Air Quality, ADA top BOMA agenda.

Indoor Air Quality, the Americans with Disabilities Act (ADA), a new Federal Communications Commissions (FCC) telecommunications ruling, permit requirements for air conditioning system coolant replacements, recycling enforcement, Con Edison energy rebates, flexible air ducts and the second draft of the City-industry panel on the World Trade Center bombing were the main topics of the annual Codes & Regulations Update Seminar attended by 150 members of the Building Owners' and Managers' Association of Greater New York, Inc. (BOMA-/NY) in the Chemical Bank building, 270 Park Avenue.

Each year, the Codes & Regulations seminar brings together experts who discuss in great detail the newest laws, rulings, codes and implementing regulations from local, state and Federal agencies, as well as new products and technologies designed to meet these requirements and improve the efficiency of building operations.

Feds to Step Up Indoor Air Controls

"1994 was a banner year for indoor air quality regulations, " reported William A. Esposito, CIH, president of Ambient Labs, Inc., noting three legislative bills pending in Congress introduced by Senator Mitchell and Representatives Kennedy and Waxman, plus regulatory proposals by the Occupational Safety and Health Administration (OSHA) and the Environmental Protection Agency.

Senator Mitchell's bill proposes the creation of a Federal Office of Indoor Air Quality, grants to states to develop IAQ programs, funding for IAQ research and technology development, and health advisories for indoor air pollutants.

The Kennedy Bill, as passed by the Subcommittee on Health and the Environment would direct the EPA to publish a list of "common significant indoor health risks," mandate coordination between EPA and OSHA, and establish certification for IAQ consultants and contractors.

The Waxman "Smoke-Free Environment Act," co-sponsored by Senator Lautenberg of New Jersey and endorsed by BOMA International, would ban smoking in all commercial buildings and nearby facility entrances, while permitting smoking in separately ventilated smoking rooms.

BOMA is not supporting a separate initiative by OSHA to institute "Compliance Requirements, " which would, among other things, mandate increased use of outside air in ventilation systems, while establishing new demands for record-keeping, system inspections and employee training.

The issue of clean air inside gave way to the issues of clean air outside and recycling, which were discussed by the next speaker, Richard Fuller, President of Great Forest, Inc.

The New York-New Jersey-Connecticut metropolitan area is one of nine in the country required to implement an Employee Commute Options (ECO) program, under the 1990 Federal Clean Air Act Amendments. And that is because one of the most severe problems, ozone air pollution, is caused in large part by cars in a region dominated by commuters. The law affects employers of 100 or more people in one location, and requires "roughly speaking" a 25 percent reduction in the number of employee cars arriving at a work site during the morning rush hour.

"Some people think if they don't have disabled workers, they don't need the ADA," Charles Rizzo, president of Charles Rizzo and Associates, said, adding, "That is a myth." While ADA compliance among owners and corporations is high, so are ADA complaints, "8700 in the last quarter alone and the Justice Department is being pro-active in its handling of cases."

Addressing the latest procedures with the City Department of Buildings, Rizzo said that a "middle ground" was needed in the department's efforts to restrict access to examiners as part of its anti-corruption efforts. The DOB, which lost a third of its employees in the city budget cuts, is now extending its efforts for self-certification of projects to more areas of construction.

However, Rizzo warned that the city is still post-checking 20 percent of all projects and are finding that a "high degree should not have been certified, although this is due primarily to minor conditions."

New FCC Rule Leaves Industry Wired for Trouble

Another headache for managers and owners is the new Federal Communications Commission free access rule which requires owners to provide access to any communications company seeking to run wires in a building. It is BOMA International's position that owners of such access poses a security risk, and creates liabilities concerning the maintenance of the lines. Owners would prefer to charge a fair fee to the carriers.

CFCs, Lighting Fixture Update

Ernest A. Conrad, PE, president of Landmark Facilities, Inc. covered the latest requirements for operating equipment with CFCs, maintenance, disposal and the need for certified technicians.

For chillers using the R-11 CFCs which are being phased out, the rule of thumb is that manufacturers will not upgrade units more than ten years old. Newer units may be upgraded to R-123 use, and operated efficiently until the equipment reaches the end of its useful life. All R- 12 equipment can be upgraded, and equipment using R-22 coolant can continue through the year 2010, which should meet or exceed the end of the equipment's useful life.

Lighting is another issue which the industry must face in 1995. In October 1995, the manufacture of all four-foot fluorescent fixtures will cease. The standard incandescents, R-30 and R-40 will be history as well.

Watt-Miser replacements, while gaining 2 percent in efficiency, will provide 10 percent less light. The new Federal requirements will be forcing 50,000 lamps in a 1,000,000 square foot building. The best bet is the T8 lamp, which has 150 percent efficiency.

John H.K. Belt, CPM, a BOMA/NY past president and member of the City panel reviewing building code recommendations in the wake of the World Trade Center bombing, reported that the group is now in the second draft of its report which is reviewing, among other items, smoke barriers, fire alarm system communications with the central station, sprinkler requirements and protection for emergency generators and electrical systems.