How Mold Impacts Your HVAC System

Indoor molds become a problem when they are visible, or when they vary compared to outside air. Molds need water, a food source, and the right temperature and environmental conditions to grow.

HVAC systems are one of the most common contributors for water supply. HVAC systems have piping, drain pans, all of which can be sources for mold growth and a transportation device for dispersing mold spores all over the building.

As mold spores move, they look for food sources, which are many within a building: drywall, carpeting, cardboard, paper, fabric, wood, furnishings.

And because indoor environments are designed to maintain relative temperatures night and day, they are conducive to allowing mold to grow. Especially in those dark storage areas that are left unchecked for long periods of time.

A building manager’s best course of action is to control and eliminate indoor moisture. While many attempt to introduce fungicides, biocides and cleaners once mold appears, these chemicals can be damaging to the equipment, the environment, and to personnel within the building throughout the day. If you eliminate the potential for mold forming, you can eliminate all problematic conditions that may arise because of it.

The best place to start is to design and install a HVAC system with essential components designed for high efficiency. From there, a proper maintenance plan will keep your HVAC in good running condition, and help you stay abreast of any problems developing over time.

Key components that should be regularly maintained include:

Coils and drain pans – cooling coils dehumidify air and cause condensation to drip into a drain pan and exit the system via a seal trap. Drain pans must have the proper slope and be cleaned frequently to avoid problems.

Humidification and dehumidification equipment – these surfaces must be periodically drained and treated to prevent wet surfaces from developing microbial growth.

Air filters – air filters should always be clean and well maintained, fitting snugly into their filter housing. Clean and replace on a regularly scheduled basis.

Ducts – ducts are constantly in use. A small amount of dust is normal, but if it builds up it can begin restricting airflow. Watch for areas subjected to moisture or condensation, cleaning these on a more frequent basis.

Cooling towers – monitor water quality and chemical treatment to prevent microbial growth.

Air intakes – pay close attention to areas where outdoor air enters the HVAC system. Areas near garbage dumpsters, boxes, paper, standing water, or fresh vegetation and landscaping can contribute to increased likelihood of airborne spores.

A properly designed and maintained HVAC system will go a long way in reducing or preventing mold issues. As a manager, it’s important to have a system in place that will allow you to prevent and remediate mold problems as quick as they occur. 

The Benefits Of HVAC Upgrades

HVAC equipment is expensive. Chances are HVAC maintenance is a significant number in your annual budget allotment.

It can be difficult to justify replacement, especially when troubleshooting can find a solution to keep the old system in place for just a little while longer. Should you really spend large amounts of capital for new equipment, when a little repair work may keep it running for a few more months?

The decision can be a tricky one. It can be a fine line for a manager to determine the best solution for the situation. Upgrading can bring a lot of benefits including:

•  Enhanced efficiency
•  Greater occupant comfort
• Environmentally friendly equipment

It can also be one of the most difficult projects you take on. Every time you upgrade your HVAC equipment, there exists potential for:

• Workplace disruption
•  Unanticipated equipment challenges
• Building occupant discomfort

With a savvy implementation plan, you can set realistic expectations for the project from beginning to end, and use that to develop an open line of communication with everyone impacted by the decision and the constraints of the project.

The starting point is proper planning. Especially with an older HVAC system with a lot of retrofits in place, planning is key to making sure the project will run smoothly. Plan for the best case scenario; plan for the worst. Develop back up scenarios for any disruptions that may occur or impact the people working within your building. Also include a list of possible delays and how you will handle each problem, such as what if you have structural problems with the new equipment, or equipment is delayed or simply not available as you need it.

Rather than rushing a situation, you are far better off having back up plans in place before you remove the first piece of equipment. Make sure every impacted person and office understands the time commitment to upgrading the equipment, and has wiggle room for the just-in-case issues that may occur.

As you finalize your decisions, remember, the more parties involved in the planning, the more room for error. As a facility manager, it is important to coordinate activities of all parties involved. The more contractors you’ve had work on the system, provide feedback and give quotes, the more confusing the overall process can be. Especially if you have to communicate this feedback to upper management who may have the final say.

Trust is a big part of making the right decisions. If you understand the implications of running the HVAC system the old way versus upgrading it, and you trust the advice of the contractor you are working with, it can make pitching the cost and the benefits that much easier.