Response to previous postings regarding elevated humidity level at Aquarius common areas

Nathan Weinstein has prepared a number of observations regarding recent requests to reduce the humidity and temperature levels in the air-conditioned hallways of the Aquarius buildings.

Below you will find:

• Nathan’s email authorizing the distribution of his comments.
• A summary of his observations.
• The complete, unabridged document discussing the humidity and temperature levels in the air-conditioned common areas of Aquarius.

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Hello Cecilio,

Can you please post my opinion regarding recent postings about elevated humidity levels on your blog?  I think we need to discuss this in our community, not just making requests and demands.

Thank you,

Nathan Weinstein, Unit 807S

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Abstract

This document addresses resident concerns regarding elevated temperature and humidity levels in the North Tower corridors. It explains that the building’s five-decade-old mechanical design, ongoing operational challenges with current equipment, and various building characteristics—such as unconditioned stairwells and vacant units—contribute to the cooling and dehumidification deficiencies. Instead of attempting immediate system adjustments, the author recommends conducting a comprehensive engineering feasibility study to identify the root causes and determine if modern environmental standards can realistically be achieved. Furthermore, the document cautions that implementing the necessary HVAC upgrades could result in a multi-million-dollar capital project requiring significant special assessments and owner approval. Ultimately, it urges the community to carefully evaluate the objective facts, professional engineering recommendations, and financial implications before committing to extensive renovations or inviting regulatory intervention.

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Response to previous postings regarding elevated humidity level

Nathan Weinstein, 807S

Response to previous postings regarding elevated humidity level

I would like to address the recent requests from Mr. Chase regarding the elevated humidity levels and temperatures in the North Tower corridors, as outlined in his letters to the Board and Property Manager.

The concern relates to corridor temperature and humidity conditions and the expectation that they meet certain recommended standards in Florida. In Florida condominium corridors, temperatures should ideally be maintained between 75°F and 80°F(we are currently in that range), and relative humidity should be held below 60%. While current elevated humidity levels are concerning it does not automatically trigger a requirement to replace the HVAC system with another meeting today’s new-construction standards since Aquarius buildings construction was conducted under different standards and requirements. Therefore any evaluation of corridor temperature and humidity should take into consideration the design limitations of the original building systems, as well as the performance and support issues associated with the currently installed HVAC equipment..

The following are some of several factors contributing to the current corridor HVAC system deficiencies from additional cooling loads on existing system:

• The building stairwells that is not air-conditioned.
• Existing ductwork is limited, and each corridor area is served by only two small air supply grilles at single location. 
• Many apartments are occupied only part-time, with thermostats often set at 78°F or higher while owners are away taking some cooling loads from the corridors thus increasing the AC load for corridors.
• Some residents occasionally leave their unit doors open, allowing conditioned air in corridors to escape and humid air to enter the corridors, placing additional load on the HVAC system.

In addition, the HVAC equipment installed on the roof approximately eight years ago appears to have been an unsuitable selection for the building’s needs. The equipment has presented ongoing maintenance challenges, and replacement parts are often difficult to obtain, with delivery times extending for weeks. The Board’s current objective is to mitigate the deficiencies of the existing HVAC system AHU’s in order to extend the useful life of the equipment. The existing AHUs are approaching the midpoint of their expected service life.

Before directing management and board to simply “make it happen and achieve better humidity levels” the community should first determine whether the desired humidity level can realistically be achieved within the constraints of the existing building design and what costs would be involved. Achieving corridor humidity levels near 60% may require extensive engineering evaluation and substantial upgrades.

A reasonable process would include the following steps:

1. Comprehensive Engineering Feasibility Study (Estimated budget cost: in the range $30,000 to 45,000)  The Association would retain a qualified HVAC engineering firm to conduct a comprehensive evaluation of the building and determine what modifications would be necessary to improve humidity control and whether the desired performance levels are achievable. Potential recommendations could include:
   • Additional ductwork and air distribution improvements.
   • Replacement of existing AHU’s, chillers.
   • Installation of dedicated outdoor air systems (DOAS), energy recovery systems (ERS), or other dehumidification equipment.
   • Installation of AC systems in the stairwells. 
2. Engineering Design and Construction Documents (Estimated budget cost could range $350,000 to $450,000. Typically 5 to 10% of the project cost)

If the study concludes that the desired performance levels are achievable and the community wishes to precede, detailed engineering plans, design and construction documents would be required. 

1. Construction and System Upgrades (Estimated budget cost could range from $4.5 million to $5.5 million. Engineering committee two years back had obtained contractors quote to replace one unit on roof at $650,000 w/o required structural, roofing and electrical work. With current price increases installation of one unit would put us around $1.2million. If we install 2-AHU and 2-ERV’s the cost would be in noted range): Based on preliminary assumptions, the project scope may include:
   • Replacement of existing AHU’s and chillers.
   • Installation of additional ductwork in hallways.
   • Pipe work
   • Structural modifications.
   • Roofing work.
   • Electrical upgrades.
   • Installation of additional dehumidification systems such as DOAS or ERS.
2. Air Conditioning of Stairwells (Estimated budget cost: approximately $1 million.): If required as part of the humidity-control strategy additional equipment and infrastructure would likely be required. 

In summary: improving humidity control throughout the buildings may be technically possible, but it would likely require a major capital project involving significant engineering, construction, and financial commitments. Before pursuing such a project, the community should fully understand the technical feasibility, expected benefits, and overall costs involved. If the community believes that the current corridor humidity levels present a significant problem, and if owners are prepared to support the engineering studies, capital expenditures, and ready for potential special assessments required to address it, then we should begin the process without delay. However, everyone should understand that achieving modern humidity-control standards in a 53-year-old building would require substantial modifications and millions of dollars in expenditures close possibly to $7 million or more.

At present, the Association continues to maintain corridor temperatures reasonably close to the original design intent. The existing humidity levels, while not ideal, have existed for many years without evidence that they have created a building-wide mold problems requiring major remediation. At the same time, concerns raised by owners should not be dismissed. These concerns and requests as I understand had been relayed as complaints to the city inspectors.  We need to understand that if governmental authorities were to determine that corridor conditions require investigating potential corrective action, the Association could face additional obligations, including environmental testing, remediation efforts, and replacement of finishes such as carpeting, engineering studies and other potentially costly measures. Such work could be disruptive to residents, lengthy in time and expensive for the community. Therefore community should have a discussion focusing on facts, engineering evaluations, and the financial impact on all owners. Before committing to a major HVAC overhaul, and inviting outside officials the community should determine whether the expected benefits justify the costs and whether the desired humidity levels can realistically be achieved within the constraints of the existing buildings.

I welcome comments, corrections, suggestions, and opinions from fellow owners. If the community believes that a comprehensive HVAC modernization project is necessary, mainly to improve corridor humidity control, then we should openly discuss the scope, cost, funding options, and timeline required to accomplish it. Such decision to overhaul existing HVAC system would require a majority of the owners vote to support it.

Nathan Weinstein 

Unit 807S

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