Indoor air quality (IAQ) plays a decisive role in occupant health, building performance, and long-term asset value. Many building owners and managers assume indoor environments are naturally safer than outdoor conditions; however, research consistently shows this is not always true. The U.S. Environmental Protection Agency reports that indoor pollutant concentrations are commonly 2 to 5 times higher than outdoor levels, and in some cases even greater depending on pollutant sources and ventilation effectiveness (U.S. EPA, Introduction to Indoor Air Quality). The World Health Organization has documented strong associations between poor IAQ and respiratory problems, asthma symptoms, cardiovascular stress, and reduced cognitive performance (WHO Indoor Air Quality Guidelines).

Common contributors to IAQ challenges include moisture intrusion leading to mold growth, inadequate ventilation or pressure imbalances, emissions from building materials and furnishings, combustion byproducts, and chemicals generated from cleaning, pesticides, coatings, and industrial activities. Deferred maintenance, poor HVAC performance, or well-intended but improper remediation practices can make problems worse instead of better. ASHRAE emphasizes that ventilation, filtration, dilution of contaminants, and humidity control are essential fundamentals of IAQ management, yet these elements are still frequently misunderstood or under-prioritized in practice (ASHRAE Standard 62.1 and IAQ guidance documents).

The difficulty for owners and facility managers is that many IAQ problems are invisible until something goes wrong. Poor IAQ does not always present as obvious “bad smells,” visible dust, or noticeable mold growth. In many cases, building occupants first experience headaches, fatigue, irritation of the eyes or throat, increased asthma complaints, or general discomfort. Poor IAQ does not diagnose medical illness, but it can create environmental stressors that affect comfort and well-being. From an operational standpoint, IAQ issues can lead to lost productivity, tenant complaints, reputational damage, increased maintenance costs, and in some events, emergency responses.

Because IAQ conditions are often complex, building-specific, and driven by both design and operational factors, effective management requires evaluation based on evidence, not assumptions, guesswork, or “one-size-fits-all” fixes. The goal is not just to resolve visible symptoms; it is to understand contributing factors so that buildings remain safer, healthier, and more resilient over time.

Georgia Case Studies: Real Problems with Real Costs

The following real-world Georgia examples illustrate how IAQ incidents can originate from routine activities, unexpected events, or simple oversights. In hindsight, many seem obvious. In real time, people involved were confused, concerned, and forced into costly response actions. Even “simple” IAQ issues demand time, money, and resources.

Construction Activity and Filter Overload

A hospital south of Atlanta experienced an avoidable IAQ incident during a roof replacement project. New gravel was delivered to the roof; however, it was staged directly next to the outside air intake. When the material was unloaded, dust and debris were pulled into the air handling system and distributed throughout the building’s HVAC system. Filters quickly became overloaded and required immediate replacement. In a hospital environment, filtration is mission-critical and cannot be ignored. What appeared to be a routine roofing task became a costly air quality and maintenance event purely due to placement decisions.

Outdoor Work Affecting Indoor Air

A five-story mixed-use office building in Marietta experienced a building-wide evacuation after employees began reporting headaches, eye irritation, and strong odors. Because one tenant was a federal group, there was initial concern about a targeted event. The actual cause was not malicious at all: the facility applied a waterproofing product to the front walkway. The high-VOC product was applied close to the building’s air intake and fumes were quickly drawn into the ventilation system and distributed through the entire structure. This resulted in exposure complaints, operational shutdown, and emergency response involvement—all from a maintenance activity.

Legacy Construction Materials Becoming a Modern Problem

Some IAQ issues originate during construction and emerge years later. An 8-story complex constructed in the late 1980s used internally insulated metal ductwork with a black elastomeric coating applied over fiberglass. Over time, the coating began to deteriorate. Microscopic particulates were released into the supply airflow and distributed into occupied spaces. Long-term employees began reporting respiratory irritation concerns. Because the ducts were sealed within walls and ceilings, repairs are complicated, disruptive, and expensive. At the time of initial evaluation, the final long-term resolution had not been determined. This illustrates how materials that once met construction standards may create challenges as buildings age.

When “Cost Savings” Costs More

A multi-building apartment complex turned off air-conditioning in vacant units to reduce utility costs. On the top floor of one building, an undetected plumbing leak occurred beneath a kitchen sink. Water traveled downward, affecting three units. Georgia’s naturally high heat and humidity, combined with no HVAC operation and no routine inspections, created ideal conditions for widespread fungal growth. By the time the damage was discovered, all three units had floor-to-ceiling mold impact. Running the HVAC system may not have prevented the leak, but controlling humidity could likely have slowed progression and reduced overall damage. The attempted cost savings ultimately created a significantly larger loss.

Ventilation Not Designed for How the Building Is Actually Used

A government agency leased top-floor office space in a five-story building originally designed for a traditional daytime schedule. The tenant instead operated a 24/7 call center. Carbon dioxide measurements showed elevated concentrations—not immediately dangerous, but high enough to contribute to fatigue and discomfort among staff. Under normal building operation, outside-air ventilation would have allowed recovery periods overnight; continuous occupancy removed that recovery window. The space usage changed, but the ventilation strategy did not. This is a common IAQ challenge: buildings are often operated in ways they were never designed to function.

Unintended Chemistry Inside a Building

In one maintenance facility, an epoxy floor coating project turned into an IAQ headache—literally. Epoxy flooring requires specific ratios of Part A and Part B to properly cure. In this situation, the contractor either worked too slowly or underestimated material quantity and thinned the epoxy mixture with xylene. At this point, they added a third component to the chemical formula, changing the intended chemistry completely. The result was incomplete curing and persistent VOC off-gassing. For months, a strong chemical odor remained. Ultimately, the flooring had to be mechanically ground down and removed. What should have been a durable industrial coating became a long-term IAQ contamination source.

Recognizing When You Need Professional Help

A qualified indoor air quality professional can help identify root causes, evaluate environmental conditions, and support decision-making. This role goes far beyond simply “testing for mold.” IAQ is multidisciplinary, involving building science, ventilation engineering, moisture dynamics, chemistry, occupant perception, and risk communication.

Warning signs that suggest the need for professional evaluation include:

• Persistent or recurring occupant complaints
• Reports of headaches, respiratory irritation, or unusual fatigue that appear building-related
• Comfort issues such as humidity swings, temperature instability, or stale air
• Strong or unexplained odors
• Visible moisture damage, condensation, or mold growth
• Elevated particulate matter, unusual dust, or unexplained debris
• Building use changes not supported by the original HVAC design

IAQ assessments do not diagnose medical conditions and do not replace healthcare evaluation. However, evidence-based environmental assessment helps building owners and managers understand conditions, identify contributing factors, and plan corrective action.

Indoor air quality problems do not always begin dramatically—but they rarely resolve themselves. They often begin quietly and escalate into operational disruptions, financial losses, liability concerns, and occupant trust issues. The good news is that IAQ challenges are manageable when building owners treat them proactively rather than reactively. Awareness, preventive maintenance, thoughtful ventilation strategies, and professional evaluation when needed can protect occupant well-being, building performance, and long-term asset value.

To stay up to date on news and resources such as this and other topics of importance to the real estate industry, subscribe to the free CRE Insight Journal Newsletter using this link.