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.

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.

Response to previous postings regarding elevated humidity level

Nathan Weinstein, 807S

I would like to address the concerns raised by Mr. Chase regarding elevated humidity levels and temperatures in the North Tower corridors, as described in his recent correspondence to the Board of Directors and the Property Manager.

The issue involves corridor temperature and humidity conditions and the expectation that they conform to generally accepted indoor environmental recommendations in Florida. As a general guideline, corridor temperatures are typically maintained between 75°F and 80°F, with relative humidity below 60% being considered desirable to reduce the potential for condensation, mold growth, odors, and occupant discomfort.

However, it is important to recognize that Florida’s building codes do not simply require that every condominium corridor maintain humidity below 60% or mandate dedicated dehumidification systems in every building. The appropriate response to elevated humidity is to determine its cause. Possible contributing factors include inadequate moisture removal by the HVAC system, infiltration of humid outdoor air, water intrusion, or limitations inherent in the building’s original mechanical system designed more than five decades ago. The original system  design was not intended to satisfy the environmental performance standards expected of many modern high-rise buildings. These issues should be evaluated by a qualified mechanical engineer before determining the appropriate corrective action.

In addition, the rooftop Air Handling Units (AHUs) and tandem chillers installed approximately eight years ago have experienced ongoing operational and maintenance challenges. Replacement parts have at times required extended delivery periods, reducing operational flexibility and affecting the management ability to respond quickly to equipment failures. Any evaluation of corridor humidity should therefore consider both the limitations of the original building design and the capabilities of the currently installed equipment.

Several building characteristics also contribute to cooling and dehumidification deficiencies by increasing AC load on the corridor HVAC system, including:

• Unconditioned stairwells.
• Limited corridor air distribution served by only a single supply grille.
• Seasonally vacant apartments whose thermostats are frequently left at 78°F or higher while owners are away, increasing heat transfer into the corridors.
• Residents occasionally leaving unit entrance doors open, allowing conditioned corridor air to escape while humid outdoor air enters the building.

These factors should be considered before concluding that the existing HVAC system can simply be adjusted to achieve significantly lower humidity levels.

If the community believes additional humidity control is necessary, the first step should be a comprehensive engineering feasibility study. Such a study would determine whether the desired performance can realistically be achieved within the constraints of the existing building and identify the modifications that would be required.

Potential recommendations could include:

• Improvements to ductwork and air distribution.
• Replacement or modification of existing AHUs and chillers.
• Installation of dedicated outdoor air systems (DOAS), energy recovery systems (ERS), or other dehumidification equipment.
• Air conditioning of stairwells, if determined to be necessary.

The cost of such an engineering evaluation would likely be modest compared to the potential cost of any resulting construction project. If the study concludes that major modifications are necessary, additional engineering design documents would be required before construction could begin.

Depending on the engineer’s recommendations, implementation could involve replacement of major HVAC equipment, new ductwork, piping modifications, structural work, roofing work, electrical upgrades, and installation of specialized dehumidification systems. Such improvements could represent a multi-million-dollar capital project and may require significant special assessments and owner approval in accordance with the Association’s governing documents and applicable Florida law.

For this reason, the community should carefully evaluate both the technical feasibility and the financial implications before committing to a major HVAC modernization program.

At present, the Association continues to maintain corridor temperatures reasonably close to the building’s original design intent and current Florida recommendations. Although existing humidity levels are not ideal, they have existed for many years without widespread evidence of a building mold condition requiring extensive remediation. Nevertheless, concerns raised by owners deserve careful consideration and should not be dismissed.

If governmental authorities determine that additional investigation is warranted, the Association could be required to undertake engineering evaluations, environmental testing, moisture investigations, remediation efforts, or other corrective measures. Such work could be disruptive, time-consuming, and expensive for the community.

Accordingly, I believe our discussion should focus on objective facts, professional engineering evaluations, applicable legal requirements, and the financial impact on all owners. Before committing to extensive HVAC modifications or inviting regulatory intervention, the community should understand what improvements are technically achievable, what benefits can reasonably be expected, and what costs owners would ultimately be asked to bear.

If the community concludes that a comprehensive HVAC modernization project is necessary, including improved corridor humidity control, I fully support openly discussing its scope, engineering requirements, projected costs, funding options, implementation schedule, and the owner approvals that may be required. Decisions of this magnitude should be made only after the community has the benefit of complete engineering information and a clear understanding of the financial commitment involved.

I welcome comments, corrections, and constructive suggestions from fellow owners so that any future decisions are based on sound engineering, applicable legal requirements, and the best interests of the Association as a whole.

Nathan Weinstein 

Unit 807S

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