Since Americans spend 90 percent of their time indoors, occupied renovations should include measures that protect indoor air quality (IAQ), especially in dusty Arizona.
Imperial Contracting has renovated multifamily apartments, senior housing units, and hospitality spaces across Arizona with minimal disruption to residents and guests. How do we do it? The following sections explain the methods we use to contain dust and maintain IAQ throughout construction. Why are we sharing our secrets? Because we believe in transparency. Property owners deserve to know the process behind a successful occupied renovation.
Why Is Dust Control Important During a Renovation?
Construction dust is a harmful mix of fine airborne particles. These microscopic fragments can circulate through HVAC systems, settle on furniture and finishes, and aggravate respiratory conditions.
Excessive dust can also lead to complaints, negative reviews, and lower tenant satisfaction. According to research from Multifamily Dive, property owners spend an average of $4,000 per resident turnover. A clean, organized renovation minimizes the risk of unnecessary turnover.
What Guidelines Do Contractors Follow to Control Dust on Renovation Sites?
The following standards allow contractors to contain airborne contaminants, protect indoor air quality, and reduce exposure for workers and occupants:
SMACNA Guidelines for Occupied Buildings
The SMACNA IAQ Guidelines for Occupied Buildings Under Construction is the industry’s primary reference for managing indoor air quality during construction. These guidelines group IAQ measures into five categories:
- HVAC protection
- Source control
- Work-area isolation
- Housekeeping
- Project scheduling
Many projects pursuing LEED (Leadership in Energy and Environmental Design) certification also follow these guidelines as part of the Construction Indoor Air Quality Management Plan credit.
OSHA Requirements for Silica Dust
OSHA regulates respirable crystalline silica, a particle resulting from cutting, grinding, drilling, or demolishing concrete, masonry, stone, and tile. Anyone who inhales it is at heightened risk of developing silicosis, chronic obstructive pulmonary disease, lung cancer, and kidney disease.
Table 1 of OSHA’s respirable crystalline silica standard (29 CFR 1926.1153) specifies the engineering controls, work practices, and, when necessary, respiratory protection required for certain construction tasks. Depending on the activity, contractors may use wet-cutting methods, local exhaust ventilation equipped with HEPA filtration, or commercially available dust-collection systems. These strategies help limit airborne silica and reduce exposure for workers and occupants.
How Do Contractors Contain Dust During a Renovation?
A thorough containment plan addresses three things at once, namely the source of the dust, the route it travels, and the surfaces where it might otherwise settle.
Specifically, Imperial Contracting’s field teams apply the following measures on occupied projects:
- Sealed containment barriers. Six-mil polyethylene sheeting, temporary stud walls, and zip-wall systems isolate the active work area from adjacent units, corridors, and lobbies.
- Negative pressure zones. Portable air scrubbers with HEPA filtration draw air out of the containment and exhaust it to a safe location outside the occupied envelope. HEPA units capture 99.97 percent of particles at 0.3 microns.
- Source control at the tool. Wet-cutting methods and HEPA-vacuum shrouds on saws, grinders, drills, and sanders meet the OSHA Table 1 requirements.
- HVAC protection. Air handlers in use during construction function with MERV 8 or higher filtration. Crews also seal return air grilles with plastic sheeting and shut down HVAC systems in affected areas during demolition and other dust-generating activities to keep airborne particles from circulating through the building.
- Floor and finish protection. Ram boards, adhesive-back films, and reusable rigid covers protect hallways, elevators, and preserved fixtures within the work zone.
- Daily housekeeping. At the end of each workday, field teams HEPA-vacuum horizontal surfaces, mist-clean shared walkways, and inspect dust-containment barriers before leaving the property.
Case Studies: How Imperial Contracting Minimizes Dust During Occupied Renovations
The following demonstrates how Imperial Contracting keeps occupied properties operational throughout construction:
1. Multifamily Amenity Renovations While Residents Are Home
At Sierra Canyon, a garden-style apartment community in Glendale, Greystar Real Estate Partners chose Imperial Contracting to redevelop the leasing office, fitness center, entrance, main pool area, exterior lighting, and landscaping. Residents lived onsite throughout the project.
Our team implemented the aforementioned measures 1 through 6, scheduled construction in phases, and followed a strict housekeeping protocol. Residents experienced minimal disruption, and the completed amenities exceeded the owner’s expectations.
2. Senior Housing With Full Exterior Rework
Mercy Housing hired Imperial Contracting for a full redevelopment of Western Winds, a 100-unit senior housing community in Tucson. The contract included new roofs, all-new windows, new laundry rooms, gutters, and removal of T-111 exterior siding in favor of a modern stucco assembly.
Senior residents continued living in their homes while our team completed extensive exterior renovations. Meticulous planning, effective dust containment, and consistent communication minimized disruption and kept the project on schedule.
Also read: Benefits of Renovating for Accessibility and Aging in Place
3. Hospitality Renovations Without Guest Disruption
Most hotels and resorts continue to check in guests during renovations, though they may close certain amenities or limit room availability. To maintain a safe and comfortable environment for guests and employees, Imperial schedules construction around hotel operations, contains dust and noise within active work areas, and keeps guest-facing spaces clean and accessible whenever possible.
Learn more about how we renovate hospitality spaces.
What Should You Look for in a Tenant-Friendly General Contractor?
Occupied renovations require a much higher level of planning, communication, and day-to-day coordination. The qualifications below can help distinguish contractors with that experience from those without it.
1. A Written IAQ Management Plan
A qualified team should have a written indoor air quality (IAQ) management plan that addresses containment, HVAC protection, filtration, housekeeping, and daily inspections. Contractors who follow the SMACNA IAQ Guidelines for Occupied Buildings Under Construction (ANSI/SMACNA 008-2008) have an established framework for managing indoor air quality throughout the project.
2. Experience With Older Buildings
EPA Lead-Safe certification is a qualification for renovations involving most residential buildings constructed before 1978. The EPA’s Renovation, Repair and Painting (RRP) Rule requires firms to follow specific procedures when disturbing painted surfaces, as lead-based paint is common in older properties. General contractors with this certification know the proper containment and cleanup measures that reduce the spread of lead-contaminated dust in occupied areas.
3. Superintendents Who Lead Dust-Control Efforts
Experienced construction superintendents enforce OSHA’s respirable crystalline silica requirements. They maintain consistent dust-control practices throughout the project.
4. A Proven Record of Occupied Renovations
Ask for examples of occupied multifamily, senior housing, hospitality, or commercial renovation projects. Contractors with relevant experience should be able to explain how they phased construction, reduced disruption, maintained clean work areas, and communicated with everyone on site, including residents and staff members.
5. A Clear and Consistent Communication Plan
Residents and property staff should know when utility interruptions, noise, or access restrictions will occur. The best general contractors for occupied renovations won’t leave anyone shocked when the main entrance is temporarily inaccessible. They’ll provide regular updates, including advance notice before any disruptive work begins.
Whether you’re renovating a multifamily apartment, affordable housing, or commercial property, Imperial Contracting excels in all of the above and can complete your project without unnecessarily disrupting or displacing anyone. So let’s talk. We’re one phone call away from answering your questions and discussing your project.
Additional FAQs About Occupied Renovations
Can residents stay in their apartments during interior work?
Yes, in most cases. Contractors typically schedule kitchen and bathroom renovations, flooring replacement, and interior painting around occupancies, or complete them one area at a time. Residents can stay on site, provided the crew installs code-compliant containment systems. However, if the scope includes invasive demolition of load-bearing partitions or hazardous material abatement, it’s often safer to relocate temporarily.
How do you handle asbestos or lead paint found mid-project?
Buildings constructed before 1980 may contain asbestos, while properties built before 1978 may contain lead-based paint. Licensed abatement contractors remove these materials under separate containment protocols, and Imperial Contracting pauses adjacent work until the area is confirmed safe.
How long does the final IAQ cleanup take after construction ends?
About 24 to 72 hours, depending on the size of the renovation, the building’s ventilation system, and the amount of dust produced during construction. Crews finish the work with HEPA-filtered cleaning, HVAC filter replacement when necessary, and a final duct inspection before residents or guests reoccupy the area.
