Middle East Developers Must Learn to Diagnose 'Sick Buildings'

A facilities management expert from the UK has urged Middle Eastern developers to take the phenomenon of ‘sick building syndrome’ seriously.

Azhar Sharif told visitors to FM EXPO in Dubai, the region’s first trade exhibition dedicated to facilities management (FM), that if residents of a building regularly complained of flu-like symptoms then the cause may be the building itself rather than a virus or illness.

Mr Sharif, CEO of Services Design Technology International (SDT), was speaking on the closing day of FM EXPO, a three-day exhibition at Dubai World Trade Centre organised by Streamline Marketing Group and dmg world media. He said that while developers and building managers in the UK had been aware of ‘sick building syndrome’ (SBS) for the last 20 years, the phenomenon was little known in the Middle East.

“When residents or employees complain of symptoms such as sore eyes, dry throats, wheezing and a general sickness it is important not to just dismiss these complaints out of hand. They could be caused by some aspect of the building’s environment so it may be necessary to bring in professionals to carry out a thorough survey to identify the problem. This can correct the airflow within the building creating a harmonious environment and saving energy.”

According to Mr Sharif, potential culprits for the symptoms include inadequate ventilation and air hygiene, volatile organic compounds (VOCs) in the air, dust in soft furnishings and lack of natural light. New buildings are particularly prone to SBS as new furniture and building materials can give off gases to which some people are sensitive. For example formaldehyde is given off by resins used in some boards and furniture lacquers. Other sources of VOCs include adhesives, sealants, upholstery, paint and carpets.

Mr Sharif said it was vital that a building is properly ventilated and the air-conditioning system is regularly maintained and cleaned to avoid the build up of stagnant smells and bacteria. If the MEP (mechanical, electrical and plumbing) systems were not correctly protected, commissioned and tested it could return to haunt the developer.

Soft furnishings such as carpets and chairs need to be regularly cleaned to avoid the common allergen, dust mites. People are also less prone to SBS if they have access to natural rather than artificial light. Problems can be caused by incorrect use of fluorescent lamps and light fittings which create glare.

“Facilities management is about proactive, planned and preventative maintenance but it’s also about people – building occupants and how they are reacting to their environment. If the facilities manager listens to people and is seen to be making an effort that is half the problem solved,” he said.

SDT is a facilities management and MEP consulting company established in the UK since 1991. It is now opening offices in Dubai, Abu Dhabi and Qatar and also hopes to bring to the region pioneering fibre optic technology, which uses solar energy to bring natural light into buildings.

The market for facilities management, which advocates an integrated approach to manage the built environment effectively, is currently undergoing massive growth in the Middle East. Multi-billion dollar regional construction is building a huge requirement for FM expertise and FM EXPO was launched to create a vital link for decision makers with suppliers and service providers.

“We’ve been very pleased with the response we have received to this new trade event. It has attracted many big international players in the FM sector, who regard the Middle East as an exciting new market. The event’s seminar programme has also been a great success as it has allowed FM experts from around the world to share their knowledge,” said Nick Webb, director of organisers Streamline Marketing Group.

“While facilities management is a relatively new concept in the region it is now growing in tandem with the dramatic development we’re seeing in the real estate market, the industrial sector and other urban and leisure projects. We can therefore expect FM EXPO to grow considerably over the coming years.”

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