Situation

Tandem is an independent property asset management partnership. Their team of professionals has over 250 years of combined experience across the property sector, which they draw on to provide services that add value for clients and occupiers. 
Working with facilities management partner Envirotech, Tandem introduced live indoor air quality monitoring in three buildings in 2020, including its own head office, with wider rollout underway.
Drivers for this joint initiative included adding value for:

• Occupiers: Improved air quality contributes to wellbeing and productivity. Occupiers are also asking more questions about air quality, as they seek reassurance returning to their offices post-Covid. With good ventilation reducing the risk of virus transmission, the live monitoring service gives occupiers greater confidence that air quality is managed to high standards. 
• Clients: Enhanced health and wellbeing credentials can be a differentiator when letting space, boosting market appeal and protecting asset value over the long term. Clients are also increasingly interested in air quality data for Fitwel, RESET and WELL Building Standard certifications and GRESB reporting.

Longer term, Tandem believes live air quality monitoring will become business as usual in all managed properties.

Actions

Envirotech’s technical experts install discrete sensors in key locations in each building and connect them to a micro gateway, also positioned on site. All sensors operate to globally accepted standards. The gateway securely transfers live air quality data to a dashboard, which links into the building’s facilities management CAFM system.

The dashboard monitors air quality indicators against agreed parameters, set based on the latest guidance. When levels exceed these parameters, an alert is raised on the dashboard and sent to the CAFM system to create an action for the facilities manager to deal with. Where clients or occupiers are interested in wellness certifications, such as RESET and WELL, parameters can be adjusted in line with their specific requirements.

Figure 1: Air quality indicators and parameters

Sensors and Gateways

Devices:

• Mains powered sensors: Monitor TVOCs, PM2.5, CO2, CO, temperatures and humidity. The sensors also have wider capabilities, which Tandem is looking at for the future.
• Battery powered sensors: Monitor humidity and temperatures. 
• Mains powered micro gateways: These have a SIM card and monthly data plan, using a low powered wide area network standard (LoRaWAN) to connect to sensors, and using a GSM or LAN connection to transmit data to the operating system based in the cloud. They require no interaction with Wi-Fi or corporate networks. 

Figure 3: Sample dashboard

Envirotech provides a monthly data analysis report that interprets data and highlights improvement opportunities, particularly where there are repeated alerts in an area:
In one building, high levels of CO2 at certain times resulted in changes to the operating hours for the heating, ventilation and air conditioning (HVAC) system, to introduce greater levels of fresh air at those times.
In another building, high readings in the reception area led to the installation of air purifying equipment, as the issue was unlikely to change, due to its location. 

Financial

The initial set up costs to purchase and install the equipment are funded by the property owner. Ongoing maintenance and management are funded by occupiers through their service charge. Costs vary according to the space to be covered and number of sensors required.
Sensor technology has improved significantly in the past two years and costs have come down. Two years ago, it was expensive to get point-in-time air quality readings. Now, live air quality data can be gathered via discrete, relatively low-cost sensors.

Benefits

• Occupiers: Improved air quality, which can contribute to employee wellbeing, leading to fewer sick days and higher productivity. Proactive air quality management is also reassuring for people returning to offices post-Covid. Tandem will ask occupiers for feedback at quarterly occupier meetings. For more on how Tandem plans to engage with occupiers on air quality, see the section on occupiers below. 
• Clients: Enhanced building performance, which over the long-term can help attract occupiers and maintain asset value. Access to live air quality data also supports clients seeking Fitwel, RESET and WELL Building Standard certifications and GRESB reporting.
• Tandem: Real-time insights to optimise building performance, enhancing Tandem’s reputation for realising client aspirations and delivering comfortable, productive environments for occupiers. It also provides a new platform for engagement with occupiers and clients.