One of the first things we learned about is the surprising amount of health risk associated with poor indoor air quality (IAQ). Cockroaches, dust mites, rodents, mold dust and pets with fur can all contributed to asthma, and IAQ has also been linked to allergies and certain cancers. It's important for building staff to keep our common areas clean and to advise residents to keep their apartments properly ventilated.

The primary strategies for improving IAQ are regularly cleaning your vent ducts and filters; using natural ventilation such as windows and louvers; and checking "material safety data sheets" (MSDS) and container labels for volatile organic compounds (VOC), measured in grams per liter. These range from minimal (0.29 percent or less) and low (0.3 to 7.99 percent) to very high (50 percent or more).

Some of the indoor pollutants and allergens of which you and your staff should be aware are:

• Carbon Monoxide, which can come from stoves, burning of fuels, and idling cars. CO poisoning is often confused with flu symptoms. New York City Code requires that a carbon monoxide detector must be installed within 15 feet of all bedrooms. Adding them to common areas of the building where gas is used or metered is a prudent act.

• Mold: Controlling moisture is the best way to mitigate mold. Remove mold and mold-contaminated materials. If water damage occurs, a dehumidifier should be used to dry the area as quickly as possible to reduce the chances of mold. Mold is much more prevalent on sheetrock (paper) than in plaster walls and ceilings.

• Lead: Sources include deteriorating lead-based paint, soil, dust and drinking water. Paint in older buildings is presumed to be lead paint, which was banned in 1978. Building staff should utilize lead-safe work practices, which includes no sanding or power tools on presumably lead-based paint The use of wet scraping and a HEPA vacuum for clean-up is recommended.

• Asbestos, a mineral fiber used for strengthening, insulation and fireproofing. Highly carcinogenic, it was banned in 1971. Much exposed asbestos has been removed either at the building's choice or as a requirement of a lender, but some may still exist in resilient floor tile. Unlicensed handlers, such as most building staff, should not abate or handle asbestos.

• Tobacco Smoke: Forbid smoking in common areas.

In terms of what is called Integrated Pest Management — bedbugs are a major topic these days — it's important to keep common areas clean. Limit or eliminate carpets there, and use a good vacuum. Fill cracks to stop air migration between apartments.

Boric acid is a relatively safe. non-toxic and effective rodenticide. A professional exterminator should be treating buildings monthly. Building staff should make sure there are no holes around the exterior of the building that could permit rodents to enter.

Water Conservation

Water meters and your water bills are measured in hundred cubic foot (HCF) units. One cubic foot equals 7.48 gallons; one HCF equals 748 gallons. The average person using standard fixtures and appliance uses 72.5 gallons per day, as opposed tom the 36 to 42 per day of someone using high-efficiency fixtures/appliances. Low-flow toilets use 1.6 gallons per flush or less. Faucet aerators can save one gallon per minute.

The New York City Department of Environmental Protection reports that 14% of our water costs come from leaks. Emphasize to your residents that they report any leak, regardless of how small it may be. Read meters often to allow you to detect leaks and install submitters to pinpoint water and energy savings. Toilet leaks are the largest single source of leaks. If you hear water running, some of the internal parts require replacement. It could be as simple as a flapper, which is very inexpensive.

Make sure your heating system and boiler are not losing water. That indicates a leak in the system. Introducing fresh water is not only costly, but has an adverse affect on your boiler. Clean sidewalks with a water broom or a water sweeper, which significantly decreases water use.

Next: Lean 'n' Green >>