In a recent professional conference workshop titled “Is Green Housing Healthier Housing?”¹ I asked the audience what pollutants they thought were responsible for most indoor air quality (IAQ) problems in houses. Their initial answers were combustion safety, mold and lead. These were good answers; all three are IAQ pollutant sources to be concerned about, and each has been in the news in recent years. But, the audience didn’t mention any of the toxic chemicals we store in garages, utility closets, under the sink, or that we track in on the soles of our shoes, like volatile organic compounds (VOCs) and pesticides. They also didn’t mention some of the worst asthma triggers like dust mites, cockroaches and pet dander; asthma afflicts 20 million Americans and kills 3,000 a year. Most importantly, nobody mentioned radon, the invisible pollutant responsible for more deaths in the U.S. than all other known IAQ risks…

So, how can a consumer buy a new house with “good IAQ” if a room full of housing professionals can’t even name the biggest IAQ risks? The short answer is to ask for the new IAQ label for homes—the ENERGY STAR Indoor Air Package—which provides easy access to sound and consistent guidance and a simple label to identify houses that meet this improved performance level. The longer answer requires explanation of the many risks of IAQ, and how they can be minimized with practical guidance for building professionals

Are Green Homes Healthier?

Defining home IAQ features that lead to meaningful risk reduction is especially important as the building industry rapidly moves toward adoption of green building programs. These programs all promise improved IAQ and health, but little or no data exists to back up their claims. This is one of the primary reasons the U.S. Environmental Protection Agency (EPA) decided to add the Indoor Air Package (IAP) label to its ENERGY STAR for Homes program. By establishing best practices for improving IAQ in new homes, and collaborating with green building programs to incorporate the Indoor Air Package, the EPA is helping builders and homebuyers around the country concerned about health and air quality.

Who Needs IAQ Anyway?

Americans spend 90 percent of their time indoors, nearly two-thirds in their homes.

We know homeowners spend billions on “air cleaning” products—some of which actually add more pollutants to the air—and surveys indicate that homebuyers are willing to pay $5,000 more for homes with IAQ improvements. It’s clear that consumers want better IAQ.

EPA studies show that levels of air pollution inside the home are often two to five times higher than outdoor levels, and poor IAQ is associated with a host of health problems, including eye irritation, allergies, headaches, and respiratory problems such as asthma.

Builders want improved IAQ, too. In a traditionally low-margin business, builders can’t afford to take unnecessary risks. IAQ can be a big financial risk for builders, and it’s having a sizable financial impact on the industry. Builders don’t like costly and annoying callbacks due to condensation, mold and other comfort complaints. Litigation associated with mold and other IAQ-related concerns, plus the rising cost of liability insurance coverage, have cost builders across the country billions of dollars.

Introducing the ENERGY STAR Indoor Air Package

Indoor Air Package (IAP) is a natural extension of ENERGY STAR² for Homes, adding important IAQ protection to a verified energy efficient home. With IAP, builders can provide ENERGY STAR-qualified homes that also include a comprehensive package of IAQ features, based on EPA guidance and industry best practices.

IAP-labeled homes include “best practice” features designed to lower exposure to the most common indoor air pollutants, reducing known health risks including asthma, several kinds of cancer, CO poisoning, and a variety of common respiratory symptoms like coughing and wheezing. The IAP program was developed to evolve ENERGY STAR beyond energy efficiency — to help builders take the next step in quality and sustainability. IAP was designed as a premium add-on label for ENERGY STAR, and is delivered through the growing ENERGY STAR verification infrastructure, by certified Home Energy Rating System (HERS) raters. The initial specifications, balanced with practical considerations including costs, builder production process, and enforceability, were piloted in Denver, and revised based on input from the field. The IAP is now available for all interested ENERGY STAR Partners around the country.

IAP Specifications

With the ENERGY STAR Indoor Air Package, EPA is challenging builders to step up to a new level of excellence by building homes with a comprehensive set of IAQ design and construction features. These features were developed to meet four balanced criteria: 1) science-based; 2) affordable and available technology; 3) compatible with common builder processes; and 4) easily verifiable. Features of the IAP include the following:

1. MOISTURE & MOLD CONTROL, TO REDUCE RISK OF RESPIRATORY SYMPTOMS & ASTHMA TRIGGERS: The IAP includes added protection against mold and other moisture damage risks, including 20 specifications (many with climate variations) for proper site drainage, envelope water management, and control of indoor relative humidity.
2. RADON RESISTANT CONSTRUCTION TO LOWER LUNG CANCER RISK: Radon-resistant construction is an IAP requirement in a significant portion of the country where risks of radon are known to be a health concern. A radon resistant house includes gravel and plastic sheeting below concrete slabs, fully sealed and caulked foundation penetrations, plastic vent pipe running from below slab through the roof, and an attic junction box for easily adding an electric-powered fan to the vent pipe if needed.
3. PEST BARRIERS TO REDUCE RISK OF RODENT AND INSECT INFESTATIONS, BOTH KNOWN ASTHMA TRIGGERS: Pest barriers are a first-line defense against pest problems, and include screens at openings that cannot otherwise be fully sealed or caulked, concrete slab reinforcements to avoid cracking, and a solid top layer of foundation walls in areas of the country subject to termite infestation.
4. FRESH AIR VENTILATION, & IMPROVED FILTRATION TO REDUCE RISKS OF RESPIRATORY SYMPTOMS, AND ASTHMA/ALLERGY TRIGGERS: HVAC measures start with best practice installation of heating and cooling systems and ducts to minimize leakage and condensation problems, verified with testing. Next, whole-house and spot ventilation systems are required in all houses, designed and installed according to ASHRAE Standard 62.2 – 2004, to help dilute and exhaust indoor pollutants. The last HVAC element of IAP is MERV 8 or better air filters to remove airborne particulates.
5. COMBUSTION VENTING/SAFETY TO REDUCE RISK OF CO POISONING, AND CHRONIC RISKS FROM PROLONGED EXPOSURE TO NITROGEN OXIDES AND PARTICULATES: The IAP protects residents from potential exposure to combustion gases by requiring direct-vented or power-vented equipment if gas- or oil-fired heating systems are installed, properly vented fireplaces, garages fully sealed from living spaces and equipped with a continuously operated exhaust fan, and carbon monoxide alarms in each sleeping area.
6. LOW TOXICITY BUILDING MATERIALS, ESPECIALLY LOW-FORMALDEHYDE PRODUCTS TO LOWER CANCER RISK: IAP includes requirements for selection of materials, including low-VOC carpets, adhesives, and pressed wood materials where the highest concentrations of urea formaldehyde are commonly found. The label also reduces mold sources by protecting materials stored on site from weather damage, selecting and installing materials to minimize the risk of moisture damage. Finally, IAP homes are ventilated prior to occupancy where installed materials are likely to emit airborne pollutants.
7. CONSUMER EDUCATION ABOUT IAQ: The program also helps ensure that homes operate as designed by inspecting air handling equipment and ductwork to be sure they are clean and free of debris and provide adequate air-flow, verifying that all necessary testing has been performed, providing radon test kits for homes located in high-risk radon areas, and providing a manual to educate owners about their new home’s indoor air quality features.

Snapshot of IAQ Risks

Radon is responsible for about 21,000 lung cancer deaths every year. About 2,900 of these deaths occur among people who have never smoked. This makes Radon the leading cause of lung cancer among non-smokers. The Surgeon General recently issued a warning about radon, similar to the famous 1964 Surgeon General’s Warning on cigarette smoking, and recommends that all home owners test their homes for radon. Home radon exposure can be lowered significantly with mitigation systems. Radon resistant construction techniques are cheap and easy to install in new homes.

Mold and Moisture in houses is commonplace and they have recently been linked scientifically to respiratory problems, including asthma. The Institute of Medicine recently reported an association between damp indoor spaces and respiratory problems, and the Lawrence Berkeley National Laboratory found that the risks of respiratory and asthma-related health outcomes increase approximately 30 percent to 50 percent in association with building dampness and mold. They also estimate that over 4 million cases of asthma are attributable to dampness or mold exposure in homes. A number of practical moisture control features can be included in house designs that will reduce chances of water leaks, condensation, and mold growth.

Asthma Triggers are another common IAQ problem. Asthma is a serious national health concern, affecting 1 in 5 U.S. households. Asthma afflicts about 20 million Americans, including 6.3 million children. Since 1980, the biggest growth in asthma cases has been in children under five. In 2000 there were nearly 2 million emergency room visits and nearly half a million hospitalizations due to asthma, at a cost of almost $2 billion, and causing 14 million school days missed each year. Since Americans spend up to 90 percent of their time indoors, indoor allergens and irritants can play a significant role in triggering asthma attacks. Common asthma triggers include smoke, dust mites, mold, cockroaches and other pests, household pets, and combustion byproducts. Many of these triggers can be minimized through careful air sealing, moisture control, and appliance selection.

Carbon Monoxide is an odorless, colorless and toxic gas that can be produced by cars, generators, and inefficient or improperly maintained combustion heating appliances. Because it is impossible to see, taste or smell the toxic fumes, CO can kill you before you are aware it is in your home. Several hundred CO deaths per year occur in the U.S. At lower levels of exposure, CO causes mild effects that are often mistaken for the flu. These symptoms include headaches, dizziness, disorientation, nausea and fatigue. Nobody knows how many Americans are impacted by non-lethal exposure to CO in their homes.

Chemicals found in common household products are often toxic in high concentrations. Although the chemical concentrations in individual products are usually limited for consumer safety, the overall level of chemical exposures in households is not regulated or even measured. There is considerable evidence in recent studies that people are often exposed to significant levels of pesticides and volatile organic compounds (VOC’s), especially Formaldehyde, a known carcinogen commonly found in many building materials.

How to Start Building Homes with the ENERGY STAR Indoor Air Package

1. Contact your HERS Rater and tell them you want to build Indoor Air Package-labeled homes;
2. Determine which IAP specifications apply to your homes, and make necessary changes;
3. Build and label qualifying homes;
4. Enjoy the competitive advantage!

For more information about the ENERGY STAR Indoor Air Package for new homes, visit: www.energystar.gov/homes/iap.

For more information about Indoor Air Quality (IAQ) and related health risks, visit: www.epa.gov.