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Wildfire Season Has Become a Business Risk Every Facility and CRE Leader Should Plan For in 2026

Wildfire season strains buildings and people. See how facilities can prepare in 2026 to reduce costs, protect tenants, and build resilience.

Ava Montini

Mar 11, 2026

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Wildfire smoke has moved from an environmental concern to a business risk for the built environment. One that affects operations, budgets, tenant trust, and even asset value. Smoke does not stay confined to forests. It drifts hundreds of kilometers into cities, infiltrates through HVAC intakes, window gaps, and loading docks, and turns buildings into frontline defense systems for the people inside them.


For facility managers, this shift reframes wildfire smoke as a predictable operational stress event, on par with a winter storm, a power outage, or a heat wave. For CRE executives, it reframes it as a reputational and financial challenge; one that determines tenant satisfaction, energy costs, and the long-term resilience of portfolios.


The Business Side of Smoke Days

When wildfire smoke drifts into a region, the strain on buildings is both immediate and multi-layered. Filters load faster, pushing fans to use more power just to keep airflow steady (EPA). As systems deviate, alarms trigger more frequently, and maintenance teams are pulled from planned tasks into reactive changeouts (Facility Executive). Meanwhile, vendors across the region see surging demand; parts and pads that usually arrive in days might take a week or more (NC State). That delay alone can unravel even the most rigorously planned preventive maintenance schedules.


Inside the building, occupants feel a different side of the same event. They note scratchy throats, irritated eyes, or rooms that feel stale or “heavier” when fresh air intake is reduced (AirNow). They see Air Quality Index alerts on their phones and news headlines escalating (EPA AQI). In those moments, the question is no longer just whether systems are responding, it’s: Is the building protecting me? When communication is missing or unclear, perception can trump technical measures, tipping the balance from confidence to complaints (BOMA).


Why It Matters More in 2026

The stakes are rising. Multiple studies show that during wildfire events, indoor air can reach one-third to three-quarters of outdoor particulate concentrations in buildings lacking robust mitigation (PMC). Residential buildings in fire-affected areas have shown infiltration ratios reflective of this risk (PMC). In some wildfire-impacted care environments, indoor concentrations have peaked near 200 µg/m³ (NCBI). In contrast, well-configured filtration systems often reduce that exposure to roughly 43% of outdoor levels, showing how effectively mitigation can work (NCCEH).


The human health impacts are significant. Fine particulate matter (PM₂.₅) is linked to asthma flare-ups, reduced lung function, and cardiovascular stress (EPA). Sensitive populations (children, older adults, and those with pre-existing conditions) are most at risk (CDC). However, research also shows that even healthy adults are not immune to short-term exposure (PubMed). Harvard-led studies estimate that wildfire smoke has caused over 15,000 premature deaths in the U.S. in recent decades, with an associated economic burden of $160 billion (Harvard). For employers and property leaders, this translates into absenteeism, healthcare costs, and measurable productivity loss (National Bureau of Economic Research).


At the same time, smoke is a mechanical stressor. It accelerates filter clogging, pushes fans outside their normal operating range, and drives up energy consumption (ScienceDirect). Facility executives consistently report higher unplanned maintenance costs during wildfire season, along with shortened asset life for critical HVAC equipment (Facility Executive). Viewed at scale, these costs ripple upward into operational budgets and capital planning, making smoke days not just a maintenance issue but a financial liability.


What Smoke Events Do to Commercial HVAC Systems


Wildfire smoke can be seen as just “dirty air", but to get deeper, it is a dense mix of ultrafine particles, ash, organic compounds, and combustion byproducts that behave differently from typical urban pollution.


When these particles enter HVAC systems, three operational challenges occur simultaneously:


  • Rapid filter loading and front loading: Fine smoke particles quickly accumulate on the front face of filter media rather than distributing evenly through the depth of the filter. This “front loading” effect increases resistance to airflow much faster than normal particulate loading.

  • Fan energy increases: As pressure across the filter bank rises, fans must work harder to maintain airflow.

  • Airflow imbalance: Systems designed for stable pressure conditions may struggle to maintain balanced ventilation across zones.


During heavy smoke events, these mechanical effects can compound quickly. What begins as a minor filtration issue can cascade into comfort complaints, airflow deviations, and unexpected service calls.


Rethinking Preparedness

Preparedness today requires more than having spare filters in storage. Facilities that treat smoke season as part of their risk portfolio are proving more resilient. Research shows that buildings operating with lower baseline pressure drops have more headroom when smoke events occur, allowing systems to maintain airflow without tipping into alarm states (ScienceDirect). Forward-looking teams also map their most critical zones (like labs, classrooms, care units, or executive suites) and prioritize them during smoke events, an approach recommended in EPA guidance for schools and commercial buildings (EPA).


Another resilience factor is vendor readiness. Case studies after the 2020 smoke season showed that supply chain bottlenecks caused delays of days to weeks in replacing filters and components, leaving unprepared facilities exposed (NC State). Facilities that negotiated priority contracts in advance were able to maintain schedules even during regional demand surges. Similarly, using AQI forecasts and on-site PM₂.₅ sensors has been shown to improve response times; by acting early, facilities reduce exposure and minimize tenant complaints (PMC).


Wildfire readiness also intersects with broader sustainability and ESG commitments. Poor indoor air quality during smoke events undermines health-related certifications like WELL and LEED, while higher fan energy use increases a building’s carbon footprint (USGBC; IWBI). Integrating smoke resilience into ESG strategies provides measurable benefits for investors and stakeholders while demonstrating a proactive approach to tenant wellness.


Three Questions Facility Leaders Should Ask Before Smoke Season


Forward-looking facility teams increasingly treat wildfire smoke the same way they treat winter storms or heat waves: as a seasonal operational risk.


Before wildfire season begins, three questions can help identify vulnerabilities:


1. How much airflow headroom does the HVAC system have?

Buildings operating near maximum pressure limits may struggle when filters load rapidly during smoke events.


2. Are replacement filters and components secured in advance?

Regional smoke events often trigger sudden demand spikes, delaying shipments and increasing costs.


3. Are response protocols clearly defined?

Teams should know when to increase filtration, adjust outdoor air intake, and communicate with tenants.


Facilities that answer these questions early often respond faster and maintain better building performance during smoke days.


The Bottom Line

Facilities without strong preparedness can see indoor pollutant levels rise to 75% of outdoor concentrations during wildfire events, while prepared buildings cut that exposure nearly in half (NCCEH). Harvard-led analyses estimate that wildfire smoke causes tens of billions of dollars in annual economic damage, largely through absenteeism and healthcare costs (Harvard). From a mechanical standpoint, smoke accelerates filter clogging, forces fans to operate at higher energy use, and shortens asset lifespan, driving up costs across operations and capital planning (Facility Executive).


The buildings that are prepared today will reduce alarms, complaints, and unplanned expenses tomorrow, while earning the trust of the people inside. Tenants will remember which buildings felt steady, cared for, and resilient when the outside air was anything but.

A Closer Look At The Common Types of HVAC Filters and Their Benefits

  • Writer: Jennifer Crowley
    Jennifer Crowley
  • Aug 2, 2023
  • 4 min read

Updated: Jul 19, 2024

A row of differing types of HVAC filters stacked vertically
Understanding the different air filter types for your space is the first step to improving and managing indoor air quality.

Trying to find the best air filter for your indoor space can be a daunting task, especially with all the different types available. Different HVAC filters cater to different space sizes, types of occupancy and, most importantly, the type of air quality required.


Understanding the different air filter types for your space is the first step to improving and managing indoor air quality. There are five commonly used HVAC air filters:

  1. Pleated Media Filters

  2. Fiberglass Air Filters

  3. Electrostatic Filters

  4. UV-C Supplemental Air Sanitization

  5. HEPA HVAC Filters


What MERV rating should I use?

Before we get into detail about the types of filters, it’s important to understand what a MERV rating is and how it applies to air filters. MERV ratings or Minimum Efficiency Reporting Value is a measurement system created by ASHRAE (American Society of Heating, Refrigerating and Air-Conditioning Engineers) to signify an air filter’s effectiveness. The MERV rating of your air filter should coincide with your indoor air quality needs.


What does MERV mean for air filters?

The higher a filter’s MERV rating, the more effective it is at capturing smaller airborne particles.

Detailed chart comparing MERV ratings for HVAC filters to allow you to select the correct rating for your needs
The MERV rating of your air filter should coincide with your indoor air quality needs.

Fibre-Glass Air Filters

Fibreglass filters are a type of non-pleated filter alongside electronic and electrostatic air filters. Non-pleated air filters, also known as disposable filters, are less expensive and most effective for large particles, such as lint, dust and even insects.


Non-pleated air filters are not designed to last very long. However, you can choose to buy metal-reinforced fibreglass filters for extra rigidity. Their MERV rating is between 1 and 4 (low). Their main purpose is to protect your HVAC unit from large dust particles; however, they do not trap mould, pollen, or other small particles and are not recommended for homes with people with allergies.


One of the biggest benefits of buying non-pleated filters is that they fit any type and model of HVAC system and are quite inexpensive.

Advantages:

  1. When compared to pleated filters, or other more effective options for air filtration, the fibre-glass filters are relatively cheaper.

  2. Fit in any type and model of an HVAC system.


Disadvantages:

  1. Not effective at removing small particles.

  2. Fibreglass clogs up relatively fast, and as a result, it must be changed more often, or your air handler will have to work extremely hard and use a lot of energy to compensate.


Pleated Media HVAC Filters

Pleated filters have a fabric medium commonly made of polyester or cotton and are designed so that the surface area increases and is able to hold large amounts of sediments whilst minimizing the reduction in airflow. As a result, pleated filters are more efficient than non-pleated filters at capturing microscopic airborne particles. Pleated filters can successfully filter:

  1. Dust mites

  2. Dust

  3. Pollen

  4. Mould

  5. Pet dander

  6. Other smaller bacterias


Advantages:

  1. The pleats in these filters give them an advantage over non-pleated options because they increase the filter’s surface area for better filtering.

  2. Pleated filters are available in multiple MERV ratings, ranging from MERV 5 and 13.


Disadvantages:

  1. The downside to pleated filters is that they require your HVAC system to work a little harder to pull air through the unit; this may result in your HVAC system losing pressure.


Electrostatic Filters

An electrostatic filter induces an electrostatic charge to any and all particulates that pass through the air cleaner. This allows pathogens to be easily removed from the air with oppositely charged fibre media that act like magnets.


Electrostatic polarized filters, in particular, are a type of electrostatic filter and perform exceptionally well in removing sub-micron particles less than 1 micron in size. Let’s take the example of a magnet; polarized technology works similarly to how magnets’ positive and negative sides attract each other.


Polarization is the process of inducing an electrostatic charge to any and all particulates that pass through the air cleaner. This allows pathogens to be easily removed from the air with oppositely charged fibre media that act like magnets.


The charged polarized particles attach with other polarized particles as they collide in the air, creating a “polarized field.” This field binds the submicron particles, allowing the air cleaner to capture even the smallest particles.


Advantages:

  1. Most electrostatic polarized filters can capture particles 40x smaller than standard filters.

  2. Unlike electrostatic ionizing filter technology, polarized filters do not emit ozone.


Disadvantages:

  1. Best suited for large commercial spaces. Electrostatic polarized filters are the best option in HVAC systems and buildings where enhanced air quality is required but a HEPA filter is not practical.


UVGI Supplemental Air Sanitization

Ultraviolet radiation is a type of electromagnetic radiation that carries a short wavelength and a higher level of energy. UVC light is the type of UV light that’s most effective at killing germs. It can be used to disinfect surfaces, air, and liquids.


Specifically, UV-C is effective at killing fungi, bacteria, germs, viruses, and other pathogens. For this reason, UV lights have common applications in sterilizing hospitals, water, germicidal lamps in food establishments, and HVAC systems. UV-C has demonstrated the ability to effectively and safely inactivate the SARS-CoV-2 virus up to 99.9%.


Advantages:

  1. The ultraviolet radiation used in these filters is strong and can destroy tough microorganisms such as viruses, bacteria, mould, and yeast.

  2. There is no added static pressure to existing HVAC systems.


Disadvantages:

  1. UV-C does come at a greater cost than most other filters, but the good news is that this level of filtration is not required in most buildings.


HEPA Filters

High-efficiency particulate air filters are recommended by the Centers of Diseases Control and Prevention and are able to remove up to 99.97% of the air-borne pollutants and allergens present in your home, including dust, mould, pollen, pet dander, viruses, smoke particles, and bacteria. As a result, those who live with allergies or other respiratory issues truly benefit from HEPA filters.

These filters do need to be adjusted by a contractor to fit your specific HVAC system.


Advantages:

  1. It helps to remove large and small air-borne pollutants and allergens present in your home.

  2. Most HEPA filters only need to be replaced every few years, making them very cost-effective.


Disadvantages:

  1. Smaller particles like smoke, fumes, or gasses can still pass through the filter.

  2. Their high filtering ability might restrict airflow, causing your HVAC system’s efficiency to drop.

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