Environmental hazards don’t just affect schools, hospitals, factories, or large residential complexes—they’re a concern in any high-occupancy or public-use building. Office towers, hotels, childcare centers, college campuses, correctional facilities, community centers, religious institutions, warehouses, government buildings, and redevelopment sites all face unique challenges when it comes to water quality, air safety, asbestos, lead, and mold.
According to the American Industrial Hygiene Association (AIHA), industrial hygiene is essential for anticipating, recognizing, evaluating, and controlling environmental hazards in buildings—a view echoed by certified professionals who stress that proactive assessment is key to protecting occupant health. OSHA guidance further emphasizes that hazard recognition and control should be a continuous process, not a one-time event, and that collaboration with certified industrial hygienists can help facility managers navigate complex regulations and implement best practices.
Misconceptions about these risks can lead to overlooked hazards and put occupants, staff, and visitors at risk. This article separates fact from fiction to help property managers, facility teams, and administrators across all building types make informed decisions about environmental testing and hazard prevention.
WATER QUALITY & LEAD IN WATER
- Myth: Municipal water testing guarantees safe water in large residential buildings.
Fact: City testing doesn’t account for lead or other contaminants that may leach from pipes, solder, or fixtures within the building itself. Apartment complexes and residential communities should conduct their own water testing to ensure resident safety. - Myth: You can detect lead in water by taste, sight, or smell.
Fact: Lead is invisible, tasteless, and odorless—only certified testing can confirm its presence. - Myth: Boiling water removes lead.
Fact: Boiling does not remove lead and can actually concentrate it as water evaporates. Certified filters or pipe replacement are needed. - Myth: One test is enough to ensure water safety.
Fact: Lead and other contaminants can fluctuate over time. Regular testing is necessary for ongoing safety.
Regulatory Reference: EPA’s Lead and Copper Rule (LCR); NJDEP Lead in Water; NJDEP Safe Drinking Water Act
Lead in drinking water remains a significant concern in New Jersey, largely due to aging lead service lines that can leach lead into household supplies. In response, the EPA allocated over $123 million in 2024 to help the state identify and replace these lines, and a 2021 state law now requires all water systems to inventory and replace lead service lines. While major utilities report compliance with water quality standards, the risk persists in older homes and communities with outdated infrastructure, prompting ongoing statewide efforts for pipe replacement, regular testing, and public notification to reduce exposure and ensure safer drinking water.
AIR QUALITY
- Myth: Air quality testing is only needed in industrial plants.
Fact: Poor air quality can affect any large building, including residential complexes, due to mold, cleaning chemicals, or HVAC issues. Regular assessments are essential for all high-occupancy buildings. - Myth: If you can’t see or smell a hazard, it isn’t there.
Fact: Many air contaminants (like asbestos fibers, lead dust, or chemical vapors) are invisible and odorless. Only professional testing can detect them.
Regulatory Reference: EPA Clean Air Act; NJDEP air quality standards and monitoring requirements
Proper HVAC care and maintenance have a significant positive impact on indoor air quality and occupant health. Studies show that doubling ventilation rates through optimized HVAC systems can reduce sick leave by 20% and improve cognitive function by 8%, yielding productivity gains of up to $6,500 per person annually. Well-maintained systems, especially with regular filter replacement and upgrades to HEPA filters, substantially decrease dust, pollen, mold spores, and other airborne contaminants. The EPA also notes that routine HVAC maintenance can boost system efficiency by 5–20%, further reducing the circulation of pollutants. Collectively, these improvements lead to healthier indoor environments, fewer respiratory complaints, and measurable economic and productivity benefits.
ASBESTOS & LEAD PAINT
- Myth: Asbestos and lead paint are only a problem during renovations.
Fact: Aging materials can release asbestos fibers or lead dust over time, even without active construction. Ongoing monitoring and periodic testing are critical in large residential buildings and during any demolition or renovation - Myth: Only old buildings have asbestos or lead paint risks.
Fact: Even newer facilities may contain hazardous materials due to repairs, additions, or legacy materials. Testing is important regardless of building age.
Regulatory Reference: EPA AHERA (for schools); Clean Air Act and NESHAP for residential demolition/renovation; OSHA asbestos standards; NJDEP Lead overview; RCRA for hazardous waste; NJDEP asbestos regulations
Despite the 1978 ban, lead-based paint remains a widespread hazard in the United States, with an estimated 31 million homes still containing it—including 3.8 million homes where children under age six, the most vulnerable group, reside. About 29 million housing units have active lead paint hazards such as deteriorated paint or lead-contaminated dust, and 2.6 million of these are home to young children. In 2021, more than 3 million homes with children under six had at least one lead-based paint hazard, with 2.1 million of these being low-income households. Nationally, an estimated 590,000 children aged 1 to 5 currently have elevated blood lead levels, underscoring the ongoing risk. Homes built before 1978 are especially at risk, as lead paint is often found in windows, doors, floors, and other surfaces. In New Jersey, where thousands of older homes remain, the state has enacted strict inspection requirements for pre-1978 rental properties to address this persistent public health issue.
MOLD
- Myth: Mold is only a problem after major water damage or flooding.
Fact: Mold can grow anywhere there is moisture, including from minor leaks, condensation, or high humidity—often going unnoticed in HVAC systems, walls, or ceilings. - Myth: If you can’t see mold, it’s not there.
Fact: Mold often grows behind walls, under flooring, or in ductwork. Musty odors or unexplained health symptoms can be signs of hidden growth; professional testing is needed for confirmation. - Myth: Bleach alone eliminates mold problems.
Fact: While bleach can remove surface stains, it doesn’t address underlying moisture issues or kill all mold spores, especially on porous materials. Proper remediation and moisture control are essential. - Myth: Mold is only a concern for people with allergies.
Fact: Mold exposure can affect anyone, especially in sensitive environments like senior living facilities or residential complexes, causing respiratory issues and other health effects.
Reference: EPA “Ten Things You Should Know about Mold”; local health codes
To prevent mold maintain low indoor humidity (under 60%), promptly repair leaks, and ensure proper ventilation to prevent mold growth.Mold remains a widespread concern in the United States, with an estimated 47% of buildings affected and at least 45 million buildings harboring unhealthy levels of mold. Nearly two-thirds of Americans have encountered mold issues in their homes, and about 15% consider it a serious problem. The health impact is significant: of the 21.8 million Americans with asthma, approximately 4.6 million cases are linked to dampness and mold exposure, and infants exposed to mold face nearly triple the risk of developing asthma. Mold is believed to cause over a fifth of all asthma cases in the country, with about 40% of asthma episodes triggered by household mold, dust mites, or rats. In New Jersey, the problem is even more pronounced, as the state consistently reports higher mold counts than most others and ranks among the top states for mold prevalence due to its humid climate and urban density.
GENERAL FACILITY SAFETY & COMPLIANCE
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Myth: If the building looks clean and modern, environmental hazards aren’t a concern.
Fact: Hidden hazards can exist in any facility, regardless of appearance or age. Regular environmental testing is essential. -
Myth: All cleaning and maintenance staff are trained to recognize environmental hazards.
Fact: Identifying hazards like asbestos, lead, mold, or poor air quality requires specialized training. Relying solely on general staff can result in missed risks. -
Myth: One-time testing is enough for compliance.
Fact: Environmental conditions change due to aging infrastructure, repairs, or changes in building use. Regular, scheduled testing is necessary. -
Myth: Safety Data Sheets (SDS) are only needed in laboratories or industrial settings.
Fact: OSHA requires that a current SDS be accessible for every hazardous chemical used or stored in any workplace—including offices, schools, residential buildings, and maintenance areas—not just in labs or factories. SDSs provide critical information about chemical hazards, safe handling, emergency measures, and required protective equipment, and must be available to all employees during their work shift. -
Myth: Having SDSs on file is enough for compliance.
Fact: Simply storing SDSs is not sufficient. Employees must be trained to understand and use the information in SDSs, and SDSs must be kept up to date and readily accessible at all times. This ensures that staff can respond appropriately to spills, exposures, or emergencies involving hazardous chemicals. -
Myth: All cleaning products are equally effective at eliminating germs and contaminants.
Fact: Different pathogens and surfaces require specific cleaning agents and methods; using the wrong product or technique can leave harmful residues or fail to eliminate hazards -
Myth: Visible cleanliness means a space is safe and healthy.
Fact: Many environmental hazards, such as bacteria, viruses, and chemical residues, are invisible to the naked eye. Effective cleaning requires following evidence-based protocols, not just relying on visual appearance
Reference: OSHA facility safety standards; NJDEP environmental compliance regulations
Automation and advanced technologies in environmental testing are improving the accuracy, speed, and consistency of hazard detection, making routine maintenance and monitoring more effective and efficient. Environmental site assessments (ESAs), which include air, water, and soil testing, are considered the foundation of compliance and hazard mitigation for facilities, and are required by regulators to identify and address risks such as lead, asbestos, mold, and chemical contamination.
WHO SHOULD BE CONCERNED?
Environmental hazards are not limited to any single type of building or facility. Anyone responsible for the safety, maintenance, or management of large or high-occupancy buildings should be aware of these risks. This includes:
- Property managers and facility directors of apartment complexes, senior living communities, and residential campuses
- School administrators and education facility managers
- Hospital and healthcare facility managers
- Manufacturing plant and warehouse supervisors
- Office building and corporate campus managers
- Hotel, resort, and hospitality venue operators
- Childcare center and daycare administrators
- University and college campus facility teams
- Correctional facility managers
- Community center and recreation facility staff
- Religious institution and place-of-assembly leaders
- Government and military facility managers
- Owners and developers of brownfields or redevelopment sites
Summary
Understanding the realities behind environmental hazards is essential for maintaining healthy, safe environments. Regular, informed assessments—not assumptions—are key to effective environmental management in large buildings. If you have questions about environmental hazards or want guidance on best practices for maintaining a safe facility, our industrial hygiene experts are available to assist with assessments, training, and compliance strategies. Proactive consultation can help you identify hidden risks and ensure your building remains a healthy environment for all occupants.
For more information contact Tim Popp, VP of Consulting Industrial Hygiene at timp@ttienv.com, or Karen Buniak, VP of Business Development at karenb@ttienv.com
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