In recent years, the convergence of global public health crises and climate-related disasters has quietly but profoundly reshaped how commercial real estate is evaluated. In Western markets, the COVID-19 pandemic has dramatically increased awareness of indoor air quality (IAQ), while increasingly severe wildfires have exposed the limitations of existing HVAC systems when it comes to protecting building occupants from airborne pollutants.
Developers, investors, and property managers across Europe and North America are coming to recognize that advanced air filtration systems do more than just protect tenant health—they also reduce energy costs, enhance building performance, and elevate the market value of properties by positioning them as safer, healthier, and more future-ready.
In North America, for example, years of drought have turned forests into tinderboxes. Wildfire smoke, carried by strong air currents, can travel hundreds of miles and infiltrate even the most tightly sealed commercial buildings. Ironically, building codes meant to improve indoor air—such as ASHRAE Standard 62.1, which requires HVAC systems to bring in 10–20% outdoor air—may worsen indoor pollution during wildfire events by introducing particulate-laden air directly into buildings.
PM2.5: The Invisible Threat
One of the most harmful components of wildfire smoke is PM2.5—particles less than 2.5 microns in diameter. These microscopic pollutants are easily inhaled, passing through the lungs and entering the bloodstream, where they contribute to inflammation, cardiovascular disease, and in some cases, fatal heart attacks. Unlike larger particles, PM2.5 is nearly invisible and odorless, making it difficult to detect without specialized equipment.
Unfortunately, most legacy commercial HVAC systems lack filters dense enough to capture PM2.5 effectively. MERV 8 filters, still commonly used in older systems, capture only about 20% of PM2.5, while MERV 11 filters catch around 65%. MERV 13 filters are significantly more effective, with up to 85% capture of 1.0–3.0 micron particles, but they require HVAC systems that can handle increased static pressure.
HEPA filters, rated MERV 17 to 20, provide superior filtration—even capturing viruses and bacteria—but their high cost, maintenance complexity, and energy demands make them impractical for most retrofits. HEPA filter changes during pandemics also require hazmat-certified personnel and specialized waste disposal, further increasing operational burden.
The Promise and Pitfalls of Existing Technologies
Ultraviolet Germicidal Irradiation (UVGI) and bipolar ionization are commonly used for disinfecting biological contaminants. While UV-C lamps are effective at killing mold, viruses, and bacteria (especially when compliant with ASHRAE 185.1 and 185.2 standards), they need regular replacement and cannot remove particulates.
Bipolar ionization devices generate ions that attach to particles, causing them to clump and become easier to filter. However, these ions lose effectiveness quickly in large spaces, and the process may produce ozone—a known respiratory irritant flagged by the EPA.
Enter Plasma-Based Filtration
A new generation of air purification technology—non-thermal plasma-based filtration—is now gaining traction in the commercial real estate sector. As recently featured in the December issue of the peer-reviewed ASHRAE Journal, this technology combines biological disinfection with particle collection in a single, compact unit.
Roughly the size of a one-inch-thick media filter, these plasma modules fit into standard HVAC racks and create a high-voltage electric field that kills or deactivates microorganisms. More importantly, the system electrostatically charges both airborne particles and biological contaminants, causing them to bind together into larger clusters. These agglomerated particles are then easily captured by MERV 8 or MERV 13 filters—achieving MERV 13 or even MERV 16 equivalent performance without the energy penalties of denser media.
The system is UL 2998-certified for zero ozone emissions, addressing health concerns tied to earlier generations of ionization technology. It also significantly reduces maintenance demands: unlike UV-C lamps, which require periodic replacement, plasma filters only need vacuuming every six months. The associated MERV 8 filters are up to 66% cheaper to replace than MERV 13 filters, and their lower resistance improves airflow efficiency, reducing energy use across the board.
Real-World Impact on Building Operations
In real estate markets like Los Angeles and Toronto, early adopters of plasma-based filtration have already reported measurable improvements. One downtown Los Angeles Class A office tower retrofitted with this technology marketed its HVAC upgrades as “ASHRAE 241-compliant,” appealing to health-conscious corporate tenants. Within months, vacancy rates dropped from 18% to under 5%, and lease rates exceeded market averages by 12%.
The impact goes beyond numbers. Cleaner evaporator coils, reduced microbial buildup, and improved thermal transfer translate to longer equipment life and lower utility bills—benefits that are particularly attractive to institutional investors and REITs seeking long-term ROI.
A New Definition of High-Performance Buildings
The concept of a “high-performance building” is evolving. Beyond energy efficiency or LEED certification, health resilience is emerging as a core asset attribute. Plasma-based filtration systems offer a cost-effective way to meet rising tenant expectations without overhauling entire HVAC systems.
Whether planning new developments or retrofitting legacy assets, real estate professionals now have a clear opportunity: use advanced air purification technology not only as a risk management tool but also as a market differentiator. In an era where air quality equals asset quality, cleaner air is no longer just a health imperative—it’s a business advantage.