselves, the scale of the UVC equipment needed to be increased in order to effectively treat the air passing through the ductwork. This significantly increased the cost of installation. The UVC system would also require future maintenance and upkeep including bulb monitoring and replacement. This method only treats the air as it travels past the UV lights within the ductwork. Air that remains within the occupied areas is left untreated. The conclusion was that this technology works, but may not accomplish everything desired with a COVID pandemic, creating the possibility of virus pathogens remaining floating around in the breathable office air space. Costs of installation and future maintenance also played a factor as commercial applications required larger systems.
The third technology examined was Needlepoint Bipolar Ionization, where the devices are installed near the evaporator coils on rooftop units, split systems and air handling equipment, and sometimes down in the duct systems themselves. The NPBI system produces an electronic-charged plasma of positive and negative ions that travel within the airstream and attach to particles, pathogens and gas molecules. The charged ions cause fine sub-micron sized particles to combine together with a snowballing effect into larger particles which are then filtered out resulting in cleaner air. The NPBI ion plasma also robs pathogens including viruses of life-sustaining hydrogen effectively destroying them. As the plasma travels throughout the office-space it produces hydroxyls which surround and deactivates harmful substances including volatile organic compounds (VOCs) resulting in a fresher cleaner smelling indoor air environment.
Focusing on Needlepoint Bipolar Ionization technology
In addition to their effectiveness in reducing mold, bacteria, viruses, and VOCs, NPBI units have multiple other benefits once installed including being virtually maintenance-free. Because these devices can effectively clean the air being recirculated through the building, some building operators have been able to reduce the fresh air makeup into the building which results in lower energy costs. (Reducing ventilation air during this pandemic is not recommended currently). The NPBI technology can also effectively clean the evaporator coils on mechanical equipment, which improves operating efficiencies, reduces equipment downtime, and minimizes the chemical cleaning requirements of the coils, all reducing building operating costs.
Forest Glen Medical Center case study and results
Forest Glen Medical Center is owned by eight families with Dr. Harold Landis functioning as Managing Partner of the asset. He practices as a dentist within the building and, as a Fellow in Integrative Medicine, brings a holistic approach to medical techniques and protocols used to treat the human body. As quickly as the COVID-19 pandemic took its hold on the United States, Dr. Landis directed the Edge Property Services Group to research the safest and most effective techniques to purify the air within the medical office building he co-owns. Approximately 15-20 medical practitioners work in the building. Edge had already initiated this investigation and was well into this research process.
“In my attempt to be extremely proactive, our practice started utilizing an ultraviolet light system to sterilize our dental offices but there were numerous negative side effects,” Dr. Landis explained. “Because the technique emitted ozone, a known carcinogenic, the treatment room was unusable for approximately 30 minutes after completing the process. And it smelled terribly. I knew there had to be a better and more effective way to achieve proper air quality and tasked Shaun Comer at Edge to find the solution.
“After carefully reviewing and weighing our different options, we definitely believed in the overall benefits provided by the Needlepoint Bipolar Ionization and quickly moved forward with the installation. To the credit of Shaun and his team, the information presented to us was thoroughly researched and compelling. The process is proven to effectively remove 99.7% of the pathogens in the air and our tenants and their employees can actually detect cleaner air. They collectively report less asthma symptoms and allergies which, in turn, makes employees happier and more productive.
“This air purification system is something that I wish we had installed ten years ago when the technology was first introduced as the technology is truly amazing and effective,” Dr. Landis added. “Our tenants are extremely appreciative of our pro-active efforts to combat COVID. It makes them feel safer and more confident in our abilities as a property management team.”
Mechanical contracting company Commercial Express HVAC handled the installation of these systems and, prior to beginning, conducted baseline testing to measure the amount of particulate and ions present in the air throughout Forest Glen Medical Center. Once the systems were installed and on-line, these readings were retested, showing substantial improvements to include a significant increase of ions throughout the space while greatly reducing particulate.
Commercial Express HVAC measured the ion count on each of the three floors of the building and found an average of 3,843 ions/cm3 before the bipolar ionization air purification system was added to the building. Following installation, the ion density within the medical facility was retested and had increased to an average of 6,764 ions/cm3. The particulate count was also measured pre- and post-NPBI installation. The baseline average particulate count (for 1 micron size particles) before NPBI installation was found to be 242 and, after installation, had decreased to an average of 173.
“Edge was extremely forward-thinking early in the COVID crisis as they considered proactive solutions to show they cared about the health and well being of their tenants by investing in a technology that would significantly improve the air quality at their buildings,” explained Jim Whitescarver, President of Commercial Express HVAC. “The pandemic created a tremendous need and opportunity to accomplish something innovative and make a meaningful difference to their tenants and employees. The work from home model is unfavorable for landlords and real estate owners in the long-term and people by and large prefer the traditional work environment.
“But this is an emotional issue and the typical office building was viewed as a high density danger zone where people could get sick. When a landlord invests in a Needlepoint Bipolar Ionization system it provides a true differentiator of their tenant space because it makes for a healthier, safer indoor work environment. There are plenty of lab test results to prove it, but there is also proof from your nose. The air just smells fresher and cleaner. A great deal of scar tissue was created by COVID-19 but landlords can build back trust and confidence with the installation of these air purification systems. It will help bring tenants back to the office and adds value to their rental space,” he added.
“Our exercise to uncover technology that provided the highest and most effective methods to achieve pure indoor air proved to be a game-changer for numerous stakeholders. We plan to roll this system out to as many buildings as possible,” stated Shaun Comer, Director of Engineering, Edge Property Services Group. “The results of the Needlepoint Bipolar Ionization system are proven both analytically with hard numbers and by the optimistic reaction received from tenants and employees. They discern a meaningful improvement to the indoor air quality, which is positively impacting all aspects of the building.”
Similar NPBI installations were completed at 45005 Aviation Drive, a four-story, 130,000 square foot commercial office building in Dulles; 909 North Washington St., a seven-story, 165,000 square foot building in Alexandria and 15201 Diamondback Drive, a two-story, 58,000 square foot building in Rockville. Air testing at these sites also had positive results, showing a significant increase in ion concentration throughout the buildings combined with a decrease in airborne particulates.
Edge is a commercial real estate firm providing a full complement of advisory, leasing, investment sales, management, construction, property management and engineering services to clients throughout the Washington, D.C., Maryland, Northern Virginia, and Pennsylvania marketplaces. Founded in 2007, the company currently leases and manages more than 8.5 million square feet of commercial office, flex/office, industrial/warehouse, retail and mixed-use space. Visit www.edgecre.com.
