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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.

How Healthy Buildings Are Shaping the Future - The ROI of Clean Air in Real Estate

  • Writer: Ava Montini
    Ava Montini
  • Aug 20, 2024
  • 5 min read

Consider this: A recent project in New York City transformed an aging office building into a modern, WELL-certified workspace.


Not only did the building lease out faster, but tenants were willing to pay a premium for the enhanced air quality and wellness features. In fact, within six months, the building’s occupancy rate shot up by 20%, and tenant satisfaction surveys reflected a significant boost in productivity and well-being.


Stories like this are becoming increasingly common as the real estate industry undergoes a profound shift. Healthy buildings are no longer a niche luxury; they’re becoming a must-have in today’s competitive market. Whether it's a corporate headquarters, a high-end residential complex, or a mixed-use development, the demand for spaces that promote health, sustainability, and comfort is skyrocketing.


In this evolving landscape, the importance of IAQ cannot be overstated. Real estate professionals are quickly realizing that investing in clean air is not just about meeting tenant demands—it’s a strategic move that delivers substantial returns on investment (ROI). From attracting high-quality tenants to enhancing property value and ensuring compliance with Environmental, Social, and Governance (ESG) standards, clean air is shaping the future of real estate.


The Financial Benefits of Investing in IAQ

While the initial costs of improving IAQ can be significant, the long-term financial benefits are compelling. Here’s how investing in clean air can yield a high return on investment (ROI) in real estate:


  1. Increased Property Value: Properties with advanced IAQ systems are seen as premium offerings. A study by the World Green Building Council found that green-certified buildings typically achieve 7% higher property values and up to 23% higher occupancy rates compared to non-certified buildings. As tenants increasingly prioritize health and wellness, buildings with superior IAQ are positioned to command higher rents and sales prices.


  2. Tenant Retention and Attraction: Tenants are increasingly willing to pay premiums for spaces that promote health and sustainability. According to a CBRE report, rents for sustainability-certified office buildings are, on average, 21% higher than those of non-certified buildings. This premium reflects the growing tenant demand for buildings that offer enhanced well-being, reduced operating costs, and a better overall environment.


  3. Operational Efficiency: Modern IAQ technologies, such as smart ventilation systems and air quality monitoring, not only improve air quality but also optimize energy efficiency. By reducing energy waste and improving HVAC system performance, these technologies contribute to lower operating costs. According to the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), improving IAQ can reduce energy use by up to 40%.


  4. ESG Compliance and Marketability: Investors are increasingly focused on ESG criteria, including sustainability and health metrics, when making investment decisions. A 2021 survey by JLL found that 79% of occupiers anticipate that carbon emissions reduction will be part of their corporate sustainability strategy by 2025, and 78% of investors believe that climate risk is a financial risk. This growing emphasis on ESG factors makes buildings that prioritize indoor air quality (IAQ) and other sustainability aspects more attractive to investors and often results in higher market valuations​.


The Role of Green Building Certifications

Green building certifications have become a hallmark of quality in the real estate industry, signalling a commitment to sustainability, health, and overall building performance. Among the most recognized certifications are WELL, LEED, BOMA BEST, FITWEL, and Energy Star. These certifications not only validate a building's environmental credentials but also play a significant role in its market value and appeal.



WELL Certification

The WELL Building Standard focuses specifically on human health and well-being, evaluating buildings based on air quality, water quality, lighting, and comfort. WELL-certified buildings are designed to enhance occupant health and productivity, making them highly attractive to tenants who prioritize wellness. Studies show that WELL-certified buildings often command higher rents, with tenants willing to pay a premium for these benefits. Additionally, WELL certification is increasingly seen as a key differentiator in competitive markets, contributing to higher occupancy rates and long-term tenant satisfaction.


LEED Certification

Leadership in Energy and Environmental Design (LEED) is one of the most widely recognized green building certifications globally. It assesses buildings on sustainability metrics such as energy efficiency, water conservation, and CO2 emissions. LEED-certified buildings are not only more energy-efficient but also tend to have higher market values. According to studies highlighted in the Crittenden Report, LEED-certified buildings often command higher sales prices compared to non-certified properties, underscoring the financial benefits of sustainability certifications. This premium reflects the market’s growing preference for sustainable and energy-efficient properties, which are seen as lower-risk, higher-value investments​



BOMA BEST BOMA BEST (Building Environmental Standards) is a certification program tailored to the Canadian real estate market that focuses on energy and environmental performance. It provides a practical framework for assessing and improving building operations, with an emphasis on energy efficiency, resource management, and environmental impact. Buildings that achieve BOMA BEST certification are often recognized for their operational excellence and sustainability, which can enhance property value and marketability, particularly among environmentally conscious tenants.



FITWEL Certification

FITWEL is a building certification system that supports healthier workplace environments, improving occupant health and productivity. It focuses on a wide range of criteria, including IAQ, access to natural light, physical activity opportunities, and healthy food options. FITWEL-certified buildings are increasingly valued in the market for their ability to attract tenants who prioritize employee well-being. A report by the Center for Active Design highlighted that FITWEL certification is linked to increased tenant satisfaction and retention, as well as enhanced building reputation.



Energy Star Certification

Energy Star certification, while primarily focused on energy efficiency, also indirectly supports IAQ by promoting the use of ventilation systems and technologies that reduce indoor pollutants. Due to their energy-efficient design, Energy Star-certified buildings typically have lower operating costs and are often viewed favorably by tenants and investors.


These certifications provide a measurable way to demonstrate a building’s commitment to sustainability and occupant health, and as such, they are highly valued in the real estate market.


Certified buildings are typically associated with reduced operational costs, lower vacancy rates, and increased tenant loyalty, all of which contribute to a higher overall property value.



The Future of Real Estate: A Focus on Health and Sustainability

The trend towards healthier buildings is not a fleeting one. As awareness of the impact of IAQ on health and productivity grows, so too will the demand for real estate that prioritizes these factors.


Building owners and managers who invest in IAQ improvements now will be well-positioned to capitalize on these trends and achieve a competitive edge in an increasingly health-conscious market.


Moreover, as ESG requirements become more stringent, properties that do not meet high standards for IAQ may face declining values and limited investment opportunities. On the other hand, those who excel in this area are likely to see enhanced reputation, stronger tenant relationships, and sustained financial performance.


By prioritizing indoor air quality, property owners can significantly boost property value, attract and retain quality tenants, and ensure compliance with emerging ESG requirements. The shift towards healthier buildings is not just a trend but a critical investment in the future of real estate. As the market continues to evolve, those who embrace this change will find themselves at the forefront of a new era in real estate, where health and sustainability drive success.

Explore expert insights, stay up-to-date with industry events, and gain a deeper understanding of the developments shaping the built environment.

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