'Sick building syndrome' discussed at NYARM Expo.

The New York Association of Realty Managers at its 2001 Expo presented a seminar on a topic that has become particularly relevant in the past month -- "Indoor Air Quality."

Paul Coburn, of Chute Master Indoor Environmental Services, and Joseph Zoob, of NAC Indoor Air Professionals, spoke about the measures that property managers could take to ensure that their buildings' air circulation and garbage disposal systems don't put the health of their tenants at risk.

According to Coburn, neglected or infrequently cleaned air ducts and ventilation chutes provide the perfect environment for the growth of bacteria and mold. "The inside of an air duct or a compactor chute have mold and germs inside. That's one good reach to clean your systems," he said. "The other reason is lawsuits."

Coburn said that "sick building syndrome" and "building-related sickness" are often caused by blockage of the ventilation system and could result in lawsuits that are notoriously expansive.

"There is no such thing as a self-cleaning air duct," he said. "The debris that build up inside have every bad thing that you ever heard of. That's why the air supply system should be cleaned on an annual basis and the filters changed constantly."

The price of system maintenance, Coburn noted, is a fraction of what an owner would pay should a tenant file a claim.

"As a ballpark figure, the price is between $30 and $40 per vent, $50 per apartment. Compared to the alternatives, the price is negligible. And there are some red flags. A flood or a leak in your building means that mold and bacteria are growing. Construction, renovation, new carpeting will make people sick."

Zoob, for his part, focused on microbial growth associated with poorly maintained building systems.

"The air ventilation systems had a problem with microbial growth since their first inception," he noted. "An AC system has an area where it generates condensation, (and it's a natural growing place for bacteria.) Environmentally controlled buildings require substantial maintenance of the AC system."

According to Zoob, managers should check their filter chambers regularly, making sure they are tightly sealed, and change filters frequently. He also said that in case of a flood, a professional cleaning company should be contacted as soon as possible to contain a mold and bacterial problem.

"Microbial growth is not something you should panic over, you can beat is, as long as you're on top of it when it first happens. Anything you read about in the papers is preventable." he said. "But cleaning is only effective when you catch it early."